4415 August Ln · Kansas City, KS 66106

$90,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 362 Days on market

Built 1930 0.28 ac lot Est $173k · 48% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This House is for sale AS IS, Only CASH , Needs a lot of work. Price is only set as a starting point, seller can negociate.

Key facts

• Quarter acre
• Quick hwy access
• New roof

Tags

• NEW ROOF
• QUARTER ACRE
• QUICK HWY ACCESS

Property features AI

Finance

• Other: Not in a flood plain; Approximately 968 living area (from public records); Age approximately 76-100 years; Directions: N on I-635 to Swartz Rd exit; E on Swartz Rd to S 44th St; S on S 44th St to August Ln
• HOA & community: No association fees

Exterior

• Parking: Attached garage (1 car) and off-street parking; garage faces front
• Utilities: Septic tank; No municipal water listed
• Home design: Single-family residence; Bungalow floor plan; Residential property
• Construction: Frame construction; Composition roof; Has full basement
• Exterior features: Corner lot; Exterior in fixer condition

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: No central heating; No central air
• Interior features: Formal dining area; Office
• Laundry & utility: Laundry on lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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: 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: 94 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 32% 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 $622 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 362 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $20k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 362 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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: 1.81% ✓
• Cap rate: 15.13%
• Cash-on-cash: 31.57%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $172,800
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4924 August Ln	0.72mi	2/1.0	980 (+2%)	7mo	$155,000	$158	57
5001 Argentine Blvd	0.74mi	3/1.0 (+1)	1,012 (+5%)	6mo	$225,000	$222	46
4920 Argentine Blvd	0.72mi	3/1.5 (+1)	911 (-5%)	15mo	$185,000	$203	38
1039 S 50th Dr	0.71mi	3/1.0 (+1)	1,002 (+4%)	22mo	$180,000	$180	36
1537 S 49th St	0.72mi	1/1.0 (-1)	1,041 (+8%)	19mo	$150,000	$144	32

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: 26.5%
• Equity multiple: 2.10×
• Total profit: $27,669
• Equity at exit: $13,419

10-year hold

• IRR: 34.1%
• Equity multiple: 4.12×
• Total profit: $78,575
• Equity at exit: $7,782

Cash invested: $25,200 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,631 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$116 /mo · $1,397/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $663

Break-even live

Break-even rent $792

Max offer price $90,000

Occupancy floor 54%

Sensitivity live

Price	-10% $714	-5% $688	+0% $663	+5% $638	+10% $612
Rent	-10% $534	-5% $599	+0% $663	+5% $727	+10% $792
Rate	-1.0pp $708	-0.5pp $686	base $663	+0.5pp $640	+1.0pp $616

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2118 S 47th St Kansas City, KS	3.0	1.0	1008	$2,400	$2.38	18d	1	1.19mi

Listing history 22 events

1. 2025-09-24
   price $90,000
2. 2025-09-08
   price $95,000
3. 2025-07-05
   price $100,000
4. 2025-06-20
   price $105,000
5. 2025-05-29
   listed $110,000 Active
6. 2023-12-06
   soldstatus
7. 2023-12-01
   soldstatus Closed 123-char remark

   Show marketing remark (123 chars)

   This House is for sale AS IS, Only CASH , Needs a lot of work. Price is only set as a starting point, seller can negociate.

8. 2023-11-26
   status Pending 123-char remark

   Show marketing remark (123 chars)

   This House is for sale AS IS, Only CASH , Needs a lot of work. Price is only set as a starting point, seller can negociate.

9. 2023-10-27
   status Active 123-char remark

   Show marketing remark (123 chars)

   This House is for sale AS IS, Only CASH , Needs a lot of work. Price is only set as a starting point, seller can negociate.

10. 2023-10-10
    status Pending 123-char remark

    Show marketing remark (123 chars)

    This House is for sale AS IS, Only CASH , Needs a lot of work. Price is only set as a starting point, seller can negociate.

11. 2023-09-18
    status Active 123-char remark

    Show marketing remark (123 chars)

    This House is for sale AS IS, Only CASH , Needs a lot of work. Price is only set as a starting point, seller can negociate.

12. 2023-09-10
    status Pending 123-char remark

    Show marketing remark (123 chars)

    This House is for sale AS IS, Only CASH , Needs a lot of work. Price is only set as a starting point, seller can negociate.

13. 2023-08-25
    status Active 123-char remark

    Show marketing remark (123 chars)

    This House is for sale AS IS, Only CASH , Needs a lot of work. Price is only set as a starting point, seller can negociate.

