937 Riverview Ave · Kansas City, KS 66101

$130,000

4 bd · 2.5 ba · 1,200 sqft · SingleFamily public records · 6 Days on market

Built 1920 3,049 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 +21.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +6.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks MLS

* * * Seller will pay closing cost with an acceptable offer * * * Completely renovated inside and out! Fresh paint on exterior with a covered porch for relaxing or entertaining. Brand new HVAC, Water Heater, and Appliances. Porcelain tile floor with wood look. New kitchen cabinets, and counter-tops. Laundry on main level. 2 bedrooms upstairs and 2 bedrooms on main. Bathroom have been remodeled with custom tile finishes. All new carpet and new windows! You won't be disappointed! QUICK ACCESS TO HWY’S AND DOWNTOWN

Key facts

• Covered porch
• Newer appliances
• Newer water heater

Tags

• COVERED PORCH
• NEWER HVAC
• NEWER WATER HEATER
• NEWER APPLIANCES
• PORCELAIN TILE FLOORS
• UPDATED KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 8.1% 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: M E Pearson Elem (math 9% / reading 16%, grade F, #642 of 684 statewide, top 94%, 582 students, 93% 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 42% 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 $14k of equity ($899 loan paydown + $13k appreciation (10.0% local appreciation)).
• Wyandotte County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 22y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $130,000

Questions for the listing agent

1. Built in 1920 — 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: 1.14% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.61%
• DSCR: 1.29
• GRM: 7.3

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: 29.1%
• Equity multiple: 3.30×
• Total profit: $83,632
• Equity at exit: $117,114

10-year hold

• IRR: 25.3%
• Equity multiple: 7.49×
• Total profit: $236,383
• Equity at exit: $252,561

Cash invested: $36,400 (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 66101

• Home prices YoY: 20.4%
• Active inventory: 42
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,486 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$238 /mo · $2,856/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $200

Break-even live

Break-even rent $1,233

Max offer price $130,000

Occupancy floor 82%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-03-20
   status Pending
2. 2026-03-19
   price $130,000
3. 2026-03-14
   listed $149,900 Active
4. 2026-03-14
   historical
5. 2026-03-06
   price $160,000
6. 2026-02-07
   price $165,000
7. 2026-01-30
   listed $174,900 Active
8. 2026-01-27
   historical
9. 2020-08-31
   soldstatus
10. 2020-08-27
    soldstatus Closed 528-char remark

    Show marketing remark (528 chars)

    * * * Seller will pay closing cost with an acceptable offer * * * Completely renovated inside and out! Fresh paint on exterior with a covered porch for relaxing or entertaining. Brand new HVAC, Water Heater, and Appliances. Porcelain tile floor with wood look. New kitchen cabinets, and counter-tops. Laundry on main level. 2 bedrooms upstairs and 2 bedrooms on main. Bathroom have been remodeled with custom tile finishes. All new carpet and new windows! You won't be disappointed! QUICK ACCESS TO HWY’S AND DOWNTOWN

11. 2020-07-28
    status Pending 528-char remark

    Show marketing remark (528 chars)

    * * * Seller will pay closing cost with an acceptable offer * * * Completely renovated inside and out! Fresh paint on exterior with a covered porch for relaxing or entertaining. Brand new HVAC, Water Heater, and Appliances. Porcelain tile floor with wood look. New kitchen cabinets, and counter-tops. Laundry on main level. 2 bedrooms upstairs and 2 bedrooms on main. Bathroom have been remodeled with custom tile finishes. All new carpet and new windows! You won't be disappointed! QUICK ACCESS TO HWY’S AND DOWNTOWN

12. 2020-07-20
    price $137,400 528-char remark

    Show marketing remark (528 chars)

    * * * Seller will pay closing cost with an acceptable offer * * * Completely renovated inside and out! Fresh paint on exterior with a covered porch for relaxing or entertaining. Brand new HVAC, Water Heater, and Appliances. Porcelain tile floor with wood look. New kitchen cabinets, and counter-tops. Laundry on main level. 2 bedrooms upstairs and 2 bedrooms on main. Bathroom have been remodeled with custom tile finishes. All new carpet and new windows! You won't be disappointed! QUICK ACCESS TO HWY’S AND DOWNTOWN

