217 N 13th St N · Kansas City, KS 66102

$214,950

4 bd · 3.0 ba · 419,211 sqft · MultiFamily · 57 Days on market

Built 1920 6,970 sqft 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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Side by side duplex in a quite neighborhood. Unit #219 2 bed 1 bath, unit #217 2 bed 2 bath. New roof with separate utilities and large 1 car detached garage. Both units have carpet with the original hardwood floors underneath. Updated electrical. Covered front porch and screened in back porch. Perfect investment property.

Key facts

• Private back yard
• Private entries
• Walk out basement

Tags

• PRIVATE ENTRIES
• WALK OUT BASEMENT
• PRIVATE BACK YARD
• DETACHED CAR GARAGE
• CLOSE TO DOWNTOWN
• MINUTES TO THE LEGENDS

Property features AI

Finance

• Other: Zoned for apartments
• Financial info: Gross income reported as $22,800; Operating expenses include other (unspecified) items; Current occupancy over 95%
• HOA & community: No HOA (no association fees)

Exterior

• Parking: Two parking spaces total; Detached garage; Off-site parking available; On-street parking
• Security: No security details provided
• Utilities: Public water; Public sewer; 100 amp electric service; Other utilities
• Home design: Residential income property (duplex); Two stories
• Construction: Frame and stucco construction; Composition roof
• Exterior features: Lot approximately 6,970 sq. ft. (dimensions ~134 x 51)

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Two-bedroom units
• Flooring: No flooring details provided
• Bathrooms: Units with 1 full bath and 1 half bath
• Heating & cooling: Natural gas heating; Electric cooling (has cooling)
• Interior features: Basement present
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.5-bath units multifamily listed at $215k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive. Per door: $309/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $209k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: M E Pearson Elem (math 9% / reading 16%, grade F, #642 of 684 statewide, top 94%, 582 students, 93% FRL); Central Middle (math 3% / reading 12%, grade F, #207 of 219 statewide, top 95%, 686 students, 90% FRL); Wyandotte High (math 2% / reading 3%, grade F, #325 of 327 statewide, top 99%, 1,832 students, 83% FRL).
• Market conditions: Rents rising fast (+8.4%/yr); 113 active listings in the ZIP; 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).
• At $2,733/mo this rent would consume 62% of the median local household income ($53k/yr) (locally 1253% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $60k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,501 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.27% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.43%
• DSCR: 1.60
• GRM: 6.6

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: 7.6%
• Equity multiple: 1.32×
• Total profit: $19,052
• Equity at exit: $32,050

10-year hold

• IRR: 21.0%
• Equity multiple: 3.22×
• Total profit: $133,321
• Equity at exit: $18,585

Cash invested: $60,186 (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 66102

• Home prices YoY: -8.7%
• Rents YoY: 8.4%
• Active inventory: 113
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $2,733 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,224/yr
• Insurance: −$90
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $618

Break-even live

Break-even rent $1,951

Max offer price $214,950

Occupancy floor 72%

Sensitivity live

Price	-10% $767	-5% $692	+0% $618	+5% $544	+10% $470
Rent	-10% $402	-5% $510	+0% $618	+5% $726	+10% $834
Rate	-1.0pp $726	-0.5pp $673	base $618	+0.5pp $562	+1.0pp $506

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1.5	$2,732
Total (2 units)			$2,733

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: $53,738
• Closing costs: $6,448
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $214,950 Active 57 DOM
2. 2026-06-18
   days on market $214,950 Active 54 DOM
3. 2026-06-17
   days on market $214,950 Active 53 DOM
4. 2026-06-16
   days on market $214,950 Active 52 DOM
5. 2026-06-15
   days on market $214,950 Active 51 DOM
6. 2026-06-13
   days on market $214,950 Active 49 DOM
7. 2026-06-13
   days on market $214,950 Active 48 DOM
8. 2026-06-09
   days on market $214,950 Active 45 DOM
9. 2026-06-08
   days on market $214,950 Active 44 DOM
10. 2026-06-07
    days on market $214,950 Active 43 DOM
11. 2026-06-05
    days on market $214,950 Active 40 DOM
12. 2026-06-03
    days on market $214,950 Active 39 DOM
13. 2026-06-02
    days on market $214,950 Active 38 DOM
14. 2026-06-02
    status $214,950 Active 37 DOM
15. 2026-05-22
    status Pending
16. 2026-04-14
    listed $214,950 Active
17. 2018-06-21
    soldstatus Sold 324-char remark

    Show marketing remark (324 chars)

    Side by side duplex in a quite neighborhood. Unit #219 2 bed 1 bath, unit #217 2 bed 2 bath. New roof with separate utilities and large 1 car detached garage. Both units have carpet with the original hardwood floors underneath. Updated electrical. Covered front porch and screened in back porch. Perfect investment property.

18. 2018-06-13
    status Pending 324-char remark

    Show marketing remark (324 chars)

    Side by side duplex in a quite neighborhood. Unit #219 2 bed 1 bath, unit #217 2 bed 2 bath. New roof with separate utilities and large 1 car detached garage. Both units have carpet with the original hardwood floors underneath. Updated electrical. Covered front porch and screened in back porch. Perfect investment property.

19. 2018-06-08
    listed $84,900 Active 324-char remark

    Show marketing remark (324 chars)

    Side by side duplex in a quite neighborhood. Unit #219 2 bed 1 bath, unit #217 2 bed 2 bath. New roof with separate utilities and large 1 car detached garage. Both units have carpet with the original hardwood floors underneath. Updated electrical. Covered front porch and screened in back porch. Perfect investment property.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,796
• − Mortgage interest: −$12,041
• − Property taxes: −$3,224
• − Insurance: −$1,741
• − Repairs & maintenance: −$2,624
• − Management: −$2,624
• − Depreciation: −$6,253
• Taxable income: $4,290
• Est. tax owed @ 24.0%: −$1,029
• After-tax cash flow: $6,387/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

+153.2% since first listed

5 events — show timeline

• 2026-05-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-14 Listed $214,950 Heartland MLS as Distributed by MLS Grid
• 2018-06-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-06-13 Pending — Heartland MLS as Distributed by MLS Grid
• 2018-06-08 Listed $84,900 Heartland MLS as Distributed by MLS Grid