817 S Mill St · Kansas City, KS 66105

$85,000

1 bd · 1.0 ba · 612 sqft · SingleFamily public records · 123 Days on market

Built 1952 3,920 sqft lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks MLS

Great starter home! Big back yard! Selling "AS IS". Good neighbors.

Key facts

• Vinyl siding
• Hardwood floors
• Detached shed

Tags

• HARDWOOD FLOORS
• VINYL SIDING
• DETACHED SHED

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Metro Free telecom
• Home design: Single-family residence; Residential property; Bungalow style; One story (first floor living); Above-grade finished area reported as 612
• Construction: Vinyl siding and wood siding; Composition roof; Crawl space basement; Estimated age 76–100 years
• Exterior features: Deck; Metal fencing; Shed(s) on property; Property listed as fixer up; Paved road with public maintenance; Located in a flood plain

Interior

• Kitchen: Eat-in kitchen; Vinyl flooring in kitchen
• Bedrooms: 1 bedroom (first floor)
• Flooring: Wood flooring; Carpet in some rooms; Vinyl flooring in bathroom, kitchen, and laundry
• Bathrooms: 1 full bathroom with separate shower and tub (first floor)
• Heating & cooling: Natural gas heating; No central air
• Interior features: Ceiling fan(s); Bungalow floor plan
• Laundry & utility: Laundry off the kitchen (first floor); Vinyl flooring in laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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-.
• Kansas City (urban): math 8% / reading 15% proficiency, ranked #169 of 169 in KS (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: John Fiske Elem (math 8% / reading 12%, grade F, #660 of 684 statewide, top 98%, 1,908 students, 64% FRL); Rosedale Middle (math 5% / reading 10%, grade F, #207 of 219 statewide, top 95%, 798 students, 56% FRL); J C Harmon High (math 0% / reading 4%, grade F, #326 of 327 statewide, top 100%, 1,330 students, 79% FRL).
• Market conditions: 7 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($588 loan paydown + $8k appreciation (10.0% local appreciation)).
• Wyandotte County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y ago; this cycle's ask has dropped $8k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.86% ✓
• Cap rate: 15.64%
• Cash-on-cash: 33.38%
• DSCR: 2.49
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.8%
• Equity multiple: 4.72×
• Total profit: $88,478
• Equity at exit: $76,575

10-year hold

• IRR: 43.5%
• Equity multiple: 10.56×
• Total profit: $227,449
• Equity at exit: $165,136

Cash invested: $23,800 (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 66105

• Home prices YoY: 4.5%
• Active inventory: 7
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,584 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$108 /mo · $1,294/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $662

Break-even live

Break-even rent $746

Max offer price $85,000

Occupancy floor 53%

Sensitivity live

Price	-10% $710	-5% $686	+0% $662	+5% $638	+10% $614
Rent	-10% $537	-5% $599	+0% $662	+5% $725	+10% $787
Rate	-1.0pp $705	-0.5pp $684	base $662	+0.5pp $640	+1.0pp $618

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 S James St Kansas City, KS	2.0	1.0–2.0	806	$1,584	$1.96	19d	18	1.36mi

Listing history 6 events

1. 2026-05-15
   status Pending
2. 2026-04-29
   price $85,000
3. 2026-01-12
   listed $93,000 Active
4. 2002-12-30
   soldstatus 77-char remark

   Show marketing remark (77 chars)

   Great starter home! Big back yard! Selling "AS IS". Good neighbors.

5. 2002-12-30
   soldstatus

   Show marketing remark (77 chars)

   Great starter home! Big back yard! Selling "AS IS". Good neighbors.

6. 2002-11-07
   listed $15,000 77-char remark

   Show marketing remark (77 chars)

   Great starter home! Big back yard! Selling "AS IS". Good neighbors.

ⓘ 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: $1,294 · $108/mo
• Projected year-2 tax: $1,294 · $108/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 5/10 Major FEMA zone X · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,002
• − Mortgage interest: −$4,761
• − Property taxes: −$1,294
• − Insurance: −$425
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − Depreciation: −$2,473
• Taxable income: $7,009
• Est. tax owed @ 24.0%: −$1,682
• After-tax cash flow: $6,261/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: Kansas City
• NCES district ID: 2007950
• Math proficiency: 8% ▼ -10.00%
• Reading proficiency: 15% ▼ -4.00%
• Median HH income: $34,774
• Composite: 9.38/100
• National rank: #9856
• State rank: #169 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
• City population: 130,206
• Population (ZIP): 2,388

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: Predominantly Hispanic (75%)
• Race & ethnicity: Hispanic / Latino 75% White 24% Two or more races 16%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Slovak 1%
• Foreign-born: 44% · Canada
• Languages at home: 34% English-only · Spanish 66%

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: ▲ 15.77%
• Current HPI: 363.1691
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+466.7% since first listed

6 events — show timeline

• 2026-05-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $85,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-12 Listed $93,000 Heartland MLS as Distributed by MLS Grid
• 2002-12-30 Sold (Public Records) — Public Records
• 2002-12-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2002-11-07 Listed $15,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+11.6%/yr

Latest (2025): $1,294 · +11.9% YoY. Source: county tax records.