1514 Southwest Blvd · Kansas City, KS 66103

$135,000

3 bd · 2.0 ba · 1,377 sqft · SingleFamily public records · 41 Days on market

Built 1910 3,485 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Easy access to hiways and hospitals from this 1.5 story home. Huge kitchen with great counter space and large pantry in large laundry room off kitchen. The master bedroom has two closets and space for bed and sitting area. One full bath on the main level. Upstairs has another spacious full bath and two more bedrooms. This would make a great rental since it is located close to KU Medical Center and Downtown. Front porch for greeting your guests and large patio out back for grilling. Fully fenced and a 1 car garage.

Key facts

• 3,485 sq ft lot
• Garage
• Built 1910

Property features AI

Finance

• Financial info: Annual tax amount reported
• HOA & community: No association fees

Exterior

• Parking: Detached garage (1 car); Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 1.5 to 2 story floor plan; About 1,377 above-grade living area (public records)
• Construction: Wood siding; Composition roof; Built over 100 years ago
• Exterior features: Lot approximately 3,485 square feet; Located in an area with unknown flood-plain status; Directions: On Southwest Blvd., west of I-35 off Mission Rd exit

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Stone/rock basement; Basement present; Natural gas heating; Electric cooling

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.9% 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 (+5.8%/yr); 57 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).
• At $3,286/mo this rent would consume 75% of the median local household income ($52k/yr) (locally 805% 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 $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 + 5.8% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y ago; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1910 — 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: 2.43% ✓
• Cap rate: 20.95%
• Cash-on-cash: 52.34%
• DSCR: 3.33
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.78% rent growth · sell at horizon

5-year hold

• IRR: 53.5%
• Equity multiple: 3.45×
• Total profit: $92,628
• Equity at exit: $20,129

10-year hold

• IRR: 59.7%
• Equity multiple: 7.80×
• Total profit: $257,141
• 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 66103

• Home prices YoY: -20.2%
• Rents YoY: 5.8%
• Active inventory: 57
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $3,286 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$183 /mo · $2,199/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$690
• Net cashflow: $1,649

Break-even live

Break-even rent $1,199

Max offer price $135,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,725	-5% $1,687	+0% $1,649	+5% $1,610	+10% $1,572
Rent	-10% $1,389	-5% $1,519	+0% $1,649	+5% $1,778	+10% $1,908
Rate	-1.0pp $1,717	-0.5pp $1,683	base $1,649	+0.5pp $1,614	+1.0pp $1,578

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3600 Rainbow Blvd Kansas City, KS	2.0	1.0–2.0	811	$3,310	$4.08	11d	38	0.94mi
3895 State Line Rd Kansas City, MO	1.0–2.0	1.0–2.0	802	$4,594	$5.72	11d	1	1.29mi
3939 State Line Rd Kansas City, MO	2.0	1.0–2.0	939	$2,740	$2.92	4d	53	1.31mi
4904 Fontana St Roeland Park, KS	3.0	2.0	1834	$2,700	$1.47	15d	1	1.40mi
4336 Bell St Kansas City, MO	2.0	3.0	1820	$2,575	$1.41	20d	1	1.49mi
2200 W 47th Pl Mission, KS	3.0	1.0–2.0	1053	$5,637	$5.35	3d	3	1.50mi

Listing history 21 events

1. 2026-06-02
   status $135,000 Pending 41 DOM
2. 2026-06-01
   days on market $135,000 Active 41 DOM
3. 2026-05-31
   days on market $135,000 Active 40 DOM
4. 2026-05-19
   price $135,000
5. 2026-04-21
   listed $142,500 Active
6. 2016-06-23
   soldstatus
7. 2016-06-13
   soldstatus Sold 519-char remark

   Show marketing remark (519 chars)

   Easy access to hiways and hospitals from this 1.5 story home. Huge kitchen with great counter space and large pantry in large laundry room off kitchen. The master bedroom has two closets and space for bed and sitting area. One full bath on the main level. Upstairs has another spacious full bath and two more bedrooms. This would make a great rental since it is located close to KU Medical Center and Downtown. Front porch for greeting your guests and large patio out back for grilling. Fully fenced and a 1 car garage.

