2202 S 37th St · Kansas City, KS 66106

$150,000

3 bd · 1.5 ba · 1,152 sqft · SingleFamily public records · 1 Days on market

Built 1952 10,019 sqft lot Est $207k · 28% under

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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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +7.3/10.0
• 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

Adorable home priced below private '07 appraisal. Move in ready. Newer windows. Has been in one family for years. 10k in upgrades since '07.

Key facts

• 0.23 acre lot
• Built 1952

Property features AI

Finance

• Other: Lot approximately 10,019 square feet; Above-grade finished area reported as 1,174 (public records)

Exterior

• Parking: Off-street parking; Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch floor plan; Residential property
• Construction: Frame construction; Composition roof; Crawl space basement; Built 51–75 years ago
• Exterior features: Porch; Fixer-up condition; Fencing: other

Interior

• Kitchen: Ceramic tile floors; Pantry; Dishwasher; Disposal; Electric range
• Bedrooms: 3 bedrooms (all on the first floor)
• Flooring: Laminate; Vinyl; Wood
• Bathrooms: 1 full bathroom with ceramic tile and shower-over-tub; 1 half bathroom
• Heating & cooling: Natural gas heating; Electric cooling (has cooling)
• Interior features: Thermal windows; Family room; Living/Dining combo
• Laundry & utility: Laundry located off the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.2% 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 High (math 5% / reading 8%, grade F, #318 of 327 statewide, top 97%, 1,171 students, 71% FRL).
• Market conditions: 94 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 36% 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 $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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1952 — 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: 1.23% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.39%
• DSCR: 1.46
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $207,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2206 S 34th St	0.22mi	3/1.0	1,120 (-3%)	1mo	$199,000	$178	82
3421 Victoria Dr	0.20mi	3/2.0	1,152 (0%)	8mo	$249,950	$217	82
4118 Gibbs Rd	0.28mi	3/1.0	1,140 (-1%)	2mo	$259,990	$228	81
3615 Dover St	0.09mi	3/1.0	1,055 (-8%)	3mo	$189,900	$180	77
2213 S 38th St	0.07mi	3/1.0	1,016 (-12%)	10mo	$175,000	$172	67
2119 S 38th St	0.07mi	3/2.0	1,308 (+14%)	7mo	$259,900	$199	66
2531 Junction Rd	0.39mi	3/2.0	1,248 (+8%)	7mo	$220,000	$176	60
3800 Gibbs Rd	0.14mi	2/1.0 (-1)	986 (-14%)	6mo	$160,000	$162	57
2643 S 30th St	0.72mi	3/1.0	1,100 (-4%)	3mo	$200,000	$182	54
2720 S 42nd St	0.65mi	3/2.0	1,044 (-9%)	3mo	$240,000	$230	49
2620 S 40th Ter	0.55mi	2/1.0 (-1)	1,040 (-10%)	6mo	$52,000	$50	47
2446 S 45th St	0.63mi	2/1.0 (-1)	1,268 (+10%)	6mo	$122,000	$96	41

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-1,082
• Equity at exit: $22,365

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $29,148
• Equity at exit: $12,969

Cash invested: $42,000 (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: 94
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,852 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$251 /mo · $3,007/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $364

Break-even live

Break-even rent $1,392

Max offer price $150,000

Occupancy floor 75%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	17d	1	0.80mi
2633 S 49th St Kansas City, KS	3.0	1.0	816	$1,350	$1.65	8d	1	1.17mi
2550 S 51st St Kansas City, KS	2.0	1.0	744	$1,395	$1.88	20d	1	1.34mi
4813 Woodward St Shawnee, KS	3.0	2.0	1050	$1,695	$1.61	3d	1	1.47mi

Listing history 9 events

1. 2026-06-13
   remarks 699-char remark
2. 2026-06-13
   statusdays on market $150,000 Pending 1 DOM
3. 2026-06-09
   days on market $150,000 Coming Soon 9 DOM
4. 2026-06-08
   days on market $150,000 Coming Soon 8 DOM
5. 2026-06-07
   days on market $150,000 Coming Soon 7 DOM
6. 2026-06-03
   days on market $150,000 Coming Soon 3 DOM
7. 2026-06-02
   days on market $150,000 Coming Soon 2 DOM
8. 2026-06-01
   remarks 330-char remark
9. 2026-06-01
   listed $150,000 Coming Soon 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: $3,007 · $251/mo
• Projected year-2 tax: $3,007 · $251/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: $22,227
• − Mortgage interest: −$8,402
• − Property taxes: −$3,007
• − Insurance: −$750
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − Depreciation: −$4,364
• Taxable income: $2,148
• Est. tax owed @ 24.0%: −$516
• After-tax cash flow: $3,848/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

+77.5% since first listed

5 events — show timeline

• 2026-06-01 Coming Soon $150,000 Heartland MLS as Distributed by MLS Grid
• 2015-03-24 Sold (Public Records) — Public Records
• 2015-03-23 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2014-12-19 Listed $84,500 Heartland MLS as Distributed by MLS Grid
• 2007-02-05 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $3,007 · +7.2% YoY. Source: county tax records.