13. 2020-07-07
    status Active 528-char remark

    Show marketing remark (528 chars)

    * * * Seller will pay closing cost with an acceptable offer * * * Completely renovated inside and out! Fresh paint on exterior with a covered porch for relaxing or entertaining. Brand new HVAC, Water Heater, and Appliances. Porcelain tile floor with wood look. New kitchen cabinets, and counter-tops. Laundry on main level. 2 bedrooms upstairs and 2 bedrooms on main. Bathroom have been remodeled with custom tile finishes. All new carpet and new windows! You won't be disappointed! QUICK ACCESS TO HWY’S AND DOWNTOWN

14. 2020-06-27
    historical Contingent - Accepting Backup Offers 528-char remark

    Show marketing remark (528 chars)

    * * * Seller will pay closing cost with an acceptable offer * * * Completely renovated inside and out! Fresh paint on exterior with a covered porch for relaxing or entertaining. Brand new HVAC, Water Heater, and Appliances. Porcelain tile floor with wood look. New kitchen cabinets, and counter-tops. Laundry on main level. 2 bedrooms upstairs and 2 bedrooms on main. Bathroom have been remodeled with custom tile finishes. All new carpet and new windows! You won't be disappointed! QUICK ACCESS TO HWY’S AND DOWNTOWN

15. 2020-06-20
    listed $139,900 Active 528-char remark

    Show marketing remark (528 chars)

    * * * Seller will pay closing cost with an acceptable offer * * * Completely renovated inside and out! Fresh paint on exterior with a covered porch for relaxing or entertaining. Brand new HVAC, Water Heater, and Appliances. Porcelain tile floor with wood look. New kitchen cabinets, and counter-tops. Laundry on main level. 2 bedrooms upstairs and 2 bedrooms on main. Bathroom have been remodeled with custom tile finishes. All new carpet and new windows! You won't be disappointed! QUICK ACCESS TO HWY’S AND DOWNTOWN

16. 2019-03-18
    soldstatus
17. 2019-03-15
    soldstatus Sold
18. 2019-02-17
    status Pending
19. 2019-02-08
    listed $48,500 Active
20. 2018-01-09
    historical
21. 2017-12-14
    listed $59,900 Active
22. 2012-11-05
    soldstatus
23. 2012-10-30
    soldstatus
24. 2010-07-22
    listed $45,000
25. 2004-06-25
    soldstatus
26. 2004-05-24
    listed $11,900

ⓘ 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: $2,856 · $238/mo
• Projected year-2 tax: $2,856 · $238/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 ≥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: $17,837
• − Mortgage interest: −$7,282
• − Property taxes: −$2,856
• − Insurance: −$650
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$3,782
• Taxable income: $413
• Est. tax owed @ 24.0%: −$99
• After-tax cash flow: $2,305/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

+992.4% since first listed

26 events — show timeline

• 2026-03-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $130,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-14 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-03-14 Listed $149,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $160,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-07 Price Changed $165,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-30 Listed $174,900 Heartland MLS as Distributed by MLS Grid
• 2026-01-27 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2020-08-31 Sold (Public Records) — Public Records
• 2020-08-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-07-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-07-20 Price Changed $137,400 Heartland MLS as Distributed by MLS Grid
• 2020-07-07 Relisted — Heartland MLS as Distributed by MLS Grid
• 2020-06-27 Contingent — Heartland MLS as Distributed by MLS Grid
• 2020-06-20 Listed $139,900 Heartland MLS as Distributed by MLS Grid
• 2019-03-18 Sold (Public Records) — Public Records
• 2019-03-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-02-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-02-08 Listed $48,500 Heartland MLS as Distributed by MLS Grid
• 2018-01-09 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2017-12-14 Listed $59,900 Heartland MLS as Distributed by MLS Grid
• 2012-11-05 Sold (Public Records) — Public Records
• 2012-10-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-07-22 Listed $45,000 Heartland MLS as Distributed by MLS Grid
• 2004-06-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-05-24 Listed $11,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+11.2%/yr

Latest (2025): $2,856 · -5.4% YoY. Source: county tax records.