6252 Lathrop Ave · Kansas City, KS 66104

$149,900

3 bd · 1.0 ba · 880 sqft · SingleFamily public records · 120 Days on market

Built 1953 10,506 sqft lot

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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

Back on the market!!! No fault of the Seller. Inspection report available upon request. Don't miss this out this time! First Floor Living! Super Cute Ranch! Updated Kitchen! Updated Bathroom! First floor laundry! Freshly painted! New A/C! Massive yard with large trees! Off Street parking. Ready to move in. Preferred closing date: 10/31/2020 Selling As Is

Key facts

• New furnace
• New flooring
• Updated water heater

Tags

• THREE BEDROOM FLOOR PLAN
• ONE BATHROOM FLOOR PLAN
• NEW FLOORING
• NEW WINDOWS
• NEW FURNACE
• UPDATED WATER HEATER

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch floor plan; Attached property
• Construction: Vinyl siding; Composition roof; Home roughly 51–75 years old
• Exterior features: Metal fencing; Lot approximately 10,506 sq ft

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Living and dining area combined; Crawl space basement
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 $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

• It's been on market 120 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $35k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.15% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.48%
• DSCR: 1.42
• GRM: 7.2

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: -2.0%
• Equity multiple: 0.93×
• Total profit: $-3,142
• Equity at exit: $22,351

10-year hold

• IRR: 7.7%
• Equity multiple: 1.59×
• Total profit: $24,559
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,725 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$183 /mo · $2,190/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $332

Break-even live

Break-even rent $1,305

Max offer price $149,900

Occupancy floor 76%

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: $37,475
• Closing costs: $4,497
• 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	24d	1	1.38mi

Listing history 36 events

1. 2026-06-18
   days on market $149,900 Active 120 DOM
2. 2026-06-17
   days on market $149,900 Active 119 DOM
3. 2026-06-16
   days on market $149,900 Active 118 DOM
4. 2026-06-15
   days on market $149,900 Active 117 DOM
5. 2026-06-13
   days on market $149,900 Active 115 DOM
6. 2026-06-13
   pricedays on market $149,900 Active 114 DOM
7. 2026-06-09
   days on market $154,900 Active 111 DOM
8. 2026-06-08
   days on market $154,900 Active 110 DOM
9. 2026-06-07
   days on market $154,900 Active 109 DOM
10. 2026-06-05
    days on market $154,900 Active 106 DOM
11. 2026-06-03
    days on market $154,900 Active 105 DOM
12. 2026-06-02
    days on market $154,900 Active 104 DOM
13. 2026-06-01
    days on market $154,900 Active 103 DOM
14. 2026-05-31
    days on market $154,900 Active 102 DOM
15. 2026-04-23
    price $154,900
16. 2026-04-10
    price $164,900
17. 2026-03-17
    price $174,900
18. 2026-02-18
    listed $184,900 Active
19. 2020-11-01
    soldstatus Closed 363-char remark

    Show marketing remark (363 chars)

    Back on the market!!! No fault of the Seller. Inspection report available upon request. Don't miss this out this time! First Floor Living! Super Cute Ranch! Updated Kitchen! Updated Bathroom! First floor laundry! Freshly painted! New A/C! Massive yard with large trees! Off Street parking. Ready to move in. Preferred closing date: 10/31/2020 Selling As Is

20. 2020-10-27
    soldstatus
21. 2020-09-25
    status Pending 363-char remark

    Show marketing remark (363 chars)

    Back on the market!!! No fault of the Seller. Inspection report available upon request. Don't miss this out this time! First Floor Living! Super Cute Ranch! Updated Kitchen! Updated Bathroom! First floor laundry! Freshly painted! New A/C! Massive yard with large trees! Off Street parking. Ready to move in. Preferred closing date: 10/31/2020 Selling As Is

22. 2020-09-21
    status Active 363-char remark

    Show marketing remark (363 chars)

    Back on the market!!! No fault of the Seller. Inspection report available upon request. Don't miss this out this time! First Floor Living! Super Cute Ranch! Updated Kitchen! Updated Bathroom! First floor laundry! Freshly painted! New A/C! Massive yard with large trees! Off Street parking. Ready to move in. Preferred closing date: 10/31/2020 Selling As Is

23. 2020-09-13
    status Pending 363-char remark

    Show marketing remark (363 chars)

    Back on the market!!! No fault of the Seller. Inspection report available upon request. Don't miss this out this time! First Floor Living! Super Cute Ranch! Updated Kitchen! Updated Bathroom! First floor laundry! Freshly painted! New A/C! Massive yard with large trees! Off Street parking. Ready to move in. Preferred closing date: 10/31/2020 Selling As Is

24. 2020-09-09
    listed $79,900 Active 363-char remark

    Show marketing remark (363 chars)

    Back on the market!!! No fault of the Seller. Inspection report available upon request. Don't miss this out this time! First Floor Living! Super Cute Ranch! Updated Kitchen! Updated Bathroom! First floor laundry! Freshly painted! New A/C! Massive yard with large trees! Off Street parking. Ready to move in. Preferred closing date: 10/31/2020 Selling As Is

25. 2019-05-10
    soldstatus Sold 237-char remark

    Show marketing remark (237 chars)

    Cute rehab on a spacious, mostly fenced yard. Down payment assistance may be available, making monthly payments super low! New carpet, new kitchen and bath, and practically new roof make this one a perfect first home. Storage shed stays.

