6146 Parkview Ave · Kansas City, KS 66104

$120,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 36 Days on market

Built 1954 8,276 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks

This 900 sq ft. home is PERFECT for a FIRST TIME home buyer who is ready to plant their roots in Kansas City, Ks. The home boasts an UPDATED kitchen, NEW flooring, & an UPDATED bathroom. It offers a newer roof (4. yrs) a newer AC un it (1. year( & a Den. The den is perfect for a personal reading nook or to be used as a play area for small children. Contact Listing agent for a private showing.

Key facts

• Private office
• Floor joist fixed
• New kitchen cabinets

Tags

• PRIVATE OFFICE
• NEW PLANK FLOORING
• NEW KITCHEN CABINETS
• FLOOR JOIST FIXED

Property features AI

Finance

• Other: Located inside city limits
• Financial info: Annual tax amount reported as $1,200
• HOA & community: No association fees

Exterior

• Parking: Attached garage (1 car) with garage facing the front
• Utilities: Water source: Unknown — verify; Sewer: Unknown — verify
• Home design: Single-family residence; One-story (ranch); Residential property
• Construction: Frame construction; Composition roof; Home age approximately 51–75 years
• Exterior features: Lot approximately 8,276 square feet

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 2 bedrooms (both on the first floor); Den on the first floor (can be used as an additional living area or office)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling (central air)
• Interior features: Ranch floor plan; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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: schools F, 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.
• 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 $830 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $38k; list at $120k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1954 — 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: 1.48% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.41%
• DSCR: 1.77
• GRM: 5.6

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: 8.8%
• Equity multiple: 1.35×
• Total profit: $11,690
• Equity at exit: $17,892

10-year hold

• IRR: 18.1%
• Equity multiple: 2.50×
• Total profit: $50,500
• Equity at exit: $10,375

Cash invested: $33,600 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,782 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$241 /mo · $2,889/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $488

Break-even live

Break-even rent $1,165

Max offer price $120,000

Occupancy floor 68%

Sensitivity live

Price	-10% $555	-5% $522	+0% $488	+5% $454	+10% $420
Rent	-10% $347	-5% $417	+0% $488	+5% $558	+10% $628
Rate	-1.0pp $548	-0.5pp $518	base $488	+0.5pp $456	+1.0pp $425

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   days on market $120,000 Active 36 DOM
2. 2026-06-17
   days on market $120,000 Active 35 DOM
3. 2026-06-16
   days on market $120,000 Active 34 DOM
4. 2026-06-15
   days on market $120,000 Active 33 DOM
5. 2026-06-13
   days on market $120,000 Active 31 DOM
6. 2026-06-13
   days on market $120,000 Active 30 DOM
7. 2026-06-09
   days on market $120,000 Active 27 DOM
8. 2026-06-08
   days on market $120,000 Active 26 DOM
9. 2026-06-07
   days on market $120,000 Active 25 DOM
10. 2026-06-05
    statusdays on market $120,000 Active 22 DOM
11. 2026-05-03
    listed $120,000 Active
12. 2025-09-29
    status Pending
13. 2025-09-28
    historical
14. 2025-09-05
    price $135,000
15. 2025-07-29
    price $145,000
16. 2025-07-14
    listed $155,000 Active
17. 2025-06-04
    historical
18. 2025-04-08
    status Active
19. 2025-03-25
    status Pending
20. 2024-11-18
    price $155,000
21. 2024-08-13
    listed $160,000 Active
22. 2019-11-01
    soldstatus
23. 2019-07-11
    soldstatus Sold
24. 2019-06-14
    status Pending
25. 2019-06-05
    price $44,900
26. 2019-03-21
    price $54,900
27. 2019-02-25
    price $59,500
28. 2019-01-10
    price $64,900
29. 2018-12-18
    price $69,900
30. 2018-11-15
    listed $74,900 Active
31. 2018-10-18
    historical
32. 2018-05-26
    listed $74,000 Active
33. 2006-01-17
    soldstatus
34. 1995-08-01
    soldstatus $38,000

ⓘ 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: $2,889 · $241/mo
• Projected year-2 tax: $2,889 · $241/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 3/10 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: $21,381
• − Mortgage interest: −$6,722
• − Property taxes: −$2,889
• − Insurance: −$600
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − Depreciation: −$3,491
• Taxable income: $4,258
• Est. tax owed @ 24.0%: −$1,022
• After-tax cash flow: $4,829/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

+215.8% since first listed

24 events — show timeline

• 2026-05-03 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-29 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-09-28 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-09-05 Price Changed $135,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-29 Price Changed $145,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-14 Listed $155,000 Heartland MLS as Distributed by MLS Grid
• 2025-06-04 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-04-08 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-03-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-11-18 Price Changed $155,000 Heartland MLS as Distributed by MLS Grid
• 2024-08-13 Listed $160,000 Heartland MLS as Distributed by MLS Grid
• 2019-11-01 Sold (Public Records) — Public Records
• 2019-07-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-06-14 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-06-05 Price Changed $44,900 Heartland MLS as Distributed by MLS Grid
• 2019-03-21 Price Changed $54,900 Heartland MLS as Distributed by MLS Grid
• 2019-02-25 Price Changed $59,500 Heartland MLS as Distributed by MLS Grid
• 2019-01-10 Price Changed $64,900 Heartland MLS as Distributed by MLS Grid
• 2018-12-18 Price Changed $69,900 Heartland MLS as Distributed by MLS Grid
• 2018-11-15 Listed $74,900 Heartland MLS as Distributed by MLS Grid
• 2018-10-18 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2018-05-26 Listed $74,000 Heartland MLS as Distributed by MLS Grid
• 2006-01-17 Sold (Public Records) — Public Records
• 1995-08-01 Sold (Public Records) $38,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $2,889 · +18.6% YoY. Source: county tax records.