4616 Berry Rd · Kansas City, KS 66106

$214,900

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 27 Days on market

Built 1953 10,495 sqft lot Est $227k · 5% under

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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 +16.0/30.0
• ARV discount +10.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready home on a low-traffic dead end street! Large, fully fenced, treed back yard great for enjoying and outdoor entertaining! Hardwood floors throughout the living room and bedrooms! Remodeled bath with updated fixtures and tile floor! Spacious, eat-in kitchen with new oven and microwave. NEW Furnace too! Roof is only 5 years old. Lots of extra space in the basement for storage or a workshop! Convenient location close to highway access.

Key facts

• 0.24 acre lot
• Garage
• Built 1953

Property features AI

Finance

• Financial info: Tax information available (details excluded)

Exterior

• Parking: Attached garage with basement entry (1 garage space); Garage faces front
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single-family residence; Raised ranch floor plan; Facing direction not provided
• Construction: Metal siding; Composition roof; Full basement with garage entrance and inside entrance; Built approximately 51–75 years ago
• Exterior features: Satellite dish allowed; City lot (approx. 85 x 125)

Interior

• Kitchen: Kitchen with ceiling fan
• Bedrooms: 3 bedrooms (all on the first floor)
• Flooring: Carpet throughout main rooms and bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Ceiling fans; Walk-in closets; Sun room; Kit/Dining combo
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/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 $207k (3.8% below list).
• Recommended offer: $207k (3.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: crime F, employment D-.
• Turner-Kansas City (urban): math 15% / reading 22% proficiency, ranked #161 of 169 in KS (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Junction Elementary (math 37% / reading 42%, grade F, #321 of 684 statewide, top 52%, 245 students, 69% FRL); Turner Middle School (math 9% / reading 12%, grade F, #198 of 219 statewide, top 90%, 571 students, 73% FRL); Turner High (math 5% / reading 8%, grade F, #318 of 327 statewide, top 97%, 1,171 students, 71% FRL).
• Market conditions: 92 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).
• This rent runs 40% 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 $1k of loan paydown is wiped out by about $6k 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 27 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $206,742 (3.8% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.96% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $227,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4737 Gibbs Rd	0.24mi	3/1.0	1,170 (+4%)	1mo	$190,000	$162	80
4118 Gibbs Rd	0.45mi	3/1.0	1,140 (+2%)	2mo	$259,990	$228	74
2316 S 47th Ter	0.19mi	3/1.0	1,256 (+12%)	3mo	$255,000	$203	69
2613 S 49th St	0.57mi	3/2.0	1,105 (-1%)	1mo	$239,950	$217	66
5133 Harmony Dr	0.75mi	3/1.0	1,140 (+2%)	3mo	$220,000	$193	60
5005 Dodson Ave	0.56mi	3/1.0	1,012 (-10%)	4mo	$140,000	$138	54
2513 S 48th St	0.40mi	3/1.5	960 (-14%)	2mo	$205,000	$214	54
4721 Oak Grove Rd	0.47mi	3/1.0	960 (-14%)	2mo	$225,000	$234	53
2720 S 42nd St	0.71mi	3/2.0	1,044 (-7%)	3mo	$240,000	$230	49
2620 S 40th Ter	0.71mi	2/1.0 (-1)	1,040 (-7%)	6mo	$52,000	$50	45
3800 Gibbs Rd	0.64mi	2/1.0 (-1)	986 (-12%)	6mo	$160,000	$162	40
1641 S 49th Ter	0.75mi	2/2.0 (-1)	1,230 (+10%)	5mo	$210,000	$171	36

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-28,091
• Equity at exit: $32,042

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-15,633
• Equity at exit: $18,581

Cash invested: $60,172 (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: 92
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,067 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$312 /mo · $3,744/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $105

