10351 Sloan Ave · Kansas City, KS 66109

$240,000

2 bd · 2.5 ba · 1,240 sqft · Townhouse public records · 9 Days on market

Built 2008 2,178 sqft lot Est $219k · 9% over

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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).

• Cash flow +7.8/30.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• ARV discount +3.3/15.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Coming soon in Crystal Ridge! Freshly painted and move-in ready.

Key facts

• 2 garage spots
• Built 2008
• Listed 9 days

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water
• Home design: Residential townhouse; Ranch floor plan
• Construction: Stucco and frame construction; Composition roof
• Exterior features: Paved road with public maintenance; Not in a flood plain

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Electric range
• Bedrooms: 3 bedrooms (two on the main level, one on the lower level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Electric cooling
• Interior features: Finished basement with egress window(s) and sump pump; Basement bedroom
• Laundry & utility: Laundry on main level and bedroom level

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $-272 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (22.4% below list).
• Recommended offer: $186k (22.4% below list) — sets the bar for 1% rule.

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-.
• Piper-Kansas City (rural): math 37% / reading 44% proficiency, ranked #19 of 169 in KS (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-1.8%/yr); 236 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).

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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $5k; list at $240k implies a 5090% gain — meaningful room to come down on a strong offer.

Recommended offer $186,273 (22.4% 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. 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: 0.78% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.85%
• DSCR: 0.78
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $219,480
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10331 Sloan Ave	0.03mi	2/2.0	1,240 (0%)	1mo	$220,000	$177	96
3301 N 103rd Ter	0.10mi	2/2.0	1,100 (-11%)	0mo	$234,950	$214	74
10349 Sloan Ave	0.00mi	3/2.5 (+1)	1,388 (+12%)	8mo	$217,000	$156	68
10329 Parkview Ave	0.12mi	3/2.0 (+1)	1,370 (+10%)	19mo	$210,000	$153	54

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -28.1%
• Equity multiple: 0.08×
• Total profit: $-61,565
• Equity at exit: $35,785

10-year hold

• IRR: -45.1%
• Equity multiple: -0.44×
• Total profit: $-96,653
• Equity at exit: $20,751

Cash invested: $67,200 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,863 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$385 /mo · $4,614/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-272

Break-even live

Break-even rent $2,206

Max offer price $192,026

Occupancy floor —

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3253 N 103rd Pl Kansas City, KS	3.0	2.5	1494	$1,925	$1.29	23d	1	0.05mi
3247 N 103rd Pl Kansas City, KS	3.0	2.5	1494	$1,975	$1.32	23d	1	0.06mi
3245 N 103rd Pl Kansas City, KS	3.0	2.5	1494	$1,925	$1.29	23d	1	0.06mi
3243 N 103rd Pl Kansas City, KS	3.0	2.5	1494	$1,925	$1.29	23d	1	0.06mi
3241 N 103rd Pl Kansas City, KS	3.0	2.5	1494	$1,925	$1.29	23d	1	0.06mi
3221 N 103rd Pl Kansas City, KS	3.0	2.5	1494	$1,995	$1.34	21d	1	0.08mi
3219 N 103rd Pl Kansas City, KS	3.0	2.5	1494	$1,995	$1.34	21d	1	0.08mi
10332 Farrow Ave Kansas City, KS	3.0	2.5	1494	$1,925	$1.29	23d	1	0.11mi
10330 Farrow Ave Kansas City, KS	3.0	2.5	1494	$1,925	$1.29	23d	1	0.11mi
10328 Farrow Ave Kansas City, KS	3.0	2.5	1494	$1,975	$1.32	23d	1	0.11mi
10725 Cleveland Ave Kansas City, KS	3.0	2.5	1498	$2,200	$1.47	14d	1	1.16mi

Listing history 7 events

1. 2026-06-18
   days on market $240,000 Coming Soon 9 DOM
2. 2026-06-17
   days on market $240,000 Coming Soon 8 DOM
3. 2026-06-16
   days on market $240,000 Coming Soon 7 DOM
4. 2026-06-15
   days on market $240,000 Coming Soon 6 DOM
5. 2026-06-13
   days on market $240,000 Coming Soon 4 DOM
6. 2026-06-10
   remarks 64-char remark
7. 2026-06-10
   listed $240,000 Coming Soon 1 DOM

ⓘ 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: $4,614 · $385/mo
• Projected year-2 tax: $4,614 · $385/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 4/10 Moderate
• 🌡 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: $22,353
• − Mortgage interest: −$13,444
• − Property taxes: −$4,614
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,788
• − Management: −$1,788
• − Depreciation: −$6,982
• Taxable loss: −$7,464
• Est. tax savings @ 24.0%: +$1,791
• After-tax cash flow: $-1,468/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: Piper-Kansas City
• NCES district ID: 2010680
• Math proficiency: 37% ▼ -9.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $91,126
• Composite: 38.82/100
• National rank: #4111
• State rank: #19 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

+5090.3% since first listed

2 events — show timeline

• 2026-06-10 Coming Soon $240,000 Heartland MLS as Distributed by MLS Grid
• 2011-06-16 Sold (Public Records) $4,624 Public Records

Property tax history

+9.8%/yr

Latest (2025): $4,614 · +8.5% YoY. Source: county tax records.