8. 2016-05-17
   status Pending 519-char remark

   Show marketing remark (519 chars)

   Easy access to hiways and hospitals from this 1.5 story home. Huge kitchen with great counter space and large pantry in large laundry room off kitchen. The master bedroom has two closets and space for bed and sitting area. One full bath on the main level. Upstairs has another spacious full bath and two more bedrooms. This would make a great rental since it is located close to KU Medical Center and Downtown. Front porch for greeting your guests and large patio out back for grilling. Fully fenced and a 1 car garage.

9. 2016-04-09
   price $55,000 519-char remark

   Show marketing remark (519 chars)

   Easy access to hiways and hospitals from this 1.5 story home. Huge kitchen with great counter space and large pantry in large laundry room off kitchen. The master bedroom has two closets and space for bed and sitting area. One full bath on the main level. Upstairs has another spacious full bath and two more bedrooms. This would make a great rental since it is located close to KU Medical Center and Downtown. Front porch for greeting your guests and large patio out back for grilling. Fully fenced and a 1 car garage.

10. 2016-04-06
    listed $50,000 Active 519-char remark

    Show marketing remark (519 chars)

    Easy access to hiways and hospitals from this 1.5 story home. Huge kitchen with great counter space and large pantry in large laundry room off kitchen. The master bedroom has two closets and space for bed and sitting area. One full bath on the main level. Upstairs has another spacious full bath and two more bedrooms. This would make a great rental since it is located close to KU Medical Center and Downtown. Front porch for greeting your guests and large patio out back for grilling. Fully fenced and a 1 car garage.

11. 2013-06-06
    listed $59,900 289-char remark

    Show marketing remark (289 chars)

    Nice 3 bedroom, 2 bath on SW boulevard. Updates in Kitchen and Bathrooms. Nice fenced front yard, and mature landscaping. Has been rebuilt, and upgraded. Rooms are very spacious. Great front porch. Updated plumbing and electrical with over under and custom cabinet lighting in the kitchen.

12. 2013-06-03
    historical
13. 2013-05-22
    listed $59,000
14. 2013-03-05
    historical
15. 2012-11-07
    listed $59,850
16. 2012-01-19
    historical
17. 2011-07-19
    listed $70,000
18. 2010-07-11
    historical
19. 2010-01-15
    listed $59,000
20. 2009-12-18
    historical
21. 2009-12-09
    listed $79,900

ⓘ 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: $2,199 · $183/mo
• Projected year-2 tax: $2,199 · $183/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 ≥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: $39,434
• − Mortgage interest: −$7,562
• − Property taxes: −$2,199
• − Insurance: −$675
• − Repairs & maintenance: −$3,155
• − Management: −$3,155
• − Depreciation: −$3,927
• Taxable income: $18,761
• Est. tax owed @ 24.0%: −$4,503
• After-tax cash flow: $15,280/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): 12,730
• Household income: $52,479
• Rent vs Own: 59.4% rent · 40.6% own
• Severe rent burden: 805.0

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 0.69)
• Race & ethnicity: White 45% Hispanic / Latino 31% Two or more races 12% Black 12% Asian 6% Native American 3%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 1%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 74% English-only · Spanish 20% Other Indo-European 1% Other Asian/Pacific 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: ▼ -93.15%
• Current HPI: 368.8332
• Rent YoY: ▲ 5.78%
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

+69.0% since first listed

18 events — show timeline

• 2026-05-19 Price Changed $135,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-21 Listed $142,500 Heartland MLS as Distributed by MLS Grid
• 2016-06-23 Sold (Public Records) — Public Records
• 2016-06-13 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-05-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2016-04-09 Price Changed $55,000 Heartland MLS as Distributed by MLS Grid
• 2016-04-06 Listed $50,000 Heartland MLS as Distributed by MLS Grid
• 2013-06-06 Listed $59,900 Heartland MLS as Distributed by MLS Grid
• 2013-06-03 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2013-05-22 Listed $59,000 Heartland MLS as Distributed by MLS Grid
• 2013-03-05 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2012-11-07 Listed $59,850 Heartland MLS as Distributed by MLS Grid
• 2012-01-19 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2011-07-19 Listed $70,000 Heartland MLS as Distributed by MLS Grid
• 2010-07-11 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2010-01-15 Listed $59,000 Heartland MLS as Distributed by MLS Grid
• 2009-12-18 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2009-12-09 Listed $79,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+13.0%/yr

Latest (2025): $2,199 · +13.9% YoY. Source: county tax records.