820 Tauromee St · Kansas City, KS 66101

$275,000

6 bd · 6.0 ba · 3,075 sqft · MultiFamily public records · 146 Days on market

Built 1900 6,098 sqft lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

WOW, FANTASTIC CASHFLOW IN THIS INVESTMENT PROPERTY/SELLER IS IN PROCESS OF REHABBING THE UNITS-MOST ARE FINISHED AND SHOULD RENT QUICKLY/NON EMOTIONAL SELLER-MAKE AN OFFER AND START MAKING $$$ ON YOUR INVESTMENT

Key facts

• Renovated units
• Main-floor unit
• Local restaurants

Tags

• HISTORIC STRAWBERRY HILL
• DOWNTOWN KCK AMENITIES
• LOCAL RESTAURANTS
• QUICK ACCESS TO DOWNTOWN KC
• RENOVATED UNITS
• MAIN-FLOOR UNIT

Property features AI

Finance

• Financial info: Operating expenses include utilities, insurance, and real estate tax; Gross income reported at $41,400; Six total units (all listed as efficiency units) — currently shown as vacant
• HOA & community: No association fees

Exterior

• Parking: Off-street parking available; On-street parking available
• Security: Smoke detector(s)
• Utilities: Public water service; Public sewer; Central water heater
• Home design: Residential income property (converted residence); Three stories; Zoned R
• Construction: Frame construction; Composition roof
• Exterior features: Public water; Public sewer; Lot approximately 6,098 square feet

Interior

• Kitchen: Range/oven included; Refrigerator included
• Bedrooms: Efficiency units (studio-style)
• Bathrooms: One bathroom per unit
• Interior features: Common entry; Basement present
• Laundry & utility: Central water heater

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1.5-bath units multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $3k ($39k/yr) — positive. Per door: $538/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $275k).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.4% 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: Douglass Elem (math 2% / reading 8%, grade F, #679 of 684 statewide, top 100%, 260 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).
• At $6,282/mo this rent would consume 177% of the median local household income ($43k/yr) (locally 457% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $28k 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 $77k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago 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.

Risks & watch-outs

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

Recommended offer $242,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.28% ✓
• Cap rate: 20.38%
• Cash-on-cash: 50.32%
• DSCR: 3.24
• GRM: 3.6

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: 63.9%
• Equity multiple: 5.62×
• Total profit: $355,426
• Equity at exit: $247,742

10-year hold

• IRR: 57.4%
• Equity multiple: 12.49×
• Total profit: $884,925
• Equity at exit: $534,265

Cash invested: $77,000 (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: 21.9×

Monthly cashflow live

• Estimated rent: $6,282 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$177 /mo · $2,124/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,319
• Net cashflow: $3,229

Break-even live

Break-even rent $2,195

Max offer price $275,000

Occupancy floor 44%

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	2	1.5	$6,282
Total (6 units)			$6,282

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $275,000 Active 146 DOM
2. 2026-06-17
   days on market $275,000 Active 145 DOM
3. 2026-06-16
   days on market $275,000 Active 144 DOM
4. 2026-06-15
   days on market $275,000 Active 143 DOM
5. 2026-06-13
   days on market $275,000 Active 141 DOM
6. 2026-06-13
   days on market $275,000 Active 140 DOM
7. 2026-06-09
   days on market $275,000 Active 137 DOM
8. 2026-06-08
   days on market $275,000 Active 136 DOM
9. 2026-06-07
   days on market $275,000 Active 135 DOM
10. 2026-06-05
    days on market $275,000 Active 132 DOM
11. 2026-06-03
    days on market $275,000 Active 131 DOM
12. 2026-06-02
    days on market $275,000 Active 130 DOM
13. 2026-06-01
    days on market $275,000 Active 129 DOM
14. 2026-05-31
    days on market $275,000 Active 128 DOM
15. 2026-01-23
    listed $275,000 Active
16. 2026-01-23
    historical
17. 2025-11-18
    listed $275,000 Active
18. 2022-08-11
    soldstatus
19. 2020-09-24
    soldstatus
20. 2018-11-09
    soldstatus
21. 2018-10-31
    soldstatus Sold 212-char remark

    Show marketing remark (212 chars)

    WOW, FANTASTIC CASHFLOW IN THIS INVESTMENT PROPERTY/SELLER IS IN PROCESS OF REHABBING THE UNITS-MOST ARE FINISHED AND SHOULD RENT QUICKLY/NON EMOTIONAL SELLER-MAKE AN OFFER AND START MAKING $$$ ON YOUR INVESTMENT

22. 2018-10-22
    historical Contingent - Accepting Backup Offers 212-char remark

    Show marketing remark (212 chars)

    WOW, FANTASTIC CASHFLOW IN THIS INVESTMENT PROPERTY/SELLER IS IN PROCESS OF REHABBING THE UNITS-MOST ARE FINISHED AND SHOULD RENT QUICKLY/NON EMOTIONAL SELLER-MAKE AN OFFER AND START MAKING $$$ ON YOUR INVESTMENT

23. 2018-10-11
    listed $95,000 Active 212-char remark

    Show marketing remark (212 chars)

    WOW, FANTASTIC CASHFLOW IN THIS INVESTMENT PROPERTY/SELLER IS IN PROCESS OF REHABBING THE UNITS-MOST ARE FINISHED AND SHOULD RENT QUICKLY/NON EMOTIONAL SELLER-MAKE AN OFFER AND START MAKING $$$ ON YOUR INVESTMENT

ⓘ 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: $2,124 · $177/mo
• Projected year-2 tax: $3,878 · $323/mo
• Expected delta: +$1,754/yr (+$146/mo · 82.6%)

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

Taxation est. · year 1

• Rental income: $75,384
• − Mortgage interest: −$15,404
• − Property taxes: −$2,124
• − Insurance: −$1,375
• − Repairs & maintenance: −$6,031
• − Management: −$6,031
• − Depreciation: −$8,000
• Taxable income: $36,419
• Est. tax owed @ 24.0%: −$8,741
• After-tax cash flow: $30,008/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

+189.5% since first listed

9 events — show timeline

• 2026-01-23 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-01-23 Listed $275,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-18 Listed $275,000 Heartland MLS as Distributed by MLS Grid
• 2022-08-11 Sold (Public Records) — Public Records
• 2020-09-24 Sold (Public Records) — Public Records
• 2018-11-09 Sold (Public Records) — Public Records
• 2018-10-31 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-10-22 Contingent — Heartland MLS as Distributed by MLS Grid
• 2018-10-11 Listed $95,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2025): $2,124 · +17.3% YoY. Source: county tax records.