26. 2019-05-10
    soldstatus

    Show marketing remark (237 chars)

    Cute rehab on a spacious, mostly fenced yard. Down payment assistance may be available, making monthly payments super low! New carpet, new kitchen and bath, and practically new roof make this one a perfect first home. Storage shed stays.

27. 2019-04-03
    historical Contingent - Accepting Backup Offers 237-char remark

    Show marketing remark (237 chars)

    Cute rehab on a spacious, mostly fenced yard. Down payment assistance may be available, making monthly payments super low! New carpet, new kitchen and bath, and practically new roof make this one a perfect first home. Storage shed stays.

28. 2019-03-14
    status Active 237-char remark

    Show marketing remark (237 chars)

    Cute rehab on a spacious, mostly fenced yard. Down payment assistance may be available, making monthly payments super low! New carpet, new kitchen and bath, and practically new roof make this one a perfect first home. Storage shed stays.

29. 2019-03-09
    historical Contingent - Accepting Backup Offers 237-char remark

    Show marketing remark (237 chars)

    Cute rehab on a spacious, mostly fenced yard. Down payment assistance may be available, making monthly payments super low! New carpet, new kitchen and bath, and practically new roof make this one a perfect first home. Storage shed stays.

30. 2019-02-01
    status Active 237-char remark

    Show marketing remark (237 chars)

    Cute rehab on a spacious, mostly fenced yard. Down payment assistance may be available, making monthly payments super low! New carpet, new kitchen and bath, and practically new roof make this one a perfect first home. Storage shed stays.

31. 2019-02-01
    historical 237-char remark

    Show marketing remark (237 chars)

    Cute rehab on a spacious, mostly fenced yard. Down payment assistance may be available, making monthly payments super low! New carpet, new kitchen and bath, and practically new roof make this one a perfect first home. Storage shed stays.

32. 2019-01-18
    price $65,000 237-char remark

    Show marketing remark (237 chars)

    Cute rehab on a spacious, mostly fenced yard. Down payment assistance may be available, making monthly payments super low! New carpet, new kitchen and bath, and practically new roof make this one a perfect first home. Storage shed stays.

33. 2018-12-19
    listed $70,000 Active 237-char remark

    Show marketing remark (237 chars)

    Cute rehab on a spacious, mostly fenced yard. Down payment assistance may be available, making monthly payments super low! New carpet, new kitchen and bath, and practically new roof make this one a perfect first home. Storage shed stays.

34. 2018-11-05
    soldstatus
35. 2017-07-11
    historical
36. 2016-01-15
    listed $59,000 Active

ⓘ 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: $2,190 · $183/mo
• Projected year-2 tax: $2,190 · $183/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: −$8,397
• − Property taxes: −$2,190
• − Insurance: −$750
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$4,361
• Taxable income: $1,691
• Est. tax owed @ 24.0%: −$406
• After-tax cash flow: $3,574/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

+162.5% since first listed

22 events — show timeline

• 2026-04-23 Price Changed $154,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $164,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $174,900 Heartland MLS as Distributed by MLS Grid
• 2026-02-18 Listed $184,900 Heartland MLS as Distributed by MLS Grid
• 2020-11-01 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-10-27 Sold (Public Records) — Public Records
• 2020-09-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-09-21 Relisted — Heartland MLS as Distributed by MLS Grid
• 2020-09-13 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-09-09 Listed $79,900 Heartland MLS as Distributed by MLS Grid
• 2019-05-10 Sold (Public Records) — Public Records
• 2019-05-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-04-03 Contingent — Heartland MLS as Distributed by MLS Grid
• 2019-03-14 Relisted — Heartland MLS as Distributed by MLS Grid
• 2019-03-09 Contingent — Heartland MLS as Distributed by MLS Grid
• 2019-02-01 Relisted — Heartland MLS as Distributed by MLS Grid
• 2019-02-01 Listing Removed — 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
• 2018-11-05 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

Property tax history

+4.7%/yr

Latest (2025): $2,190 · +20.3% YoY. Source: county tax records.