1019 E 21st Ave · North Kansas City, MO 64116

$225,000

2 bd · 1.0 ba · 866 sqft · SingleFamily public records · 11 Days on market

Built 1930 4,356 sqft lot Est $236k · at est.

---

Why this score? — see what drove the D 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 +13.9/30.0
• ARV discount +9.5/15.0
• DSCR +4.2/10.0
• Schools +3.8/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming and move-in ready, this well maintained home offers an excellent opportunity for homeowners and investors alike. This home features a new roof, new HVAC system, hardwood floors, generous closet space, and an updated kitchen and bath. All appliances stay, including the washer and dryer, making your move even easier. Enjoy both covered front and back porches, a fenced backyard, and off-street parking for two vehicles. Location is close to shopping, major highways, and public transportation. Large tree was just removed from backyard and it's too hot to lay down new grass seed. Previously used as a successful rental for many years, this home offers both comfort and investment potential

Key facts

• 4,356 sq ft lot
• Built 1930
• Listed 11 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Cable available; Fiber available
• Home design: Single-family residence; Residential property; Bungalow / ranch style
• Construction: Asbestos construction materials; Composition roof
• Exterior features: City lot within city limits; Metal, privacy, and wood fencing

Interior

• Bedrooms: 2 bedrooms on the first floor
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Formal living room; Main floor bedrooms including primary on main; Bungalow / ranch floor plan
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $26 ($316/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (17.1% below list).
• Recommended offer: $187k (17.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#67 in MO, #4,540 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: employment D, schools F, crime F.
• North Kansas City 74 (urban): math 38% / reading 49% proficiency, ranked #98 of 324 in MO (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.7%/yr); 88 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 341 units permitted in Clay County in 2024 (40 in 5+ unit buildings).
• This rent runs 35% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Clay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $186,585 (17.1% below list)

Questions for the listing agent

1. Built in 1930 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $235,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1210 E 23rd Ave	0.17mi	2/1.0	856 (-1%)	1mo	$199,999	$234	89
1219 E 21st Ave	0.13mi	2/1.0	888 (+2%)	7mo	$250,000	$282	84
1026 E 22nd Ave	0.08mi	2/1.0	962 (+11%)	1mo	$249,000	$259	77
1231 E 23rd Ave	0.20mi	2/1.0	820 (-5%)	10mo	$185,000	$226	74
1023 E 22nd Ave	0.05mi	2/1.0	772 (-11%)	8mo	$220,000	$285	73
1401 E 21st Ave	0.21mi	2/1.0	776 (-10%)	0mo	$249,900	$322	73
831 E 25th Ave	0.23mi	2/1.5	910 (+5%)	11mo	$275,000	$302	70
1221 E 25th Ave	0.24mi	2/1.0	953 (+10%)	5mo	$194,900	$205	68
1437 E 25th Ave	0.36mi	2/1.0	772 (-11%)	4mo	$209,900	$272	62
1444 E 21st Ave	0.32mi	2/1.0	748 (-14%)	12mo	$210,000	$281	53
1440 E 24th Ave	0.35mi	3/1.0 (+1)	982 (+13%)	5mo	$265,000	$270	52
1212 E 22nd Ave	0.14mi	3/2.0 (+1)	990 (+14%)	11mo	$160,900	$163	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.74% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.50×
• Total profit: $-31,495
• Equity at exit: $33,548

10-year hold

• IRR: -2.5%
• Equity multiple: 0.82×
• Total profit: $-11,286
• Equity at exit: $19,454

Cash invested: $63,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 64116

• Rents YoY: 4.7%
• Active inventory: 88
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,866 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$174 /mo · $2,088/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $26

Break-even live

Break-even rent $1,832

Max offer price $225,000

Occupancy floor 94%

Sensitivity live

Price	-10% $154	-5% $90	+0% $26	+5% $-37	+10% $-101
Rent	-10% $-121	-5% $-47	+0% $26	+5% $100	+10% $174
Rate	-1.0pp $140	-0.5pp $84	base $26	+0.5pp $-32	+1.0pp $-91

