6926 Albervan St · Shawnee, KS 66216

$100,000

4 bd · 3.0 ba · 2,085 sqft · SingleFamily public records · 70 Days on market

Built 1977 0.28 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.9/30.0
• Livability +4.4/5.0
• Schools +3.8/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks

REAL ESTATE AUCTION SATURDAY JUNE 6th 10:00AM 6926 Albervan St. Shawnee, KS 1585 sq. ft. Raised ranch on . 28 acres 500 sq. ft. finished basement 4 bedroom 3 full bathroom, 2 car garage Built 1977 in the Northwest Woods Subdivision

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1977

Property features AI

Exterior

• Parking: Attached garage (2 spaces); Basement access to parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Entry style: Raised ranch; Inside city limits
• Construction: Brick/mortar exterior; Composition roof
• Exterior features: Deck; City lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling (central)
• Interior features: Walk-out basement; One fireplace; Raised ranch floor plan

🔨 Auction listing. The $100,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $396,150 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $-776 ($-9k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 3.9% vs local median 3.2% in Shawnee — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 87/100 on livability (#2 in KS, #276 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+.
• Shawnee Mission Pub Schools (suburban): math 38% / reading 46% proficiency, ranked #22 of 169 in KS (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rhein Benninghoven Elem (math 37% / reading 42%, grade F, #321 of 684 statewide, top 52%, 453 students, 30% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: Rents rising fast (+4.2%/yr); 96 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 2,969 units permitted in Johnson County in 2024 (1,066 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Johnson County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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.
10. 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.
11. 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: 0.58% ✗
• Cap rate: 3.94%
• Cash-on-cash: -8.39%
• DSCR: 0.63
• GRM: 14.3

CMA / ARV

• ARV (on-the-fly): $396,150
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13900 W 69th Ter	0.21mi	3/3.0 (-1)	2,064 (-1%)	1mo	$395,000	$191	83
14102 W 69th St	0.13mi	4/2.5	2,192 (+5%)	1mo	$400,000	$182	82
14512 W 69th St	0.23mi	4/2.5	2,136 (+2%)	2mo	$405,000	$190	82
13805 Midland Dr	0.48mi	4/3.0	2,136 (+2%)	1mo	$465,000	$218	72
6406 Oakview St	0.71mi	4/3.0	2,157 (+4%)	2mo	$410,000	$190	59
7216 Rene St	0.43mi	3/3.0 (-1)	2,304 (+10%)	2mo	$400,000	$174	56
6703 Hauser Dr	0.72mi	4/3.0	2,190 (+5%)	3mo	$375,000	$171	55
6640 Pflumm Rd	0.57mi	3/2.5 (-1)	1,915 (-8%)	3mo	$499,900	$261	50
6512 Widmer Rd	0.51mi	4/3.0	2,397 (+15%)	3mo	$349,900	$146	49
7220 Park St	0.48mi	3/2.0 (-1)	1,794 (-14%)	2mo	$374,000	$208	44
6525 Pflumm Rd	0.71mi	5/2.5 (+1)	1,903 (-9%)	3mo	$385,000	$202	43
13415 W 66th Ter	0.64mi	5/2.5 (+1)	2,322 (+11%)	2mo	$369,950	$159	42

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 · 4.19% rent growth · sell at horizon

5-year hold

• IRR: -29.9%
• Equity multiple: 0.00×
• Total profit: $-110,844
• Equity at exit: $59,067

10-year hold

• IRR: -26.9%
• Equity multiple: -0.34×
• Total profit: $-148,581
• Equity at exit: $34,252

Cash invested: $110,922 (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 66216

• Rents YoY: 4.2%
• Active inventory: 96
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,307 medium
• Mortgage (P&I): −$2,077
• Tax from tax record: −$356 /mo · $4,267/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-776

Break-even live

Break-even rent $3,289

Max offer price $259,147

Occupancy floor —

Sensitivity live

Price	-10% $-551	-5% $-663	+0% $-776	+5% $-888	+10% $-1,000
Rent	-10% $-958	-5% $-867	+0% $-776	+5% $-684	+10% $-593
Rate	-1.0pp $-576	-0.5pp $-675	base $-776	+0.5pp $-878	+1.0pp $-983

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: $99,038
• Closing costs: $11,884
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14202 W 63rd Ter Shawnee, KS	2.0–3.0	2.5	1722	$2,290	$1.33	2d	4	0.69mi

Listing history 8 events

1. 2026-06-08
   statusdays on market $100,000 Pending 70 DOM
2. 2026-06-07
   days on market $100,000 Active 69 DOM
3. 2026-06-05
   days on market $100,000 Active 66 DOM
4. 2026-06-03
   days on market $100,000 Active 65 DOM
5. 2026-06-02
   days on market $100,000 Active 64 DOM
6. 2026-06-01
   days on market $100,000 Active 63 DOM
7. 2026-05-31
   days on market $100,000 Active 62 DOM
8. 2026-03-30
   listed $100,000 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: $4,267 · $356/mo
• Projected year-2 tax: $4,267 · $356/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: $27,685
• − Mortgage interest: −$22,191
• − Property taxes: −$4,267
• − Insurance: −$1,981
• − Repairs & maintenance: −$2,215
• − Management: −$2,215
• − Depreciation: −$11,524
• Taxable loss: −$16,708
• Est. tax savings @ 24.0%: +$4,010
• After-tax cash flow: $-5,297/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: Shawnee Mission Pub Schools
• NCES district ID: 2011640
• Math proficiency: 38% ▼ -6.00%
• Reading proficiency: 46% ▼ -2.00%
• Median HH income: $64,923
• Composite: 37.55/100
• National rank: #4391
• State rank: #22 of 169 in KS

Livability — Shawnee

• Score: 87/100
• State rank: #2
• US rank: #276

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shawnee, KS
• County: Johnson County · 574,662 people
• City population: 60,541
• Metro: Kansas City, MO-KS
• Population (ZIP): 24,881
• Household income: $111,744
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 347.0

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 663,396 people
• By 2030: 702,585 · +5.9%
• By 2040: 775,386 · +16.9%
• By 2050: 841,772 · +26.9%
• By 2075: 994,137 · +49.9%
• By 2100: 1,073,036 · +61.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 9% Two or more races 7% Black 5% Asian 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 4% Slovak 2% Portuguese 2%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Johnson

• 2024 margin: Lean D (+8.5) · D 53.4% · R 44.9% · Other 1.8%
• 2008→2024 swing: +17.5pp toward D · 2008: -9.0pp · 2024: 8.5pp
• All cycles: 2024: D+8.5 2020: D+8.2 2016: R+2.7 2012: R+17.8 2008: R+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -208.18%
• Current HPI: 237.5218
• Rent YoY: ▲ 4.19%
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-03-30 Listed $100,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $4,267 · +1.3% YoY. Source: county tax records.