2633 S 36th St · Kansas City, KS 66106

$99,900

3 bd · 1.0 ba · 944 sqft · SingleFamily public records · 12 Days on market

Built 1922 10,019 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This charming 1922-built single-family home offers incredible potential as an affordable starter home or a savvy investment opportunity. Classic vintage character, with 3 bedrooms and 1 bath, a large fenced yard and detached garage. There is a basement for additional storage. Conveniently located near I-635.

Key facts

• Fenced yard
• Basement
• Detached garage

Tags

• FENCED YARD
• DETACHED GARAGE
• BASEMENT

Property features AI

Finance

• Other: Lot approximately 10,019 sq ft (public records)
• HOA & community: No association fees

Exterior

• Parking: Detached garage
• Utilities: City/public water (verify); Public sewer
• Home design: Single-family residence; Ranch floor plan; Residential property
• Construction: Vinyl siding; Composition roof; Approximately 101+ years old
• Exterior features: Front porch; Paved road access

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms (all on main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Living/dining combo; Unfinished basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 13.4% 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 at typical pace (median 17d 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 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $37k; list at $100k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.75% ✓
• Cap rate: 13.45%
• Cash-on-cash: 25.56%
• DSCR: 2.14
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $205,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2659 S 28th St	0.48mi	3/1.0	936 (-1%)	1mo	$255,000	$272	76
2821 Woodend Ave	0.45mi	3/1.0	950 (+1%)	10mo	$215,000	$226	69
3800 Gibbs Rd	0.43mi	2/1.0 (-1)	986 (+4%)	6mo	$160,000	$162	62
2621 S 27th St	0.56mi	3/2.0	915 (-3%)	4mo	$185,000	$202	61
2620 S 40th Ter	0.29mi	2/1.0 (-1)	1,040 (+10%)	6mo	$52,000	$50	60
2720 S 42nd St	0.38mi	3/2.0	1,044 (+11%)	3mo	$240,000	$230	58
2213 S 38th St	0.49mi	3/1.0	1,016 (+8%)	10mo	$175,000	$172	56
2620 Woodend Ave	0.59mi	3/2.0	1,012 (+7%)	3mo	$232,000	$229	54
3121 S 33rd St	0.57mi	2/1.0 (-1)	864 (-8%)	2mo	$130,000	$150	53
3615 Dover St	0.59mi	3/1.0	1,055 (+12%)	3mo	$189,900	$180	50
3148 S 37th St	0.59mi	3/2.0	1,056 (+12%)	11mo	$229,900	$218	40
2918 S 26th St	0.67mi	3/1.0	816 (-14%)	14mo	$224,900	$276	35

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: 19.2%
• Equity multiple: 1.78×
• Total profit: $21,841
• Equity at exit: $14,895

10-year hold

• IRR: 27.6%
• Equity multiple: 3.44×
• Total profit: $68,222
• Equity at exit: $8,638

Cash invested: $27,972 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,747 high
• Mortgage (P&I): −$524
• Tax from tax record: −$219 /mo · $2,628/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $596

Break-even live

Break-even rent $993

Max offer price $99,900

Occupancy floor 61%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4813 Woodward St Shawnee, KS	3.0	2.0	1050	$1,695	$1.61	3d	1	1.08mi
2118 S 47th St Kansas City, KS	3.0	1.0	1008	$2,400	$2.38	17d	1	1.08mi
2633 S 49th St Kansas City, KS	3.0	1.0	816	$1,350	$1.65	7d	1	1.15mi
6524 W 51st St Mission, KS	2.0	1.0	1067	$1,450	$1.36	21d	1	1.18mi
2550 S 51st St Kansas City, KS	2.0	1.0	744	$1,395	$1.88	20d	1	1.38mi

Listing history 8 events

1. 2026-06-15
   status $99,900 Pending 12 DOM
2. 2026-06-15
   days on market $99,900 Active 12 DOM
3. 2026-06-13
   days on market $99,900 Active 10 DOM
4. 2026-06-13
   days on market $99,900 Active 9 DOM
5. 2026-06-09
   days on market $99,900 Active 6 DOM
6. 2026-06-08
   days on market $99,900 Active 5 DOM
7. 2026-06-07
   remarks 309-char remark
8. 2026-06-07
   listed $99,900 Active 4 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: $2,628 · $219/mo
• Projected year-2 tax: $2,628 · $219/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 · 16 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: $20,966
• − Mortgage interest: −$5,596
• − Property taxes: −$2,628
• − Insurance: −$500
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − Depreciation: −$2,906
• Taxable income: $5,982
• Est. tax owed @ 24.0%: −$1,436
• After-tax cash flow: $5,714/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

+170.0% since first listed

2 events — show timeline

• 2026-06-03 Listed $99,900 Heartland MLS as Distributed by MLS Grid
• 1988-11-01 Sold (Public Records) $37,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,628 · +7.9% YoY. Source: county tax records.