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1023 E 22nd Ave Kansas City, MO	2.0	1.5	900	$3,000	$3.33	24d	1	0.08mi
715 Armour Rd Kansas City, MO	2.0	1.0–2.0	1001	$1,742	$1.74	4d	10	0.25mi
1770 Diamond Pkwy Kansas City, MO	2.0	1.0–2.0	921	$1,763	$1.91	3d	28	0.35mi
524 E 26th Ave North Kansas City, MO	1.0	1.0	630	$950	$1.51	44d	1	0.37mi
1801 Diamond Pkwy North Kansas City, MO	3.0	1.0–2.0	926	$1,945	$2.10	2d	27	0.37mi
2116 Fayette St Kansas City, MO	2.0	1.0	902	$1,650	$1.83	24d	1	0.39mi
1619 Orleans Cir North Kansas City, MO	3.0	1.0–2.5	1119	$1,272	$1.14	44d	1	0.41mi
2700 Howell Ter Kansas City, MO	1.0	1.0	600	$1,175	$1.96	24d	1	0.44mi
314 E 26th Ave North Kansas City, MO	2.0	1.0	800	$1,325	$1.66	44d	1	0.52mi
300 E 26th Ave Unit 300E26 North Kansas City, MO	2.0	1.0	800	$1,325	$1.66	8d	1	0.54mi
317 E 28th Ave Kansas City, MO	1.0	1.0	648	$1,100	$1.70	3d	1	0.56mi
200 E 23rd Ave Kansas City, MO	1.0–2.0	1.0–2.0	929	$2,058	$2.22	2d	16	0.57mi
215 E 18th Ave North Kansas City, MO	1.0	1.0	733	$1,932	$2.63	2d	16	0.59mi
2600 Cityview Dr Kansas City, MO	2.0	1.0–2.0	955	$1,840	$1.93	2d	23	0.62mi
3242 N Virginia Ave Kansas City, MO	2.0	2.0	912	$1,695	$1.86	8d	1	0.68mi
3350 N Holmes St Kansas City, MO	2.0	1.0–2.5	975	$3,329	$3.41	2d	91	0.86mi
3800 N Cherry Ln Kansas City, MO	2.0	1.0	825	$1,138	$1.38	15d	4	1.41mi
1321a NE 39th St Kansas City, MO	2.0	1.5–2.0	952	$1,732	$1.82	44d	3	1.50mi

Listing history 12 events

1. 2026-06-18
   days on market $225,000 Active 11 DOM
2. 2026-06-17
   days on market $225,000 Active 10 DOM
3. 2026-06-16
   days on market $225,000 Active 9 DOM
4. 2026-06-15
   days on market $225,000 Active 8 DOM
5. 2026-06-13
   days on market $225,000 Active 6 DOM
6. 2026-06-13
   days on market $225,000 Active 5 DOM
7. 2026-06-09
   days on market $225,000 Active 2 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   statusdays on market $225,000 Active 1 DOM
10. 2026-06-07
    days on market $225,000 Coming Soon 3 DOM
11. 2026-06-05
    remarks 592-char remark
12. 2026-06-05
    listed $225,000 Coming Soon 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $2,088 · $174/mo
• Projected year-2 tax: $2,182 · $182/mo
• Expected delta: +$95/yr (+$8/mo · 4.5%)

ⓘ 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 · 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: $22,390
• − Mortgage interest: −$12,603
• − Property taxes: −$2,088
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,791
• − Management: −$1,791
• − Depreciation: −$6,545
• Taxable loss: −$3,554
• Est. tax savings @ 24.0%: +$853
• After-tax cash flow: $1,169/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: North Kansas City 74
• NCES district ID: 2922800
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $55,444
• Composite: 37.88/100
• National rank: #4321
• State rank: #98 of 324 in MO

Livability — North Kansas City

• Score: 74/100
• State rank: #67
• US rank: #4540

Category grades

Amenities B- Commute A+ Cost of living A+ Crime F Employment D Housing B+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Kansas City, MO
• County: Clay County · 220,651 people
• City population: 17,535
• Metro: Kansas City, MO-KS
• Population (ZIP): 18,046
• Household income: $64,123
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 844.0

Population outlook (Clay County) Hauer SSP2

• Today (2025): 266,022 people
• By 2030: 280,057 · +5.3%
• By 2040: 306,153 · +15.1%
• By 2050: 328,630 · +23.5%
• By 2075: 375,182 · +41.0%
• By 2100: 392,861 · +47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 63% Two or more races 15% Black 12% Hispanic / Latino 10% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Italian 3% Serbian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 91% English-only · Arabic 2% Spanish 2% Vietnamese 2%

Political lean MEDSL · Clay

• 2024 margin: Lean R (+5.6) · D 46.4% · R 52.0% · Other 1.6%
• 2008→2024 swing: -4.9pp toward R · 2008: -0.7pp · 2024: -5.6pp
• All cycles: 2024: R+5.6 2020: R+4.1 2016: R+11.1 2012: R+8.4 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -180.14%
• Current HPI: 256.6222
• Rent YoY: ▲ 4.74%
• Metro: Kansas City, MO-KS
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

3 events — show timeline

• 2026-06-05 Coming Soon $225,000 Heartland MLS as Distributed by MLS Grid
• 2014-09-19 Sold (Public Records) — Public Records
• 2000-04-17 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,088 · +23.9% YoY. Source: county tax records.