330 Garfield Ave · Kansas City, KS 66101

$164,995

2 bd · 1.0 ba · 1,143 sqft · SingleFamily public records · 37 Days on market

Built 1900 7,405 sqft lot

---

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
• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• Schools +0.9/10.0

Listing remarks

LOCATION is KEY. .. TOTALLY renovated from top to bottom! Come and see this STUNNING 3 bedroom-Each offering comfort and tranquility, 1 bathroom home. Elegantly designed with all the right finishes, that features almost NEW EVERYTHING!! New interior paint, NEW granite countertops, NEW appliances, NEW flooring, NEW windows, NEW NEW NEW!!! With a stylish design! This turn of the Century home has amazing Charm and is ready for a new homeowner

Key facts

• New flooring
• New appliances
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• NEW APPLIANCES
• NEW FLOORING
• NEW WINDOWS
• TURN OF THE CENTURY HOME

Property features AI

Finance

• Other: Directions: From I-70, take the 6th Street exit east, turn north on Garfield Avenue; the home is on the left.
• HOA & community: No association fees

Exterior

• Parking: Detached parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Bungalow floor plan; Residential property
• Construction: Stucco and frame construction; Composition roof; Over 100 years old
• Exterior features: Lot approximately 7,405 square feet; Flood plain status unknown

Interior

• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Laminate flooring; Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-172 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (25.7% below list).
• Recommended offer: $123k (25.7% 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: 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: Banneker Elem (math 2% / reading 8%, grade F, #679 of 684 statewide, top 100%, 256 students, 92% FRL); Carl B. Bruce Middle School (math 2% / reading 6%, grade F, #219 of 219 statewide, top 100%, 837 students, 86% FRL); Wyandotte High (math 2% / reading 3%, grade F, #325 of 327 statewide, top 99%, 1,832 students, 83% FRL).
• 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 $18k of equity ($1k loan paydown + $16k 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 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $6k; list at $165k implies a 2843% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,543 (25.7% 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. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.47%
• DSCR: 0.80
• GRM: 11.2

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: 21.1%
• Equity multiple: 2.71×
• Total profit: $78,915
• Equity at exit: $148,641

10-year hold

• IRR: 19.1%
• Equity multiple: 6.22×
• Total profit: $241,050
• Equity at exit: $320,549

Cash invested: $46,199 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-172

Break-even live

Break-even rent $1,443

Max offer price $140,084

Occupancy floor —

Sensitivity live

Price	-10% $-58	-5% $-115	+0% $-172	+5% $-229	+10% $-286
Rent	-10% $-269	-5% $-221	+0% $-172	+5% $-124	+10% $-75
Rate	-1.0pp $-89	-0.5pp $-130	base $-172	+0.5pp $-215	+1.0pp $-258

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: $41,249
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $164,995 Active 37 DOM
2. 2026-06-18
   days on market $164,995 Active 34 DOM
3. 2026-06-17
   days on market $164,995 Active 33 DOM
4. 2026-06-16
   days on market $164,995 Active 32 DOM
5. 2026-06-15
   days on market $164,995 Active 31 DOM
6. 2026-06-13
   days on market $164,995 Active 29 DOM
7. 2026-06-13
   days on market $164,995 Active 28 DOM
8. 2026-06-09
   days on market $164,995 Active 25 DOM
9. 2026-06-08
   days on market $164,995 Active 24 DOM
10. 2026-06-07
    pricedays on market $164,995 Active 23 DOM
11. 2026-06-05
    days on market $171,000 Active 20 DOM
12. 2026-06-03
    days on market $171,000 Active 19 DOM
13. 2026-06-02
    days on market $171,000 Active 18 DOM
14. 2026-06-01
    days on market $171,000 Active 17 DOM
15. 2026-05-31
    days on market $171,000 Active 16 DOM
16. 2026-05-15
    listed $171,000 Active
17. 2026-04-17
    historical
18. 2026-03-24
    price $185,000
19. 2026-03-12
    listed $200,000 Active
20. 2026-03-01
    historical
21. 2019-01-15
    soldstatus $5,606

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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

Taxation est. · year 1

• Rental income: $14,705
• − Mortgage interest: −$9,242
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$4,800
• Taxable loss: −$4,990
• Est. tax savings @ 24.0%: +$1,198
• After-tax cash flow: $-868/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

+2950.3% since first listed

6 events — show timeline

• 2026-05-15 Listed $171,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-17 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $185,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-12 Listed $200,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-01 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2019-01-15 Sold (Public Records) $5,606 Public Records

Property tax history

-52.5%/yr

Latest (2019): $8 · -87.8% YoY. Source: county tax records.