4714 Shawnee Dr · Kansas City, KS 66106

$189,950

3 bd · 1.5 ba · 1,085 sqft · SingleFamily public records · 45 Days on market

Built 1950 6,970 sqft lot Est $221k · 14% under ↓ 3% since listing

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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 +13.9/15.0
• DSCR +4.5/10.0
• 1% rule +4.3/10.0
• 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

Move in ready 3 bedroom 1.5 bath ranch located in the Highland Crest subdivision! This home has been updated throughout with laminate flooring, updated kitchen, fresh paint, updated bathrooms and newer windows. Whether you have a buyer looking for a first home, downsizing or looking for an investment opportunity, this is sure to fit their criteria! Conveniently located near major highway access to take you wherever you need to go! Come see this one today!

Key facts

• 6,970 sq ft lot
• Built 1950
• Listed 45 days

Property features AI

Finance

• Other: Not in a flood plain
• HOA & community: No association fees

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Ranch floor plan; Residential property
• Construction: Composition roof; Other construction materials; Slab foundation; Built approximately 76–100 years ago
• Exterior features: Partial fencing with wood, metal sections; City lot

Interior

• Kitchen: Dishwasher; Exhaust fan; Refrigerator; Electric range
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Ceiling fan(s); Painted cabinets; Eat-in kitchen
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $53 ($638/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 $176k (7.3% below list).
• Recommended offer: $176k (7.3% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 34% 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 45 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $176,150 (7.3% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.93% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.20%
• DSCR: 1.05
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $221,340
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2834 S 48th St	0.09mi	3/1.0	1,085 (0%)	1mo	$219,000	$202	92
4930 Natoma Dr	0.30mi	3/1.0	1,052 (-3%)	2mo	$179,000	$170	77
2613 S 49th St	0.38mi	3/2.0	1,105 (+2%)	1mo	$239,950	$217	76
3121 S 47th St	0.31mi	3/2.0	1,184 (+9%)	1mo	$249,000	$210	67
5122 Hagemann St	0.57mi	4/1.0 (+1)	1,080 (-0%)	1mo	$220,000	$204	65
2720 S 42nd St	0.56mi	3/2.0	1,044 (-4%)	3mo	$240,000	$230	63
4721 Oak Grove Rd	0.33mi	3/1.0	960 (-12%)	2mo	$225,000	$234	62
2513 S 48th St	0.45mi	3/1.5	960 (-12%)	2mo	$205,000	$214	58
5149 Crest Dr	0.57mi	3/1.0	989 (-9%)	1mo	$185,000	$187	56
4737 Gibbs Rd	0.61mi	3/1.0	1,170 (+8%)	1mo	$190,000	$162	56
5133 Harmony Dr	0.69mi	3/1.0	1,140 (+5%)	3mo	$220,000	$193	55
5005 Dodson Ave	0.62mi	3/1.0	1,012 (-7%)	4mo	$140,000	$138	55

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-27,350
• Equity at exit: $28,322

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-19,282
• Equity at exit: $16,423

Cash invested: $53,186 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,762 high
• Mortgage (P&I): −$996
• Tax from tax record: −$263 /mo · $3,158/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $53

Break-even live

Break-even rent $1,694

Max offer price $189,950

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: $47,488
• Closing costs: $5,698
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2633 S 49th St Kansas City, KS	3.0	1.0	816	$1,350	$1.65	7d	1	0.34mi
2550 S 51st St Kansas City, KS	2.0	1.0	744	$1,395	$1.88	20d	1	0.57mi
4813 Woodward St Shawnee, KS	3.0	2.0	1050	$1,695	$1.61	3d	1	0.59mi
2118 S 47th St Kansas City, KS	3.0	1.0	1008	$2,400	$2.38	17d	1	0.80mi
5402 Knox Ave Shawnee, KS	3.0	2.5	1250	$2,450	$1.96	1d	1	1.45mi

Listing history 10 events

1. 2026-06-07
   statusdays on market $189,950 Pending 45 DOM
2. 2026-06-03
   days on market $189,950 Active 44 DOM
3. 2026-06-02
   days on market $189,950 Active 43 DOM
4. 2026-06-01
   days on market $189,950 Active 42 DOM
5. 2026-05-31
   days on market $189,950 Active 41 DOM
6. 2026-05-08
   price $189,950
7. 2026-04-22
   status Active
8. 2026-04-11
   status Pending
9. 2026-04-09
   listed $194,950 Active
10. 2019-04-03
    soldstatus

ⓘ 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: $3,158 · $263/mo
• Projected year-2 tax: $3,158 · $263/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: $21,138
• − Mortgage interest: −$10,640
• − Property taxes: −$3,158
• − Insurance: −$950
• − Repairs & maintenance: −$1,691
• − Management: −$1,691
• − Depreciation: −$5,526
• Taxable loss: −$2,517
• Est. tax savings @ 24.0%: +$604
• After-tax cash flow: $1,242/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

-2.6% since first listed

5 events — show timeline

• 2026-05-08 Price Changed $189,950 Heartland MLS as Distributed by MLS Grid
• 2026-04-22 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-11 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-09 Listed $194,950 Heartland MLS as Distributed by MLS Grid
• 2019-04-03 Sold (Public Records) — Public Records

Property tax history

+7.8%/yr

Latest (2025): $3,158 · +7.4% YoY. Source: county tax records.