2900 Woodend Ave · Kansas City, KS 66106

$190,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 9 Days on market

Built 1942 0.46 ac lot Est $218k · 13% 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 +13.4/15.0
• DSCR +4.9/10.0
• 1% rule +4.5/10.0
• 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

This 1056 sq. ft. ranch style home has 3 bedrooms and 1 bathroom

Key facts

• Spacious backyard
• Large yard
• Delightful treehouse

Tags

• BUILT-IN BENCH
• SPACIOUS BACKYARD
• DELIGHTFUL TREEHOUSE
• LARGE YARD

Property features AI

Finance

• Other: Directions: Follow I-35 S to S 24th St in Kansas City; take exit 232A to Merriam Ln
• HOA & community: No association fees; No community maintenance provided

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 1,200 above-grade living area; Ranch-style, 76–100 years old
• Construction: Stucco exterior; Composition roof
• Exterior features: Lot approximately 0.46 acres

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Ranch floor plan; Crawl space basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $93 ($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 $180k (5.1% below list).
• Recommended offer: $180k (5.1% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 35% 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 17y 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 $190k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $180,346 (5.1% below list)

Questions for the listing agent

1. Built in 1942 — 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: 0.95% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $218,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2606 Woodend Ave	0.19mi	3/2.0	1,200 (0%)	3mo	$254,000	$212	84
2611 Yates Ave	0.20mi	3/2.0	1,200 (0%)	10mo	$235,000	$196	78
2643 S 30th St	0.12mi	3/1.0	1,100 (-8%)	3mo	$200,000	$182	78
3027 S 33rd St	0.40mi	3/1.0	1,200 (0%)	6mo	$199,900	$167	76
2800 Vista St	0.11mi	3/2.0	1,308 (+9%)	10mo	$225,000	$172	68
2720 Hagemann St	0.09mi	4/3.0 (+1)	1,332 (+11%)	1mo	$285,000	$214	63
2531 Junction Rd	0.43mi	3/2.0	1,248 (+4%)	7mo	$220,000	$176	63
3110 S 37th St	0.64mi	3/1.0	1,152 (-4%)	1mo	$180,000	$156	62
2206 S 34th St	0.67mi	3/1.0	1,120 (-7%)	1mo	$199,000	$178	57
3421 Victoria Dr	0.64mi	3/2.0	1,152 (-4%)	8mo	$249,950	$217	53
3148 S 37th St	0.69mi	3/2.0	1,056 (-12%)	11mo	$229,900	$218	35
2620 S 40th Ter	0.73mi	2/1.0 (-1)	1,040 (-13%)	6mo	$52,000	$50	34

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: $-24,845
• Equity at exit: $28,330

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-13,873
• Equity at exit: $16,428

Cash invested: $53,200 (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: 92
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,803 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$256 /mo · $3,078/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $93

Break-even live

Break-even rent $1,686

Max offer price $190,000

Occupancy floor 90%

Sensitivity live

Price	-10% $200	-5% $146	+0% $93	+5% $39	+10% $-15
Rent	-10% $-50	-5% $21	+0% $93	+5% $164	+10% $235
Rate	-1.0pp $188	-0.5pp $141	base $93	+0.5pp $43	+1.0pp $-7

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6524 W 51st St Mission, KS	2.0	1.0	1067	$1,450	$1.36	23d	1	1.01mi
4916 Juniper Dr Roeland Park, KS	2.0	1.5	864	$1,750	$2.03	23d	1	1.26mi
4813 Woodward St Shawnee, KS	3.0	2.0	1050	$1,695	$1.61	4d	1	1.37mi
2118 S 47th St Kansas City, KS	3.0	1.0	1008	$2,400	$2.38	19d	1	1.49mi

Listing history 7 events

1. 2026-06-21
   days on market $190,000 Active 9 DOM
2. 2026-06-18
   days on market $190,000 Active 6 DOM
3. 2026-06-17
   days on market $190,000 Active 5 DOM
4. 2026-06-16
   days on market $190,000 Active 4 DOM
5. 2026-06-15
   days on market $190,000 Active 3 DOM
6. 2026-06-13
   remarks 533-char remark
7. 2026-06-13
   listed $190,000 Active 1 DOM

ⓘ 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: $3,078 · $256/mo
• Projected year-2 tax: $3,078 · $256/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: $21,642
• − Mortgage interest: −$10,643
• − Property taxes: −$3,078
• − Insurance: −$950
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − Depreciation: −$5,527
• Taxable loss: −$2,019
• Est. tax savings @ 24.0%: +$485
• After-tax cash flow: $1,597/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

+393.5% since first listed

5 events — show timeline

• 2026-06-12 Listed $190,000 Heartland MLS as Distributed by MLS Grid
• 2019-08-07 Sold (Public Records) $70,000 Public Records
• 2010-01-13 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-11-13 Listed $7,000 Heartland MLS as Distributed by MLS Grid
• 1995-08-01 Sold (Public Records) $38,500 Public Records

Property tax history

+7.4%/yr

Latest (2025): $3,078 · +14.3% YoY. Source: county tax records.