14. 2023-08-05
    historical 123-char remark

    Show marketing remark (123 chars)

    This House is for sale AS IS, Only CASH , Needs a lot of work. Price is only set as a starting point, seller can negociate.

15. 2023-08-02
    listed $70,000 Active 123-char remark

    Show marketing remark (123 chars)

    This House is for sale AS IS, Only CASH , Needs a lot of work. Price is only set as a starting point, seller can negociate.

16. 2020-04-23
    soldstatus
17. 2020-04-21
    soldstatus Sold 323-char remark

    Show marketing remark (323 chars)

    Great Price REDUCTION. Really nice corner lot. Lots of potential. Being sold in as is condition. Cash sale only. 2 bedroom, formal dining room, large kitchen, fireplace in living room, small office or den off living room. Screened in porch off of the dining room. Breezeway attached from kitchen to garage. Really nice lot.

18. 2020-03-24
    status Pending 323-char remark

    Show marketing remark (323 chars)

    Great Price REDUCTION. Really nice corner lot. Lots of potential. Being sold in as is condition. Cash sale only. 2 bedroom, formal dining room, large kitchen, fireplace in living room, small office or den off living room. Screened in porch off of the dining room. Breezeway attached from kitchen to garage. Really nice lot.

19. 2020-03-11
    price $30,000 323-char remark

    Show marketing remark (323 chars)

    Great Price REDUCTION. Really nice corner lot. Lots of potential. Being sold in as is condition. Cash sale only. 2 bedroom, formal dining room, large kitchen, fireplace in living room, small office or den off living room. Screened in porch off of the dining room. Breezeway attached from kitchen to garage. Really nice lot.

20. 2020-02-12
    price $34,900 323-char remark

    Show marketing remark (323 chars)

    Great Price REDUCTION. Really nice corner lot. Lots of potential. Being sold in as is condition. Cash sale only. 2 bedroom, formal dining room, large kitchen, fireplace in living room, small office or den off living room. Screened in porch off of the dining room. Breezeway attached from kitchen to garage. Really nice lot.

21. 2020-01-14
    price $39,900 323-char remark

    Show marketing remark (323 chars)

    Great Price REDUCTION. Really nice corner lot. Lots of potential. Being sold in as is condition. Cash sale only. 2 bedroom, formal dining room, large kitchen, fireplace in living room, small office or den off living room. Screened in porch off of the dining room. Breezeway attached from kitchen to garage. Really nice lot.

22. 2019-12-19
    listed $44,900 Active 323-char remark

    Show marketing remark (323 chars)

    Great Price REDUCTION. Really nice corner lot. Lots of potential. Being sold in as is condition. Cash sale only. 2 bedroom, formal dining room, large kitchen, fireplace in living room, small office or den off living room. Screened in porch off of the dining room. Breezeway attached from kitchen to garage. Really nice lot.

ⓘ 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: $1,397 · $116/mo
• Projected year-2 tax: $1,397 · $116/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 · 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: $19,578
• − Mortgage interest: −$5,041
• − Property taxes: −$1,397
• − Insurance: −$450
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − Depreciation: −$2,618
• Taxable income: $6,939
• Est. tax owed @ 24.0%: −$1,665
• After-tax cash flow: $6,290/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): 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

+100.4% since first listed

22 events — show timeline

• 2025-09-24 Price Changed $90,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-08 Price Changed $95,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-05 Price Changed $100,000 Heartland MLS as Distributed by MLS Grid
• 2025-06-20 Price Changed $105,000 Heartland MLS as Distributed by MLS Grid
• 2025-05-29 Listed $110,000 Heartland MLS as Distributed by MLS Grid
• 2023-12-06 Sold (Public Records) — Public Records
• 2023-12-01 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-11-26 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-10-27 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-10-10 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-09-18 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-09-10 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-08-25 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-08-05 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-08-02 Listed $70,000 Heartland MLS as Distributed by MLS Grid
• 2020-04-23 Sold (Public Records) — Public Records
• 2020-04-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-03-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-03-11 Price Changed $30,000 Heartland MLS as Distributed by MLS Grid
• 2020-02-12 Price Changed $34,900 Heartland MLS as Distributed by MLS Grid
• 2020-01-14 Price Changed $39,900 Heartland MLS as Distributed by MLS Grid
• 2019-12-19 Listed $44,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.0%/yr

Latest (2025): $1,397 · +46.1% YoY. Source: county tax records.