2706 S 28th St · Kansas City, KS 66106

$199,900

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 13 Days on market

Built 1952 0.27 ac lot Est $208k · at est.

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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 +14.8/30.0
• ARV discount +9.3/15.0
• DSCR +4.5/10.0
• 1% rule +4.0/10.0
• 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

Comfortable all-one-level home located in Kansas City, Kansas. This property offers the ease and convenience of true single-level living with no stairs, making it ideal for accessibility, long-term comfort, or simple everyday living. The layout is functional and efficient, with a natural flow between the living areas, kitchen, and bedrooms. The home sits in an established neighborhood with convenient access to major highways, schools, shopping, and employment centers throughout the Kansas City metro. This is a great opportunity for a buyer seeking practical one-floor living or an investor looking for a straightforward rental property in a solid location.

Key facts

• Convenient access
• Single-level living
• 0.27 acre lot

Tags

• SINGLE-LEVEL LIVING
• ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Living area reported as 1,032; Property age approximately 51–75 years
• HOA & community: No association fees; No community maintenance provided

Exterior

• Parking: Converted garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One-story
• Construction: Wood siding and other construction materials; Composition roof
• Exterior features: Lot approximately 11,761 square feet; Not in a flood plain

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Ranch floor plan; Crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $53 ($640/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 $181k (9.5% below list).
• Recommended offer: $181k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: schools F, 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.
• Market conditions: 94 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).
• This rent runs 35% 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $180,896 (9.5% below list)

Questions for the listing agent

1. Built in 1952 — 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: 0.90% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $208,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2620 Woodend Ave	0.12mi	3/2.0	1,012 (-2%)	3mo	$232,000	$229	84
2659 S 28th St	0.05mi	3/1.0	936 (-9%)	1mo	$255,000	$272	82
2643 S 30th St	0.11mi	3/1.0	1,100 (+7%)	3mo	$200,000	$182	81
2821 Woodend Ave	0.06mi	3/1.0	950 (-8%)	10mo	$215,000	$226	76
2621 S 27th St	0.22mi	3/2.0	915 (-11%)	4mo	$185,000	$202	63
2206 S 34th St	0.67mi	3/1.0	1,120 (+8%)	1mo	$199,000	$178	54
2935 S 37th St	0.54mi	2/1.0 (-1)	1,095 (+6%)	12mo	$200,000	$183	50
3148 S 37th St	0.72mi	3/2.0	1,056 (+2%)	11mo	$229,900	$218	50
3110 S 37th St	0.67mi	3/1.0	1,152 (+12%)	1mo	$180,000	$156	48
3421 Victoria Dr	0.64mi	3/2.0	1,152 (+12%)	8mo	$249,950	$217	40
2148 S 35th St	0.72mi	3/1.0	965 (-6%)	20mo	$195,000	$202	39
3618 County Line Rd	0.71mi	3/2.0	1,184 (+15%)	12mo	$160,000	$135	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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-28,970
• Equity at exit: $29,806

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-20,754
• Equity at exit: $17,284

Cash invested: $55,972 (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: 94
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,809 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$244 /mo · $2,930/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $53

Break-even live

Break-even rent $1,741

Max offer price $199,900

Occupancy floor 92%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6524 W 51st St Mission, KS	2.0	1.0	1067	$1,450	$1.36	21d	1	1.01mi
4916 Juniper Dr Roeland Park, KS	2.0	1.5	864	$1,750	$2.03	21d	1	1.26mi
4813 Woodward St Shawnee, KS	3.0	2.0	1050	$1,695	$1.61	2d	1	1.37mi
2118 S 47th St Kansas City, KS	3.0	1.0	1008	$2,400	$2.38	17d	1	1.49mi

Listing history 6 events

1. 2026-06-07
   status $199,900 Pending 13 DOM
2. 2026-06-03
   days on market $199,900 Active 13 DOM
3. 2026-06-02
   days on market $199,900 Active 12 DOM
4. 2026-06-01
   days on market $199,900 Active 11 DOM
5. 2026-05-31
   days on market $199,900 Active 10 DOM
6. 2026-05-21
   listed $199,900 Active

ⓘ 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: $2,930 · $244/mo
• Projected year-2 tax: $2,930 · $244/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: $21,708
• − Mortgage interest: −$11,198
• − Property taxes: −$2,930
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$5,815
• Taxable loss: −$2,708
• Est. tax savings @ 24.0%: +$650
• After-tax cash flow: $1,290/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

1 event — show timeline

• 2026-05-21 Listed $199,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2025): $2,930 · +23.6% YoY. Source: county tax records.