1513 Rowland Ave · Kansas City, KS 66104

$155,000

2 bd · 1.5 ba · 949 sqft · SingleFamily public records · 47 Days on market

Built 1925 0.29 ac 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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• 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

Fresh, clean, and move-in ready—this updated home sits on an oversized double lot with room to expand your outdoor living, garden, play space, or future plans. Step inside to a bright, open layout featuring low-maintenance LVP flooring throughout, new interior paint, and plenty of natural light from multiple windows. The kitchen offers crisp white cabinetry, durable countertops, and a functional layout that flows easily into the main living space—ideal for everyday living and entertaining. Major mechanical updates add confidence, including a new water heater plus updated gas lines, plumbing, and water lines. Outside, enjoy the generous yard space and the convenience of a deck fo

Key facts

• 0.29 acre lot
• Garage
• Built 1925

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: Wyandotte High (math 2% / reading 3%, grade F, #325 of 327 statewide, top 99%, 1,832 students, 83% FRL) — zoned schools at 83% FRL track the district average.
• Market conditions: 150 active listings in the ZIP; 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 $5k 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 47 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $155k implies a 1140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. 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: 1.12% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.66%
• DSCR: 1.47
• GRM: 7.5

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: -0.4%
• Equity multiple: 0.99×
• Total profit: $-601
• Equity at exit: $23,111

10-year hold

• IRR: 9.3%
• Equity multiple: 1.71×
• Total profit: $30,964
• Equity at exit: $13,402

Cash invested: $43,400 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,730 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$104 /mo · $1,248/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $385

Break-even live

Break-even rent $1,242

Max offer price $155,000

Occupancy floor 73%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-04-15
   status Pending
2. 2026-04-13
   price $155,000
3. 2026-02-27
   listed $165,000 Active
4. 2026-02-27
   historical $165,000
5. 2026-02-23
   historical $1,250
6. 2026-02-09
   price $1,250
7. 2026-01-26
   price $1,300
8. 2025-12-18
   listed $1,350
9. 2025-04-08
   listed $160,000 Active
10. 2025-04-08
    historical
11. 2025-01-22
    historical $1,500
12. 2024-12-24
    listed $1,500
13. 2022-08-01
    soldstatus
14. 2022-07-29
    soldstatus
15. 2022-07-01
    soldstatus
16. 1999-05-07
    soldstatus $12,500

ⓘ 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: $1,248 · $104/mo
• Projected year-2 tax: $2,186 · $182/mo
• Expected delta: +$938/yr (+$78/mo · 75.2%)

ⓘ 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 ≥106°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: $20,761
• − Mortgage interest: −$8,682
• − Property taxes: −$1,248
• − Insurance: −$775
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − Depreciation: −$4,509
• Taxable income: $2,225
• Est. tax owed @ 24.0%: −$534
• After-tax cash flow: $4,091/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

+1140.0% since first listed

16 events — show timeline

• 2026-04-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $155,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-27 Listed $165,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-27 Coming Soon $165,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-23 Rental Removed $1,250 TENANTTURNER2
• 2026-02-09 Price Changed $1,250 TENANTTURNER2
• 2026-01-26 Price Changed $1,300 TENANTTURNER2
• 2025-12-18 Listed for Rent $1,350 TENANTTURNER2
• 2025-04-08 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-04-08 Listed $160,000 Heartland MLS as Distributed by MLS Grid
• 2025-01-22 Rental Removed $1,500 Avail
• 2024-12-24 Listed for Rent $1,500 Avail
• 2022-08-01 Sold (Public Records) — Public Records
• 2022-07-29 Sold (Public Records) — Public Records
• 2022-07-01 Sold (Public Records) — Public Records
• 1999-05-07 Sold (Public Records) $12,500 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,248 · +3.1% YoY. Source: county tax records.