3115 S 34th St · Kansas City, KS 66106

$209,900

4 bd · 1.0 ba · 1,054 sqft · SingleFamily public records · 24 Days on market

Built 1950 6,454 sqft lot Est $223k · 6% under

---

Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.6/30.0
• ARV discount +10.2/15.0
• DSCR +5.2/10.0
• 1% rule +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity.

Key facts

• Bright airy kitchen
• Brand new flooring
• Designer bathroom

Tags

• BRIGHT AIRY KITCHEN
• BRAND NEW FLOORING
• COMPLETELY RENOVATED BATHROOM
• DESIGNER BATHROOM
• PRIME LOCATION

Property features AI

Finance

• Other: Lot size about 6,454 square feet
• HOA & community: No association fees

Exterior

• Parking: Built-in garage that faces the front; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Raised ranch floor plan; Residential property
• Construction: Frame construction; Composition roof; Approximately 76–100 years old
• Exterior features: City lot; Level yard; Not in a flood plain

Interior

• Bedrooms: 4 bedrooms (all on the first level)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Ceiling fans; Painted cabinets; Finished basement with concrete floor

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (5.5% below list).
• Recommended offer: $198k (5.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.8% in Kansas City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#103 in KS) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, employment D-.
• Turner-Kansas City (urban): math 15% / reading 22% proficiency, ranked #161 of 169 in KS (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Junction Elementary (math 37% / reading 42%, grade F, #321 of 684 statewide, top 52%, 245 students, 69% FRL); Turner Middle School (math 9% / reading 12%, grade F, #198 of 219 statewide, top 90%, 571 students, 73% FRL); Turner High (math 5% / reading 8%, grade F, #318 of 327 statewide, top 97%, 1,171 students, 71% FRL).
• Market conditions: 92 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).
• This rent runs 39% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Wyandotte County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $21k; list at $210k implies a 910% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $198,293 (5.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.61%
• DSCR: 1.12
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $223,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3148 S 37th St	0.23mi	3/2.0 (-1)	1,056 (+0%)	11mo	$229,900	$218	71
3110 S 37th St	0.22mi	3/1.0 (-1)	1,152 (+9%)	1mo	$180,000	$156	68
3027 S 33rd St	0.09mi	3/1.0 (-1)	1,200 (+14%)	6mo	$199,900	$167	62
2643 S 30th St	0.59mi	3/1.0 (-1)	1,100 (+4%)	3mo	$200,000	$182	58
2620 Woodend Ave	0.59mi	3/2.0 (-1)	1,012 (-4%)	3mo	$232,000	$229	54
2720 S 42nd St	0.71mi	3/2.0 (-1)	1,044 (-1%)	3mo	$240,000	$230	54
3618 County Line Rd	0.21mi	3/2.0 (-1)	1,184 (+12%)	12mo	$160,000	$135	51
2659 S 28th St	0.57mi	3/1.0 (-1)	936 (-11%)	1mo	$255,000	$272	49
2821 Woodend Ave	0.47mi	3/1.0 (-1)	950 (-10%)	10mo	$215,000	$226	48
2606 Woodend Ave	0.62mi	3/2.0 (-1)	1,200 (+14%)	3mo	$254,000	$212	36
2621 S 27th St	0.74mi	3/2.0 (-1)	915 (-13%)	5mo	$185,000	$202	30
2611 Yates Ave	0.68mi	3/2.0 (-1)	1,200 (+14%)	10mo	$235,000	$196	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.56×
• Total profit: $-25,854
• Equity at exit: $31,297

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-11,945
• Equity at exit: $18,148

Cash invested: $58,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Kansas: 83 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; moderate court pace.

Methodology + full state rankings →

ZIP-level market 66106

• Active inventory: 92
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,983 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$251 /mo · $3,007/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $128

Break-even live

Break-even rent $1,821

Max offer price $209,900

Occupancy floor 89%

Sensitivity live

Price	-10% $247	-5% $187	+0% $128	+5% $68	+10% $9
Rent	-10% $-29	-5% $49	+0% $128	+5% $206	+10% $284
Rate	-1.0pp $233	-0.5pp $181	base $128	+0.5pp $73	+1.0pp $18

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4813 Woodward St Shawnee, KS	3.0	2.0	1050	$1,695	$1.61	5d	1	0.95mi
2633 S 49th St Kansas City, KS	3.0	1.0	816	$1,350	$1.65	9d	1	1.41mi
5300 Rosewood St Mission, KS	3.0	1.5	1420	$2,800	$1.97	25d	1	1.44mi
5508 Maple St Mission, KS	3.0	1.5	956	$1,900	$1.99	9d	1	1.46mi

Listing history 38 events

1. 2026-06-21
   days on market $209,900 Active 24 DOM
2. 2026-06-18
   days on market $209,900 Active 21 DOM
3. 2026-06-17
   days on market $209,900 Active 20 DOM
4. 2026-06-16
   days on market $209,900 Active 19 DOM
5. 2026-06-15
   days on market $209,900 Active 18 DOM
6. 2026-06-13
   days on market $209,900 Active 16 DOM
7. 2026-06-13
   days on market $209,900 Active 15 DOM
8. 2026-06-09
   days on market $209,900 Active 12 DOM
9. 2026-06-08
   days on market $209,900 Active 11 DOM
10. 2026-06-07
    days on market $209,900 Active 10 DOM
11. 2026-06-03
    days on market $209,900 Active 6 DOM
12. 2026-06-02
    days on market $209,900 Active 5 DOM
13. 2026-06-01
    days on market $209,900 Active 4 DOM
14. 2026-05-31
    days on market $209,900 Active 3 DOM
15. 2026-05-28
    listed $209,900 Active
16. 2025-05-01
    historical
17. 2025-03-27
    price $197,500
18. 2025-03-12
    price $200,000
19. 2025-02-28
    price $214,999
20. 2025-02-11
    listed $220,000 Active
21. 2024-08-06
    soldstatus
22. 2024-08-05
    soldstatus Closed 21-char remark

    Show marketing remark (21 chars)

    Investor opportunity.

