842 Barnett Ave · Kansas City, KS 66101

$199,950

2 bd · 1.0 ba · 1,327 sqft · SingleFamily public records · 14 Days on market

Built 1920 4,792 sqft lot

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• Schools +0.9/10.0
• DSCR +0.8/10.0

Listing remarks MLS

MOVE IN READY!!!! Hardwood floors very clean house for your first time buyer

Key facts

• Established area
• Major roadways
• Parks

Tags

• LOCAL SHOPS
• SCHOOLS
• PARKS
• DINING
• MAJOR ROADWAYS
• ESTABLISHED AREA

Property features AI

Finance

• Other: Above- and below-grade finished areas reported (per public records); Total living area reported
• Financial info: Annual tax amount reported

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Bungalow floor plan; Residential property
• Construction: Brick/mortar construction; Composition roof; Approximately 101+ years old
• Exterior features: Not in a flood plain; Lot approximately 4,792 square feet

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Electric cooling
• Interior features: Full basement; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-331 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (29.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (37.9% below list).
• Recommended offer: $124k (37.9% below list) — sets the bar for 1% rule.

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: 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 35% 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 $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Wyandotte County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $200k implies a 566% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,083 (37.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.62% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.10%
• DSCR: 0.68
• GRM: 13.4

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: 19.3%
• Equity multiple: 2.57×
• Total profit: $87,779
• Equity at exit: $180,131

10-year hold

• IRR: 17.8%
• Equity multiple: 5.91×
• Total profit: $275,035
• Equity at exit: $388,459

Cash invested: $55,986 (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: 13.4×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$180 /mo · $2,155/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-331

Break-even live

Break-even rent $1,660

Max offer price $141,442

Occupancy floor —

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: $49,988
• Closing costs: $5,998
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $199,950 Active 14 DOM
2. 2026-06-17
   days on market $199,950 Active 13 DOM
3. 2026-06-16
   days on market $199,950 Active 12 DOM
4. 2026-06-15
   days on market $199,950 Active 11 DOM
5. 2026-06-13
   days on market $199,950 Active 9 DOM
6. 2026-06-13
   days on market $199,950 Active 8 DOM
7. 2026-06-09
   days on market $199,950 Active 5 DOM
8. 2026-06-08
   days on market $199,950 Active 4 DOM
9. 2026-06-07
   days on market $199,950 Active 3 DOM
10. 2026-06-05
    remarks 681-char remark
11. 2026-06-05
    pricedays on marketlisting id $199,950 Active 1 DOM
12. 2026-04-12
    price $205,000
13. 2026-03-25
    price $215,000
14. 2026-03-17
    status Active
15. 2026-03-05
    status Pending
16. 2026-02-05
    listed $220,000 Active
17. 2026-02-03
    historical $220,000
18. 2025-09-08
    soldstatus Closed
19. 2025-08-15
    soldstatus
20. 2025-07-03
    status Pending
21. 2025-07-03
    listed $181,500 Active
22. 2014-02-07
    soldstatus 76-char remark

    Show marketing remark (76 chars)

    MOVE IN READY!!!! Hardwood floors very clean house for your first time buyer

23. 2013-11-06
    listed $69,900 76-char remark

    Show marketing remark (76 chars)

    MOVE IN READY!!!! Hardwood floors very clean house for your first time buyer

24. 2013-11-01
    historical
25. 2013-08-16
    listed $69,900
26. 2013-06-07
    soldstatus
27. 1988-10-01
    soldstatus $30,000

ⓘ 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: $2,155 · $180/mo
• Projected year-2 tax: $2,819 · $235/mo
• Expected delta: +$664/yr (+$55/mo · 30.8%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,890
• − Mortgage interest: −$11,200
• − Property taxes: −$2,155
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$5,817
• Taxable loss: −$7,664
• Est. tax savings @ 24.0%: +$1,839
• After-tax cash flow: $-2,135/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): 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

+583.3% since first listed

16 events — show timeline

• 2026-04-12 Price Changed $205,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $215,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-17 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-05 Listed $220,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-03 Coming Soon $220,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-08 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2025-08-15 Sold (Public Records) — Public Records
• 2025-07-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-07-03 Listed $181,500 Heartland MLS as Distributed by MLS Grid
• 2014-02-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2013-11-06 Listed $69,900 Heartland MLS as Distributed by MLS Grid
• 2013-11-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2013-08-16 Listed $69,900 Heartland MLS as Distributed by MLS Grid
• 2013-06-07 Sold (Public Records) — Public Records
• 1988-10-01 Sold (Public Records) $30,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,155 · +19.3% YoY. Source: county tax records.