2023-2025 N 81 St · Kansas City, KS 66109

$249,950

4 bd · 2.0 ba · 1,620 sqft · MultiFamily public records · 3 Days on market

Built 1969 0.28 ac lot

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Why this score? — see what drove the C- 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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Opportunity knocks to purchase a full duplex in an ideal location. 2 beds, 1 bath in each side with dedicated 1 car garage for each unit~full basements.

Key facts

• Full basm't
• Upgraded electrical
• Full duplex

Tags

• FULL DUPLEX
• DEDICATED 1 CAR GARAGE
• UPGRADED ELECTRICAL
• 3 YR OLD ROOF
• FULL BASM'T

Property features AI

Finance

• Financial info: Annual tax amount reported
• HOA & community: No association fees; No maintenance provided

Exterior

• Parking: Off-street paved parking for 4 vehicles; Includes garage
• Utilities: Public water; Public sewer; Other utilities
• Home design: Residential income property (duplex); Single-story
• Construction: Brick veneer and frame construction; Composition roof
• Exterior features: Not located in a flood plain; Lot approximately 0.28 acres (public records)

Interior

• Bedrooms: Multiple units with 2-bedroom unit types
• Bathrooms: Units with 1 bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Basement present; Operating expenses include real estate tax

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive. Per door: $182/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 8.0% 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: schools F, 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.
• Market conditions: Rents soft (-1.8%/yr); 236 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).
• This rent runs 31% of the median local income ($103k/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 $2k of loan paydown is wiped out by about $7k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 27y 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 $70k; list at $250k implies a 255% gain — meaningful room to come down on a strong offer.

Recommended offer $249,950

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.25%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.64×
• Total profit: $-25,086
• Equity at exit: $37,268

10-year hold

• IRR: -5.6%
• Equity multiple: 0.68×
• Total profit: $-22,096
• Equity at exit: $21,611

Cash invested: $69,986 (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 66109

• Rents YoY: -1.8%
• Active inventory: 236
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $2,683 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$340 /mo · $4,081/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $365

Break-even live

Break-even rent $2,221

Max offer price $249,950

Occupancy floor 81%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,684
Total (2 units)			$2,683

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: $62,488
• Closing costs: $7,498
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2209 N 82nd Ter Kansas City, KS	3.0	3.0	1190	$2,100	$1.76	4d	1	0.21mi
1500 N 74th St Kansas City, KS	3.0–4.0	2.0	1250	$2,100	$1.68	1d	1	0.91mi

Listing history 8 events

1. 2026-04-30
   status Pending
2. 2026-04-27
   listed $249,950 Active
3. 2023-04-12
   soldstatus Closed 152-char remark

   Show marketing remark (152 chars)

   Opportunity knocks to purchase a full duplex in an ideal location. 2 beds, 1 bath in each side with dedicated 1 car garage for each unit~full basements.

4. 2023-03-13
   status Pending 152-char remark

   Show marketing remark (152 chars)

   Opportunity knocks to purchase a full duplex in an ideal location. 2 beds, 1 bath in each side with dedicated 1 car garage for each unit~full basements.

5. 2023-03-10
   listed $217,500 Active 152-char remark

   Show marketing remark (152 chars)

   Opportunity knocks to purchase a full duplex in an ideal location. 2 beds, 1 bath in each side with dedicated 1 car garage for each unit~full basements.

6. 1999-09-27
   soldstatus 236-char remark

   Show marketing remark (236 chars)

   Property Offered "As Is" For Information On Bidding Procedures, Earnest Money And Other Policies, Contact Www. Firstprston. Com Universal Key Or Hud Lockbox * The Address Of This Property Is 2023 - 25 N 81st St Insured

7. 1999-08-01
   soldstatus $70,500
8. 1999-07-30
   listed $58,000 236-char remark

   Show marketing remark (236 chars)

   Property Offered "As Is" For Information On Bidding Procedures, Earnest Money And Other Policies, Contact Www. Firstprston. Com Universal Key Or Hud Lockbox * The Address Of This Property Is 2023 - 25 N 81st St Insured

ⓘ 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: $4,081 · $340/mo
• Projected year-2 tax: $4,081 · $340/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 ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,196
• − Mortgage interest: −$14,001
• − Property taxes: −$4,081
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,576
• − Management: −$2,576
• − Depreciation: −$7,271
• Taxable income: $442
• Est. tax owed @ 24.0%: −$106
• After-tax cash flow: $4,269/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
• County: Wyandotte County · 130,206 people
• City population: 130,206
• Metro: Kansas City, MO-KS
• Population (ZIP): 28,355
• Household income: $102,593
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 285.0

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 0.64)
• Race & ethnicity: White 55% Black 18% Hispanic / Latino 13% Two or more races 13% Asian 7%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 2%
• Foreign-born: 9% · Canada, Philippines, China
• Languages at home: 88% English-only · Spanish 5% Other Asian/Pacific 5% Vietnamese 1%

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: ▼ -242.32%
• Current HPI: 182.7335
• Rent YoY: ▼ -1.79%
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

+330.9% since first listed

8 events — show timeline

• 2026-04-30 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-27 Listed $249,950 Heartland MLS as Distributed by MLS Grid
• 2023-04-12 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-03-13 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-03-10 Listed $217,500 Heartland MLS as Distributed by MLS Grid
• 1999-09-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1999-08-01 Sold (Public Records) $70,500 Public Records
• 1999-07-30 Listed $58,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+8.8%/yr

Latest (2025): $4,081 · +8.5% YoY. Source: county tax records.