2527 Nebraska Ave · Kansas City, KS 66102

$165,900

3 bd · 1.0 ba · 1,562 sqft · SingleFamily public records · 62 Days on market

Built 1946 5,227 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
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.6/10.0
• 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

Welcome to this charming 3-bedroom, 2-bathroom home boasting 1,335 sq. ft. of above-grade living space. This move-in-ready residence features beautiful hardwood floors in much of the home, a spacious kitchen with granite countertops and stainless steel appliances, and two fully remodeled bathrooms. The thoughtful updates create a modern, comfortable living environment perfect for everyday living and entertaining. The spacious layout provides plenty of room for family and guests, while the large backyard is ideal for outdoor entertaining or simply relaxing. Whether you’re a first-time buyer or looking to downsize, this well-maintained home is ready for you to move right in and make it

Key facts

• 5,227 sq ft lot
• Built 1946
• Listed 62 days

Property features AI

Finance

• Other: Living area approximately 1,335 (source: RPR); Lot about 5,227 sq ft (source: RPR); Property not flagged as a building conversion; Flood plain: unknown
• HOA & community: No association fees

Exterior

• Parking: Other parking
• Utilities: City/public water (verify); Public sewer
• Home design: Single family residence; Residential property; 1.5-story layout
• Construction: Frame construction; Composition roof; Built 76–100 years ago
• Exterior features: Patio

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Stainless steel appliances
• Bedrooms: 3 bedrooms (two on first floor, one on second floor)
• Flooring: Carpet; Luxury vinyl; Wood; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Ceiling fans; Custom cabinets; In-law floorplan; Eat-in kitchen / kitchen-dining combo / kitchen-family combo / living-dining combo; Full 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 $166k.

Deal economics

• At list price, monthly cash flow is $223 ($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 $160k (3.6% below list).
• Recommended offer: $156k (6.0% 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: Rents rising fast (+8.4%/yr); 109 active listings in the ZIP; 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).
• This rent runs 36% 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.
• Current owner paid $18k; list at $166k implies a 797% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,946 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 8.6

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-4,295
• Equity at exit: $24,736

10-year hold

• IRR: 11.9%
• Equity multiple: 2.14×
• Total profit: $52,808
• Equity at exit: $14,344

Cash invested: $46,452 (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: 109
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,599 medium
• Mortgage (P&I): −$870
• Tax from tax record: −$101 /mo · $1,216/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $223

Break-even live

Break-even rent $1,317

Max offer price $165,900

Occupancy floor 81%

Sensitivity live

Price	-10% $317	-5% $270	+0% $223	+5% $176	+10% $129
Rent	-10% $96	-5% $159	+0% $223	+5% $286	+10% $349
Rate	-1.0pp $306	-0.5pp $265	base $223	+0.5pp $180	+1.0pp $136

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: $41,475
• Closing costs: $4,977
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $165,900 Active 62 DOM
2. 2026-06-17
   days on market $165,900 Active 61 DOM
3. 2026-06-16
   days on market $165,900 Active 60 DOM
4. 2026-06-15
   days on market $165,900 Active 59 DOM
5. 2026-06-13
   status $165,900 Active 57 DOM
6. 2026-05-20
   status Pending
7. 2026-03-24
   listed $165,900 Active
8. 2023-03-20
   historical
9. 2022-10-14
   price $204,500
10. 2022-08-11
    price $214,900
11. 2022-08-03
    listed $217,500 Active
12. 2021-09-27
    soldstatus
13. 2021-09-16
    soldstatus
14. 1988-09-01
    soldstatus $18,500

ⓘ 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: $1,216 · $101/mo
• Projected year-2 tax: $2,339 · $195/mo
• Expected delta: +$1,123/yr (+$94/mo · 92.3%)

ⓘ 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,186
• − Mortgage interest: −$9,293
• − Property taxes: −$1,216
• − Insurance: −$830
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$4,826
• Taxable loss: −$48
• Est. tax savings @ 24.0%: +$12
• After-tax cash flow: $2,683/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

+796.8% since first listed

9 events — show timeline

• 2026-05-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-24 Listed $165,900 Heartland MLS as Distributed by MLS Grid
• 2023-03-20 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-10-14 Price Changed $204,500 Heartland MLS as Distributed by MLS Grid
• 2022-08-11 Price Changed $214,900 Heartland MLS as Distributed by MLS Grid
• 2022-08-03 Listed $217,500 Heartland MLS as Distributed by MLS Grid
• 2021-09-27 Sold (Public Records) — Public Records
• 2021-09-16 Sold (Public Records) — Public Records
• 1988-09-01 Sold (Public Records) $18,500 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,216 · +11.5% YoY. Source: county tax records.