751 Simspon Ave · Kansas City, KS 66101

$169,750

2 bd · 1.0 ba · 856 sqft · SingleFamily public records · 49 Days on market

Built 1920 2,178 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 +20.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks

Move-in ready with updates throughout! This 3 bedroom, 2 bathroom home features beautiful hardwood floors, fresh neutral finishes, and great natural light throughout the main living areas. The layout offers a functional flow from the living space into the updated kitchen, complete with stainless steel appliances, modern cabinetry, and ample storage. Both bathrooms have been fully updated with clean, contemporary finishes, including tiled showers and updated vanities. Enjoy the large covered front porch - perfect for relaxing or entertaining. Additional highlights include updated fixtures, fresh interior finishes, and a practical layout ready for its next owner.

Key facts

• Modern cabinetry
• Tiled showers
• Updated vanities

Tags

• HARDWOOD FLOORS
• STAINLESS STEEL APPLIANCES
• MODERN CABINETRY
• AMPLE STORAGE
• TILED SHOWERS
• UPDATED VANITIES

Property features AI

Finance

• Other: Property located in Kansas City, KS; Directions: From I-70 take the 7th St Trafficway exit north, continue to State Ave and turn left (west). Turn right onto Simpson Ave and follow to 751 Simpson Ave.
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Approximately 101+ years old; Bungalow style
• Construction: Wood siding; Composition roof
• Exterior features: Lot approximately 2,178 square feet

Interior

• Kitchen: Kitchen
• Bedrooms: 3 bedrooms
• Flooring: Wood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric cooling (has cooling)
• Interior features: Bungalow floor plan; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/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 $166k (1.9% below list).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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-.
• 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.
• Market conditions: 42 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).
• At $1,665/mo this rent would consume 47% of the median local household income ($43k/yr) (locally 457% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Wyandotte County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $5k; list at $170k implies a 3364% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,657 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.98% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.69%
• DSCR: 1.25
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 3.25×
• Total profit: $106,775
• Equity at exit: $152,924

10-year hold

• IRR: 24.7%
• Equity multiple: 7.38×
• Total profit: $303,098
• Equity at exit: $329,787

Cash invested: $47,530 (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 66101

• Home prices YoY: 20.4%
• Active inventory: 42
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,665 medium
• Mortgage (P&I): −$890
• Tax from tax record: −$129 /mo · $1,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $225

Break-even live

Break-even rent $1,380

Max offer price $169,750

Occupancy floor 81%

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: $42,438
• Closing costs: $5,092
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 S James St Kansas City, KS	2.0	1.0–2.0	806	$2,149	$2.66	17d	18	1.34mi
1515 W 9th St Kansas City, MO	2.0	1.0–2.0	706	$1,675	$2.37	2d	49	1.37mi
1660 Genessee St Kansas City, MO	2.0	1.0–2.0	817	$1,780	$2.18	1d	17	1.42mi

Listing history 17 events

1. 2026-06-18
   days on market $169,750 Active 49 DOM
2. 2026-06-17
   days on market $169,750 Active 48 DOM
3. 2026-06-16
   days on market $169,750 Active 47 DOM
4. 2026-06-15
   days on market $169,750 Active 46 DOM
5. 2026-06-13
   days on market $169,750 Active 44 DOM
6. 2026-06-13
   days on market $169,750 Active 43 DOM
7. 2026-06-09
   days on market $169,750 Active 40 DOM
8. 2026-06-08
   days on market $169,750 Active 39 DOM
9. 2026-06-07
   days on market $169,750 Active 38 DOM
10. 2026-06-05
    days on market $169,750 Active 35 DOM
11. 2026-06-03
    days on market $169,750 Active 34 DOM
12. 2026-06-02
    days on market $169,750 Active 33 DOM
13. 2026-06-01
    days on market $169,750 Active 32 DOM
14. 2026-05-31
    days on market $169,750 Active 31 DOM
15. 2026-04-30
    listed $169,750 Active
16. 2025-12-09
    soldstatus
17. 1992-03-01
    soldstatus $4,900

ⓘ 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: $1,548 · $129/mo
• Projected year-2 tax: $2,393 · $199/mo
• Expected delta: +$845/yr (+$70/mo · 54.6%)

ⓘ 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 ≥106°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: $19,979
• − Mortgage interest: −$9,509
• − Property taxes: −$1,548
• − Insurance: −$849
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$4,938
• Taxable loss: −$62
• Est. tax savings @ 24.0%: +$15
• After-tax cash flow: $2,719/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): 12,556
• Household income: $42,551
• Rent vs Own: 60.8% rent · 39.2% own
• Severe rent burden: 457.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 47% Black 30% White 16% Two or more races 10% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 29% · Canada, India
• Languages at home: 53% English-only · Spanish 39% 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: ▲ 77.98%
• Current HPI: 460.4303
• Rent YoY: —
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

+3364.3% since first listed

3 events — show timeline

• 2026-04-30 Listed $169,750 Heartland MLS as Distributed by MLS Grid
• 2025-12-09 Sold (Public Records) — Public Records
• 1992-03-01 Sold (Public Records) $4,900 Public Records

Property tax history

+9.7%/yr

Latest (2025): $1,548 · +20.5% YoY. Source: county tax records.