8535 Georgia Ave · Kansas City, KS 66109

$95,000

3 bd · 1.5 ba · 1,008 sqft · SingleFamily public records · 2 Days on market

Built 1948 0.32 ac lot

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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
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special! This property is a full rehab opportunity and is being sold as-is. Home is currently boarded up and will require extensive repairs and renovations throughout. Ideal for seasoned investors looking for their next project or redevelopment opportunity. Conveniently located just a few miles from The Legends with easy access to shopping, restaurants, and grocery stores. Bring your vision and turn this property into something new. Cash or renovation financing only.

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1948

Property features AI

Exterior

• Parking: Built-in garage; Garage faces side; 2-car garage
• Utilities: No water source specified
• Home design: Single-family residence; Ranch style; Residential property
• Construction: Wood siding; Composition roof; Estimated age: 76–100 years
• Exterior features: Metal fencing; Lot approximately 13,939 square feet

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: No heating; No cooling
• Interior features: Ranch floor plan; Basement with garage entrance (unfinished)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 13.5% 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: schools F, 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.
• Market conditions: Rents soft (-1.8%/yr); 239 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $657 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $33k; list at $95k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.77% ✓
• Cap rate: 13.47%
• Cash-on-cash: 25.62%
• DSCR: 2.14
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.60×
• Total profit: $15,932
• Equity at exit: $14,165

10-year hold

• IRR: 21.7%
• Equity multiple: 2.57×
• Total profit: $41,735
• Equity at exit: $8,214

Cash invested: $26,600 (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 66109

• Rents YoY: -1.8%
• Active inventory: 239
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,685 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$226 /mo · $2,708/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $568

Break-even live

Break-even rent $966

Max offer price $95,000

Occupancy floor 61%

Sensitivity live

Price	-10% $622	-5% $595	+0% $568	+5% $541	+10% $514
Rent	-10% $435	-5% $501	+0% $568	+5% $635	+10% $701
Rate	-1.0pp $616	-0.5pp $592	base $568	+0.5pp $543	+1.0pp $518

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8343 Leavenworth Rd Kansas City, KS	1.0–2.0	1.0	654	$1,049	$1.60	16d	4	0.51mi
2209 N 82nd Ter Kansas City, KS	3.0	3.0	1190	$2,100	$1.76	5d	1	0.55mi
8230 Monroe Dr Kansas City, KS	1.0–2.0	1.0	650	$1,299	$2.00	25d	2	1.44mi

Listing history 4 events

1. 2026-05-22
   status Pending
2. 2026-05-21
   listed $95,000 Active
3. 2026-05-19
   historical $95,000
4. 1991-08-01
   soldstatus $32,950

ⓘ 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: $2,708 · $226/mo
• Projected year-2 tax: $2,708 · $226/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,224
• − Mortgage interest: −$5,321
• − Property taxes: −$2,708
• − Insurance: −$475
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$2,764
• Taxable income: $5,720
• Est. tax owed @ 24.0%: −$1,373
• After-tax cash flow: $5,443/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
• County: Wyandotte County · 130,206 people
• City population: 130,206
• Metro: Kansas City, MO-KS
• Population (ZIP): 28,355
• Household income: $102,593
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 285.0

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 0.64)
• Race & ethnicity: White 55% Black 18% Hispanic / Latino 13% Two or more races 13% Asian 7%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 2%
• Foreign-born: 9% · Canada, Philippines, China
• Languages at home: 88% English-only · Spanish 5% Other Asian/Pacific 5% 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: ▼ -242.32%
• Current HPI: 182.7335
• Rent YoY: ▼ -1.79%
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

+188.3% since first listed

4 events — show timeline

• 2026-05-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-21 Listed $95,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-19 Coming Soon $95,000 Heartland MLS as Distributed by MLS Grid
• 1991-08-01 Sold (Public Records) $32,950 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,708 · +16.5% YoY. Source: county tax records.