Break-even live

Break-even rent $1,935

Max offer price $214,900

Occupancy floor 90%

Sensitivity live

Price	-10% $226	-5% $166	+0% $105	+5% $44	+10% $-17
Rent	-10% $-59	-5% $23	+0% $105	+5% $186	+10% $268
Rate	-1.0pp $213	-0.5pp $159	base $105	+0.5pp $49	+1.0pp $-8

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	19d	1	0.11mi
2633 S 49th St Kansas City, KS	3.0	1.0	816	$1,350	$1.65	9d	1	0.63mi
2550 S 51st St Kansas City, KS	2.0	1.0	744	$1,395	$1.88	22d	1	0.71mi
5012 Powell Ave Kansas City, KS	3.0	2.0	1452	$1,895	$1.31	16d	1	1.17mi
4813 Woodward St Shawnee, KS	3.0	2.0	1050	$1,695	$1.61	4d	1	1.33mi

Listing history 17 events

1. 2026-06-03
   days on market $214,900 Active 27 DOM
2. 2026-06-02
   days on market $214,900 Active 26 DOM
3. 2026-06-01
   days on market $214,900 Active 25 DOM
4. 2026-05-31
   days on market $214,900 Active 24 DOM
5. 2026-05-19
   historical Active Under Contract
6. 2026-05-08
   listed $214,900 Active
7. 2026-04-24
   historical $214,900
8. 2026-04-23
   historical
9. 2026-04-14
   historical
10. 2014-03-31
    soldstatus
11. 2014-03-28
    soldstatus 449-char remark

    Show marketing remark (449 chars)

    Move-in ready home on a low-traffic dead end street! Large, fully fenced, treed back yard great for enjoying and outdoor entertaining! Hardwood floors throughout the living room and bedrooms! Remodeled bath with updated fixtures and tile floor! Spacious, eat-in kitchen with new oven and microwave. NEW Furnace too! Roof is only 5 years old. Lots of extra space in the basement for storage or a workshop! Convenient location close to highway access.

12. 2013-09-24
    listed $97,900 449-char remark

    Show marketing remark (449 chars)

    Move-in ready home on a low-traffic dead end street! Large, fully fenced, treed back yard great for enjoying and outdoor entertaining! Hardwood floors throughout the living room and bedrooms! Remodeled bath with updated fixtures and tile floor! Spacious, eat-in kitchen with new oven and microwave. NEW Furnace too! Roof is only 5 years old. Lots of extra space in the basement for storage or a workshop! Convenient location close to highway access.

13. 2008-09-23
    historical
14. 2008-01-24
    listed $110,000
15. 2005-04-01
    soldstatus
16. 2005-03-30
    soldstatus
17. 2004-09-05
    listed $104,900

ⓘ 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: $3,744 · $312/mo
• Projected year-2 tax: $3,744 · $312/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 · 16 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: $24,809
• − Mortgage interest: −$12,038
• − Property taxes: −$3,744
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − Depreciation: −$6,252
• Taxable loss: −$2,268
• Est. tax savings @ 24.0%: +$544
• After-tax cash flow: $1,802/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: Turner-Kansas City
• NCES district ID: 2012360
• Math proficiency: 15% ▼ -5.00%
• Reading proficiency: 22% ▼ -1.00%
• Median HH income: $45,753
• Composite: 16.24/100
• National rank: #9222
• State rank: #161 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

+104.9% since first listed

13 events — show timeline

• 2026-05-19 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-05-08 Listed $214,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-24 Coming Soon $214,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-14 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2014-03-31 Sold (Public Records) — Public Records
• 2014-03-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2013-09-24 Listed $97,900 Heartland MLS as Distributed by MLS Grid
• 2008-09-23 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2008-01-24 Listed $110,000 Heartland MLS as Distributed by MLS Grid
• 2005-04-01 Sold (Public Records) — Public Records
• 2005-03-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-09-05 Listed $104,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.4%/yr

Latest (2025): $3,744 · +12.1% YoY. Source: county tax records.