2560 N 17th St · Kansas City, KS 66104

$228,000

4 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 42 Days on market

Built 1916 5,227 sqft lot

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Why this score? — see what drove the D 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 +16.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• 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 all electric rehabb has newer roof new HAVAC Ready to move in or immidiate cash flow. Cute, Cute, Cute inside with tandem upstairs bedrooms. Seller willing to package price with mls# 1695643 1954 N 31st st.

Key facts

• 5,227 sq ft lot
• Built 1916
• Listed 41 days

Property features AI

Finance

• Other: Property age: 101 years or more

Exterior

• Parking: Other parking (unspecified)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Bungalow floor plan; Facing / orientation not specified; 1,494 above-grade living area (per public records)
• Construction: Frame construction with metal and vinyl siding; Composition roof; Partial concrete basement
• Exterior features: Porch; Wood fencing; City lot; Paved road access

Interior

• Kitchen: Quartz countertops; Kitchen island; Eat-in breakfast area
• Bedrooms: 4 bedrooms total; Main level bedrooms: bedroom(s) on the main floor; Second level bedrooms: two bedrooms on the second floor
• Flooring: Carpet; Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Ceiling fans; Custom cabinets; Kitchen island; Vaulted ceilings; Thermal windows; Family room; Main floor primary bedroom; Main floor bedroom; Mud room; Breakfast area / eat-in kitchen
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $228k.

Deal economics

• At list price, monthly cash flow is $125 ($2k/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 $193k (15.3% below list).
• Recommended offer: $193k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Wyandotte High (math 2% / reading 3%, grade F, #325 of 327 statewide, top 99%, 1,832 students, 83% FRL) — zoned schools at 83% FRL track the district average.
• Market conditions: 150 active listings in the ZIP; 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $70k; list at $228k implies a 226% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $193,208 (15.3% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.36%
• DSCR: 1.10
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.6%
• Equity multiple: 0.55×
• Total profit: $-29,037
• Equity at exit: $33,996

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-15,318
• Equity at exit: $19,713

Cash invested: $63,840 (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 66104

• Home prices YoY: -20.1%
• Active inventory: 150
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,932 medium
• Mortgage (P&I): −$1,196
• Tax from tax record: −$110 /mo · $1,323/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $125

Break-even live

Break-even rent $1,773

Max offer price $228,000

Occupancy floor 89%

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: $57,000
• Closing costs: $6,840
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $228,000 Active 42 DOM
2. 2026-06-17
   days on market $228,000 Active 41 DOM
3. 2026-06-16
   days on market $228,000 Active 40 DOM
4. 2026-06-15
   days on market $228,000 Active 39 DOM
5. 2026-06-13
   days on market $228,000 Active 37 DOM
6. 2026-06-13
   days on market $228,000 Active 36 DOM
7. 2026-06-09
   days on market $228,000 Active 33 DOM
8. 2026-06-08
   days on market $228,000 Active 32 DOM
9. 2026-06-07
   days on market $228,000 Active 31 DOM
10. 2026-06-05
    days on market $228,000 Active 28 DOM
11. 2026-06-03
    days on market $228,000 Active 27 DOM
12. 2026-06-02
    days on market $228,000 Active 26 DOM
13. 2026-06-01
    days on market $228,000 Active 25 DOM
14. 2026-05-31
    days on market $228,000 Active 24 DOM
15. 2026-05-08
    listed $228,000 Active
16. 2026-04-22
    historical $228,000
17. 2024-12-11
    soldstatus
18. 2020-12-09
    soldstatus $69,900
19. 2020-08-21
    soldstatus
20. 2011-03-22
    historical 211-char remark

    Show marketing remark (211 chars)

    This all electric rehabb has newer roof new HAVAC Ready to move in or immidiate cash flow. Cute, Cute, Cute inside with tandem upstairs bedrooms. Seller willing to package price with mls# 1695643 1954 N 31st st.

21. 2010-09-22
    listed $30,000 211-char remark

    Show marketing remark (211 chars)

    This all electric rehabb has newer roof new HAVAC Ready to move in or immidiate cash flow. Cute, Cute, Cute inside with tandem upstairs bedrooms. Seller willing to package price with mls# 1695643 1954 N 31st st.

ⓘ 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: $1,323 · $110/mo
• Projected year-2 tax: $3,215 · $268/mo
• Expected delta: +$1,891/yr (+$158/mo · 142.9%)

ⓘ 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: $23,185
• − Mortgage interest: −$12,772
• − Property taxes: −$1,323
• − Insurance: −$1,140
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$6,633
• Taxable loss: −$2,392
• Est. tax savings @ 24.0%: +$574
• After-tax cash flow: $2,079/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
• City population: 130,206
• Population (ZIP): 26,820

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 37% Black 32% White 20% Two or more races 15% Asian 5% Native American 3%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Iranian 1%
• Foreign-born: 20% · Canada, Philippines
• Languages at home: 61% English-only · Spanish 32% Other Asian/Pacific 4% Vietnamese 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: ▼ -131.50%
• Current HPI: 523.3956
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+660.0% since first listed

7 events — show timeline

• 2026-05-08 Listed $228,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-22 Coming Soon $228,000 Heartland MLS as Distributed by MLS Grid
• 2024-12-11 Sold (Public Records) — Public Records
• 2020-12-09 Sold (Public Records) $69,900 Public Records
• 2020-08-21 Sold (Public Records) — Public Records
• 2011-03-22 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2010-09-22 Listed $30,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+11.3%/yr

Latest (2025): $1,323 · +11.4% YoY. Source: county tax records.