971 S 73rd Ter #78

Kansas City, KS 66111

$43,900B-

3 bd · 2.0 ba · 1,216 sqft · Built 2026 · Manufactured · Active · 96 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,491/mo
• Mortgage (P&I): −$230
• Tax + insurance: −$73
• HOA: −$0
• Vac / Maint / Mgmt: −$313
• Net cashflow: $874/mo
• Annual: $10,490/yr
• Cap rate: 30.19%
• Cash-on-cash: 85.34%
• DSCR: 4.80
• 1% rule: 3.40%
• Cash to close: $12,292

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $44k. Condition is rated average.
• At list price, monthly cash flow is $874 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• It's been on market 96 days — a 9% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $40k (9.0% below list) — sets the bar for market timing.
• Local home prices are declining (-3.0%/yr); year-one equity from $304 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• 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: 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.
• Zoned schools: Stony Point South (math 12% / reading 32%, grade F, #569 of 684 statewide, top 85%, 277 students, 83% FRL); Arrowhead Middle (math 9% / reading 18%, grade F, #186 of 219 statewide, top 85%, 419 students, 80% FRL); Washington High (math 0% / reading 3%, grade F, #327 of 327 statewide, top 100%, 1,114 students, 75% FRL) — zoned schools at 79% FRL track the district average.
• Market conditions: 57 active listings in the ZIP; 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).
• Wyandotte County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.
• Cap rate 30.2% 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.

Questions for listing agent

• It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• Minor: Paint — Light gray siding shows some discoloration
• Minor: Landscaping — Minimal landscaping