2416 N 20th St · Kansas City, KS 66104

$159,000

2 bd · 1.0 ba · 890 sqft · SingleFamily public records · 8 Days on market

Built 1935 7,841 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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• 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

Welcome to this beautifully updated 5-bedroom, 2 full bathroom home located at 2416 N 20th Street offering space, flexibility, and incredible potential for additional income. With updates throughout, this home is move-in ready and designed to accommodate a variety of living needs. The main living areas feature refreshed finishes and a functional layout with plenty of room for a growing household, guests, or work-from-home space. All five bedrooms provide versatility and comfort, while both full bathrooms have been updated for convenience and style. One of the standout features of this property is the finished basement setup, which includes 2 additional rooms, a full bathroom, and a separate

Key facts

• No-stair access
• Side ramp
• Private entrance

Tags

• FINISHED BASEMENT SETUP
• PRIVATE ENTRANCE
• SIDE RAMP
• NO-STAIR ACCESS

Property features AI

Finance

• Other: Directions: Conveniently located just minutes from I-635 and the 18th Street Expressway/US-69 with quick access to Downtown Kansas City, shopping, dining, and major commuting routes.
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: City/public water (verify); Public sewer
• Home design: Single-family residence; Residential property; Approximately 1,766 total living area (890 above grade, 876 below grade); Age: 76–100 years
• Construction: Vinyl siding; Composition roof
• Exterior features: Property not in a flood plain; Lot approximately 7,841 square feet

Interior

• Bedrooms: 5 bedrooms (includes a bedroom in the basement)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling (central air)
• Interior features: Raised ranch floor plan; Walk-out basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Cap rate 8.0% 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: Bertram Caruthers Elem (math 22% / reading 22%, grade F, #569 of 684 statewide, top 85%, 352 students, 96% 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: 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,000

Questions for the listing agent

1. Built in 1935 — 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: 1.05% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.15%
• DSCR: 1.27
• GRM: 8.0

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-11,217
• Equity at exit: $23,707

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $9,014
• Equity at exit: $13,747

Cash invested: $44,520 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,665 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$187 /mo · $2,242/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $228

Break-even live

Break-even rent $1,376

Max offer price $159,000

Occupancy floor 81%

Sensitivity live

Price	-10% $318	-5% $273	+0% $228	+5% $183	+10% $138
Rent	-10% $97	-5% $162	+0% $228	+5% $294	+10% $360
Rate	-1.0pp $308	-0.5pp $269	base $228	+0.5pp $187	+1.0pp $145

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-15
   status Pending
2. 2026-05-07
   listed $159,000 Active
3. 2023-02-28
   soldstatus

ⓘ 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: $2,242 · $187/mo
• Projected year-2 tax: $2,242 · $187/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,975
• − Mortgage interest: −$8,906
• − Property taxes: −$2,242
• − Insurance: −$795
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$4,625
• Taxable income: $210
• Est. tax owed @ 24.0%: −$50
• After-tax cash flow: $2,687/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

3 events — show timeline

• 2026-05-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-07 Listed $159,000 Heartland MLS as Distributed by MLS Grid
• 2023-02-28 Sold (Public Records) — Public Records

Property tax history

+13.7%/yr

Latest (2025): $2,242 · +5.1% YoY. Source: county tax records.