23. 2024-07-15
    historical Active Under Contract 21-char remark

    Show marketing remark (21 chars)

    Investor opportunity.

24. 2024-07-03
    status Active 21-char remark

    Show marketing remark (21 chars)

    Investor opportunity.

25. 2024-07-03
    price $140,000 21-char remark

    Show marketing remark (21 chars)

    Investor opportunity.

26. 2024-06-27
    historical Active Under Contract 21-char remark

    Show marketing remark (21 chars)

    Investor opportunity.

27. 2024-06-09
    price $155,000 21-char remark

    Show marketing remark (21 chars)

    Investor opportunity.

28. 2024-05-21
    price $163,000 21-char remark

    Show marketing remark (21 chars)

    Investor opportunity.

29. 2024-05-01
    listed $170,000 Active 21-char remark

    Show marketing remark (21 chars)

    Investor opportunity.

30. 2023-11-14
    historical
31. 2023-05-15
    price $159,900
32. 2023-05-02
    price $163,900
33. 2023-04-14
    listed $169,900 Active
34. 2008-07-11
    soldstatus
35. 2008-05-14
    listed $32,000
36. 2005-04-28
    soldstatus
37. 2005-01-11
    listed $35,500
38. 1990-06-01
    soldstatus $20,785

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast KS · Resets to sale price

• Current annual tax: $3,007 · $251/mo
• Projected year-2 tax: $3,007 · $251/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,795
• − Mortgage interest: −$11,758
• − Property taxes: −$3,007
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − Depreciation: −$6,106
• Taxable loss: −$1,932
• Est. tax savings @ 24.0%: +$464
• After-tax cash flow: $1,997/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Turner-Kansas City
• NCES district ID: 2012360
• Math proficiency: 15% ▼ -5.00%
• Reading proficiency: 22% ▼ -1.00%
• Median HH income: $45,753
• Composite: 16.24/100
• National rank: #9222
• State rank: #161 of 169 in KS

Livability — Kansas City

• Score: 72/100
• State rank: #103
• US rank: #6054

Category grades

Amenities A Commute A+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kansas City, KS
• County: Wyandotte County · 130,206 people
• City population: 130,206
• Metro: Kansas City, MO-KS
• Population (ZIP): 24,245
• Household income: $61,331
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 583.0

Population outlook (Wyandotte County) Hauer SSP2

• Today (2025): 177,063 people
• By 2030: 183,212 · +3.5%
• By 2040: 195,697 · +10.5%
• By 2050: 207,897 · +17.4%
• By 2075: 236,169 · +33.4%
• By 2100: 255,790 · +44.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 47% Hispanic / Latino 38% Two or more races 12% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 68% English-only · Spanish 29% Other Asian/Pacific 2%

Political lean MEDSL · Wyandotte

• 2024 margin: Strong D (+23.9) · D 61.1% · R 37.3% · Other 1.6%
• 2008→2024 swing: -17.0pp toward R · 2008: 40.9pp · 2024: 23.9pp
• All cycles: 2024: D+23.9 2020: D+30.9 2016: D+29.1 2012: D+36.4 2008: D+40.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -253.32%
• Current HPI: 239.6957
• Rent YoY: —
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

+909.9% since first listed

24 events — show timeline

• 2026-05-28 Listed $209,900 Heartland MLS as Distributed by MLS Grid
• 2025-05-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-03-27 Price Changed $197,500 Heartland MLS as Distributed by MLS Grid
• 2025-03-12 Price Changed $200,000 Heartland MLS as Distributed by MLS Grid
• 2025-02-28 Price Changed $214,999 Heartland MLS as Distributed by MLS Grid
• 2025-02-11 Listed $220,000 Heartland MLS as Distributed by MLS Grid
• 2024-08-06 Sold (Public Records) — Public Records
• 2024-08-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-07-15 Contingent — Heartland MLS as Distributed by MLS Grid
• 2024-07-03 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-07-03 Price Changed $140,000 Heartland MLS as Distributed by MLS Grid
• 2024-06-27 Contingent — Heartland MLS as Distributed by MLS Grid
• 2024-06-09 Price Changed $155,000 Heartland MLS as Distributed by MLS Grid
• 2024-05-21 Price Changed $163,000 Heartland MLS as Distributed by MLS Grid
• 2024-05-01 Listed $170,000 Heartland MLS as Distributed by MLS Grid
• 2023-11-14 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-05-15 Price Changed $159,900 Heartland MLS as Distributed by MLS Grid
• 2023-05-02 Price Changed $163,900 Heartland MLS as Distributed by MLS Grid
• 2023-04-14 Listed $169,900 Heartland MLS as Distributed by MLS Grid
• 2008-07-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-05-14 Listed $32,000 Heartland MLS as Distributed by MLS Grid
• 2005-04-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-01-11 Listed $35,500 Heartland MLS as Distributed by MLS Grid
• 1990-06-01 Sold (Public Records) $20,785 Public Records

Property tax history

+8.7%/yr

Latest (2025): $3,007 · +17.9% YoY. Source: county tax records.