4929 Freeman Ave · Kansas City, KS 66102

$135,000

2 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 24 Days on market

Built 1955 0.31 ac lot

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Why this score? — see what drove the C- 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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.9/10.0
• Rent growth +4.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Must see to appreciate! Close by 10/31/11 and request 3.5% of the final sales price for closing cost assistance! Eligibility restrictions apply. Incentives must be requested at initial offer. Must be Owner Occupant for promotion to apply! This is a Fannie Mae HomePath property. Investors must wait 15 days from initial listing date prior to making an offer.

Key facts

• Ample parking
• Versatile office
• Spacious driveway

Tags

• VERSATILE OFFICE
• SPACIOUS DRIVEWAY
• AMPLE PARKING
• FULLY LIVABLE

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Other parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Single family residence; Residential property; Ranch style
• Construction: Frame construction; Composition roof; Partial crawl space basement
• Exterior features: Deck; Porch; Acreage lot and city lot

Interior

• Kitchen: Refrigerator; Electric range; Stainless steel appliances; Eat-in kitchen / kitchen-dining combo
• Bedrooms: 2 bedrooms on the main level
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom with shower over tub (main level)
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Skylight(s); Ranch floor plan; 7 total rooms
• Laundry & utility: Laundry in basement / lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/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 $134k (0.5% below list).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: 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: Eugene Ware Elem (math 8% / reading 17%, grade F, #643 of 684 statewide, top 95%, 246 students, 92% FRL); F L Schlagle High (math 2% / reading 8%, grade F, #319 of 327 statewide, top 99%, 792 students, 79% FRL).
• Market conditions: Rents rising fast (+8.4%/yr); 113 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).
• This rent runs 30% of the median local income ($53k/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 $933 of loan paydown is wiped out by about $4k 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 + 8.0% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago 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 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.15%
• DSCR: 1.23
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.88×
• Total profit: $-4,443
• Equity at exit: $20,129

10-year hold

• IRR: 11.5%
• Equity multiple: 2.10×
• Total profit: $41,738
• Equity at exit: $11,672

Cash invested: $37,800 (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 66102

• Home prices YoY: -8.7%
• Rents YoY: 8.4%
• Active inventory: 113
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,343 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$134 /mo · $1,613/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $162

Break-even live

Break-even rent $1,137

Max offer price $135,000

Occupancy floor 83%

Sensitivity live

Price	-10% $239	-5% $200	+0% $162	+5% $124	+10% $86
Rent	-10% $56	-5% $109	+0% $162	+5% $215	+10% $268
Rate	-1.0pp $230	-0.5pp $197	base $162	+0.5pp $127	+1.0pp $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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1707 Meadowlark Ln Kansas City, KS	2.0–3.0	2.0	1236	$1,395	$1.13	24d	1	0.97mi

Listing history 14 events

1. 2026-05-02
   status Pending
2. 2026-04-13
   listed $135,000 Active
3. 2026-03-31
   historical
4. 2026-03-16
   status Active
5. 2026-03-16
   price $149,000
6. 2026-03-06
   status Pending
7. 2026-02-27
   status Active
8. 2026-02-19
   historical Active Under Contract
9. 2026-02-17
   status Active
10. 2026-02-14
    status Pending
11. 2026-02-12
    listed $167,000 Active
12. 2026-02-10
    historical
13. 2011-10-05
    soldstatus 359-char remark

    Show marketing remark (359 chars)

    Must see to appreciate! Close by 10/31/11 and request 3.5% of the final sales price for closing cost assistance! Eligibility restrictions apply. Incentives must be requested at initial offer. Must be Owner Occupant for promotion to apply! This is a Fannie Mae HomePath property. Investors must wait 15 days from initial listing date prior to making an offer.

14. 2011-09-06
    listed $12,000 359-char remark

    Show marketing remark (359 chars)

    Must see to appreciate! Close by 10/31/11 and request 3.5% of the final sales price for closing cost assistance! Eligibility restrictions apply. Incentives must be requested at initial offer. Must be Owner Occupant for promotion to apply! This is a Fannie Mae HomePath property. Investors must wait 15 days from initial listing date prior to making an offer.

ⓘ 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: $1,613 · $134/mo
• Projected year-2 tax: $1,904 · $159/mo
• Expected delta: +$291/yr (+$24/mo · 18.0%)

ⓘ 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: $16,115
• − Mortgage interest: −$7,562
• − Property taxes: −$1,613
• − Insurance: −$675
• − Repairs & maintenance: −$1,289
• − Management: −$1,289
• − Depreciation: −$3,927
• Taxable loss: −$241
• Est. tax savings @ 24.0%: +$58
• After-tax cash flow: $2,005/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: Kansas City
• NCES district ID: 2007950
• Math proficiency: 8% ▼ -10.00%
• Reading proficiency: 15% ▼ -4.00%
• Median HH income: $34,774
• Composite: 9.38/100
• National rank: #9856
• State rank: #169 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): 29,443
• Household income: $52,861
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1253.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 53% White 19% Black 17% Two or more races 15% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: Italian 1% Romanian 0%
• Foreign-born: 28% · Canada, Philippines
• Languages at home: 52% English-only · Spanish 42% Other Asian/Pacific 5% Other Indo-European 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: ▼ -36.64%
• Current HPI: 383.6185
• Rent YoY: ▲ 8.36%
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

+1025.0% since first listed

14 events — show timeline

• 2026-05-02 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-13 Listed $135,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-03-16 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-16 Price Changed $149,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-06 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-27 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-02-19 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-02-17 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-02-14 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-12 Listed $167,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-10 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2011-10-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2011-09-06 Listed $12,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.0%/yr

Latest (2025): $1,613 · -5.1% YoY. Source: county tax records.