6260 Lathrop Ave · Kansas City, KS 66104

$135,000

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 16 Days on market

Built 1950 0.27 ac lot

---

Why this score? — see what drove the C+ 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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• 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

Cute renovated starter home on a corner lot for the person who loves having a nice yard. This home may be eligible for as much as 20% down payment assistance with a great credit score. Imagine payments around half the cost of renting! Call for details! Carpet, kitchen cabinets, and bathroom fixtures are all brand new, and the roof is just a couple of years old.

Key facts

• 0.27 acre lot
• Built 1950
• Listed 15 days

Property features AI

Finance

• Other: Living area approximately 1,040 (source: RPR); Lot roughly 0.27 acres (public records)

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family ranch-style home; Residential property
• Construction: Frame construction; Composition roof; Built approximately 76–100 years ago
• Exterior features: Partial fencing; Not in a flood plain

Interior

• Bedrooms: 3 bedrooms, all on the first floor
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Has cooling (type not specified)
• Interior features: Carpet flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: Hazel Grove Elem (math 6% / reading 15%, grade F, #655 of 684 statewide, top 96%, 551 students, 82% FRL); F L Schlagle High (math 2% / reading 8%, grade F, #319 of 327 statewide, top 99%, 792 students, 79% FRL) — zoned schools at 81% FRL track the district average.
• Market conditions: 150 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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 + 3.0% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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.
6. 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.
7. 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: 1.28% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.45%
• DSCR: 1.60
• GRM: 6.5

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: 3.5%
• Equity multiple: 1.14×
• Total profit: $5,140
• Equity at exit: $20,129

10-year hold

• IRR: 13.1%
• Equity multiple: 2.04×
• Total profit: $39,346
• 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 66104

• Home prices YoY: -20.1%
• Active inventory: 150
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,725 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$175 /mo · $2,098/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $424

Break-even live

Break-even rent $1,189

Max offer price $135,000

Occupancy floor 70%

Sensitivity live

Price	-10% $500	-5% $462	+0% $424	+5% $386	+10% $347
Rent	-10% $287	-5% $356	+0% $424	+5% $492	+10% $560
Rate	-1.0pp $492	-0.5pp $458	base $424	+0.5pp $389	+1.0pp $353

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1707 Meadowlark Ln Kansas City, KS	2.0–3.0	2.0	1236	$1,725	$1.40	25d	1	1.38mi

Listing history 11 events

1. 2026-06-21
   days on market $135,000 Active 16 DOM
2. 2026-06-18
   days on market $135,000 Active 13 DOM
3. 2026-06-17
   days on market $135,000 Active 12 DOM
4. 2026-06-16
   days on market $135,000 Active 11 DOM
5. 2026-06-15
   days on market $135,000 Active 10 DOM
6. 2026-06-13
   days on market $135,000 Active 8 DOM
7. 2026-06-13
   days on market $135,000 Active 7 DOM
8. 2026-06-09
   days on market $135,000 Active 4 DOM
9. 2026-06-08
   days on market $135,000 Active 3 DOM
10. 2026-06-07
    remarks 179-char remark
11. 2026-06-07
    listed $135,000 Active 2 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: $2,098 · $175/mo
• Projected year-2 tax: $2,098 · $175/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 · 17 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: $20,700
• − Mortgage interest: −$7,562
• − Property taxes: −$2,098
• − Insurance: −$675
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$3,927
• Taxable income: $3,126
• Est. tax owed @ 24.0%: −$750
• After-tax cash flow: $4,334/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

+125.0% since first listed

17 events — show timeline

• 2026-06-06 Listed $135,000 Heartland MLS as Distributed by MLS Grid
• 2026-06-05 Coming Soon $135,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-05 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $145,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-21 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-01 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-03-20 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-19 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2019-02-19 Sold (Public Records) — Public Records
• 2019-02-13 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-01-21 Contingent — Heartland MLS as Distributed by MLS Grid
• 2019-01-18 Price Changed $65,000 Heartland MLS as Distributed by MLS Grid
• 2018-12-19 Listed $70,000 Heartland MLS as Distributed by MLS Grid
• 2018-11-06 Sold (Public Records) — Public Records
• 2017-07-11 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2016-01-15 Listed $59,000 Heartland MLS as Distributed by MLS Grid
• 2006-09-26 Listed $60,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+7.8%/yr

Latest (2025): $2,098 · +2.9% YoY. Source: county tax records.