775 Manorcrest Dr · Kansas City, KS 66101

$35,000

2 bd · 1.0 ba · 820 sqft · SingleFamily · 41 Days on market

Built 1942 Fair condition $350/mo HOA · 30% of rent ↓ 12% since listing

---

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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.9/10.0

Listing remarks

Wyco's best kept secret. Enjoy low-maintenance living with HOA-covered exterior upkeep, roof maintenance, and more. This charming 2-bedroom cooperative offers comfortable living with a large living area on the main floor and spacious two bedrooms on the upper level. Serious chefs will love the gas stove. Brand new dishwasher is months old. Sit on the covered front porch and enjoy summer breezes under mature shady trees. Play in the flat backyardCommunity spaces include several parks and green spaces with a fruit orchard along with a clubhouse. Smart lighting, updated plumbing to PEX. Conveniently located near shopping, schools, and major highways

Key facts

• Covered front porch
• Fruit orchard
• Clubhouse

Tags

• HOA-COVERED EXTERIOR UPKEEP
• GAS STOVE
• COVERED FRONT PORCH
• FLAT BACKYARD
• FRUIT ORCHARD
• CLUBHOUSE

Property features AI

Finance

• HOA & community: The Homes Inc association with monthly fee of $350; Association amenities include clubhouse, community center, party room and play area; Association covers building maintenance, roof repair/replacement, parking, trash, water, curbside recycle, snow removal and taxes; Maintenance provided for building exterior, roof repair/replace and snow removal

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer; Cable available; Fiber available; High-speed internet available
• Home design: Residential attached property; 2 stories
• Construction: Vinyl siding; Composition roof
• Exterior features: Porch

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Gas range
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window air conditioning unit(s)
• Interior features: Sun room; Living/dining combo
• Laundry & utility: Washer; Laundry on main level off the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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: 42 active listings in the ZIP; lower-income renter base — watch delinquency; 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).
• This rent runs 32% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($242 loan paydown + $4k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 30% of rent; built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,950 (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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 3.29% ✓
• Cap rate: 17.21%
• Cash-on-cash: 38.99%
• DSCR: 2.73
• GRM: 2.5

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: 48.0%
• Equity multiple: 4.61×
• Total profit: $35,384
• Equity at exit: $31,531

10-year hold

• IRR: 42.0%
• Equity multiple: 10.40×
• Total profit: $92,122
• Equity at exit: $67,997

Cash invested: $9,800 (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 66101

• Home prices YoY: 20.4%
• Active inventory: 42
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,152 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$350
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $252

Break-even live

Break-even rent $833

Max offer price $35,000

Occupancy floor 73%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $350 · $4,200/yr
• Likely covers: gasroof

Listing history 16 events

1. 2026-06-18
   days on market $35,000 Active 41 DOM
2. 2026-06-17
   days on market $35,000 Active 40 DOM
3. 2026-06-16
   days on market $35,000 Active 39 DOM
4. 2026-06-15
   days on market $35,000 Active 38 DOM
5. 2026-06-13
   days on market $35,000 Active 36 DOM
6. 2026-06-13
   days on market $35,000 Active 35 DOM
7. 2026-06-09
   days on market $35,000 Active 32 DOM
8. 2026-06-08
   days on market $35,000 Active 31 DOM
9. 2026-06-07
   days on market $35,000 Active 30 DOM
10. 2026-06-05
    days on market $35,000 Active 27 DOM
11. 2026-06-03
    days on market $35,000 Active 26 DOM
12. 2026-06-02
    days on market $35,000 Active 25 DOM
13. 2026-06-01
    days on market $35,000 Active 24 DOM
14. 2026-05-31
    days on market $35,000 Active 23 DOM
15. 2026-05-21
    price $35,000
16. 2026-05-08
    listed $40,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 16 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: $13,827
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$972
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − HOA: −$4,200
• − Depreciation: −$1,018
• Taxable income: $2,939
• Est. tax owed @ 24.0%: −$705
• After-tax cash flow: $2,318/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations, including repairs to plumbing, painting, and new flooring, to improve its condition and value.

Repairs flagged

• Major Exposed plumbing in kitchen and bathrooms — Needs immediate repair to prevent water damage
• Major Missing cabinet doors in kitchen and bathrooms — Needs replacement for a complete look
• Major Worn countertop in kitchen — Needs replacement for a functional and attractive space
• Major Worn tile in kitchen and bathrooms — Needs replacement for a functional and attractive space
• Major Peeling paint in kitchen and bathrooms — Needs repainting for a fresh look

Value-add opportunities

• Both Painting and repainting — Fresh paint can improve the overall appearance and value of the home
• Both New flooring in kitchen and bathrooms — New flooring can improve the functionality and value of the home
• Both New countertops in kitchen — New countertops can improve the functionality and value of the home
• Both New cabinet doors in kitchen and bathrooms — New cabinet doors can improve the functionality and value of the home
• Both Landscaping and curb appeal — A well-maintained yard can improve the overall appearance and value of the home

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed plumbing in kitchen and bathrooms · Needs immediate repair to prevent water damage	Major	$15,000–50,000
Missing cabinet doors in kitchen and bathrooms · Needs replacement for a complete look	Major	$15,000–50,000
Worn countertop in kitchen · Needs replacement for a functional and attractive space	Major	$15,000–50,000
Worn tile in kitchen and bathrooms · Needs replacement for a functional and attractive space	Major	$15,000–50,000
Peeling paint in kitchen and bathrooms · Needs repainting for a fresh look	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Painting and repainting — Fresh paint can improve the overall appearance and value of the home ↑
• Both New flooring in kitchen and bathrooms — New flooring can improve the functionality and value of the home ↑
• Both New countertops in kitchen — New countertops can improve the functionality and value of the home ↑
• Both New cabinet doors in kitchen and bathrooms — New cabinet doors can improve the functionality and value of the home ↑
• Both Landscaping and curb appeal — A well-maintained yard can improve the overall appearance and value of the home ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-12.5% since first listed

2 events — show timeline

• 2026-05-21 Price Changed $35,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-08 Listed $40,000 Heartland MLS as Distributed by MLS Grid