3900 E 47th Ter · Kansas City, MO 64130

$134,900

3 bd · 1.5 ba · 980 sqft · SingleFamily public records · 14 Days on market

Built 1957 9,147 sqft lot Est $108k · 25% over

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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 +23.1/30.0
• DSCR +7.4/10.0
• 1% rule +4.9/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is being sold "AS IS" no warranties given or implied. Please be advised this property has evidence of mold. The sellers nor agent have any prior and/or current history on this property. The property will need new furance, toilet, tub, etc. , this property appear to have suffered from water damage and will need rehab. Notice: This property has evidence of black mold. Please submit evidence of funds to close with all offers. A $250.00 transaction fee will be paid by buyer to the listing agent at time of closing. Please submit proof of funds to close with all offers.

Key facts

• Private driveway
• Spacious living area
• Ranch-style home

Tags

• RANCH-STYLE HOME
• SINGLE-LEVEL LIVING
• SPACIOUS LIVING AREA
• PRACTICAL KITCHEN LAYOUT
• OPEN BACKYARD
• PRIVATE DRIVEWAY

Property features AI

Finance

• Other: Living area listed as 1,270 (source: public records); Property located in a flood plain: unknown
• HOA & community: No association fees

Exterior

• Parking: Detached parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Composition roof; Construction materials: Other; Built approximately 51–75 years ago
• Exterior features: Lot approximately 0.21 acres (65 x 134)

Interior

• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Raised ranch floor plan; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/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 $133k (1.3% below list).
• Recommended offer: $133k (1.3% below list) — sets the bar for 1% rule.
• Cap rate 8.5% vs local median 3.9% 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 78/100 on livability (#28 in MO, #2,671 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Kansas City 33 (urban): math 12% / reading 24% proficiency, ranked #308 of 324 in MO (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: George Melcher Elementary (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 296 students, 99% FRL); Central High School (math 2% / reading 17%, grade F, #507 of 521 statewide, top 98%, 535 students, 99% FRL) — zoned schools average 99% FRL vs 75% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.4%/yr); 187 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 38% of the median local income ($42k/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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $24k; list at $135k implies a 472% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $133,142 (1.3% below list)

Questions for the listing agent

1. Built in 1957 — 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. 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?
4. 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?
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: 0.99% ✗
• Cap rate: 8.45%
• Cash-on-cash: 7.70%
• DSCR: 1.34
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $107,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4410 Myrtle Ave	0.38mi	3/1.0	912 (-7%)	4mo	$80,000	$88	65
4338 Indiana Ave	0.54mi	2/1.0 (-1)	1,012 (+3%)	0mo	$150,000	$148	62
4327 Mersington Ave	0.47mi	2/1.0 (-1)	940 (-4%)	4mo	$50,000	$53	61
4027 E 45th St	0.30mi	4/1.0 (+1)	1,107 (+13%)	1mo	$165,000	$149	57
4405 Elmwood Ave	0.60mi	2/1.0 (-1)	966 (-1%)	8mo	$140,000	$145	56
5009 Bellefontaine Ave	0.60mi	3/1.0	1,082 (+10%)	1mo	$118,900	$110	51
4132 Spruce Ave	0.74mi	3/1.0	912 (-7%)	2mo	$99,995	$110	50
4504 E 43rd St	0.68mi	2/1.0 (-1)	907 (-7%)	2mo	$140,000	$154	48
5140 Norton Ave	0.57mi	2/1.0 (-1)	884 (-10%)	4mo	$75,000	$85	46
4427 Agnes Ave	0.65mi	3/1.0	1,100 (+12%)	2mo	$69,900	$64	45
4520 Chestnut Ave	0.74mi	3/2.0	1,088 (+11%)	3mo	$94,900	$87	43
4214 Monroe Ave	0.65mi	2/1.0 (-1)	858 (-12%)	7mo	$50,000	$58	36

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 · 4.42% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-4,540
• Equity at exit: $20,114

10-year hold

• IRR: 7.9%
• Equity multiple: 1.63×
• Total profit: $23,859
• Equity at exit: $11,664

Cash invested: $37,772 (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 64130

• Home prices YoY: -21.5%
• Rents YoY: 4.4%
• Active inventory: 187
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,331 high
• Mortgage (P&I): −$707
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $243

Break-even live

Break-even rent $1,024

Max offer price $134,900

Occupancy floor 77%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3949 Doctor Martin Luther King Junior Blvd Kansas City, MO	1.0–2.0	1.0–2.0	945	$1,565	$1.66	2d	3	0.38mi
4216 Cleveland Ave Kansas City, MO	2.0	1.0	780	$1,125	$1.44	16d	1	0.63mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	16d	1	0.63mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	16d	1	0.66mi
4911 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	17d	1	0.68mi
4917 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	23d	1	0.68mi
3315 E 52nd St Kansas City, MO	2.0	1.0	662	$1,125	$1.70	23d	1	0.69mi
4534 S Benton Ave Kansas City, MO	2.0	1.0	912	$1,045	$1.15	16d	1	0.69mi
3017 E 51st St Kansas City, MO	2.0	1.0	621	$1,303	$2.10	7d	1	0.72mi
5013 S Benton Ave Kansas City, MO	3.0	1.0	978	$1,225	$1.25	23d	1	0.73mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	23d	1	0.79mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	43d	1	0.83mi
4005 Bales Ave Kansas City, MO	2.0	1.0	792	$1,050	$1.33	43d	1	0.93mi
4206 Vineyard Rd Kansas City, MO	4.0	1.5	1056	$1,500	$1.42	14d	1	1.00mi
4930 Park Ave Kansas City, MO	3.0	1.0	900	$1,300	$1.44	16d	1	1.07mi
5614 Indiana Ave Kansas City, MO	3.0	1.0	900	$1,175	$1.31	43d	1	1.18mi
5114 Brooklyn Ave Kansas City, MO	3.0	1.5	1116	$1,300	$1.16	7d	1	1.21mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	7d	1	1.23mi
3600 E 57th St Kansas City, MO	3.0	1.0	1037	$1,250	$1.21	43d	1	1.24mi
2305 E 41st St Kansas City, MO	2.0	1.0	750	$1,000	$1.33	7d	1	1.26mi
4902 E 39th St Kansas City, MO	2.0	1.0	820	$1,300	$1.59	16d	1	1.27mi
5709 Bales Ave Kansas City, MO	2.0	1.0	782	$1,095	$1.40	23d	1	1.29mi
3617 E 58th St Unit 2 Kansas City, MO	2.0	1.0	936	$875	$0.93	43d	1	1.34mi
5601 E 39th Ter Kansas City, MO	3.0	1.0	816	$1,225	$1.50	3d	1	1.34mi
3615 E 58th St Unit 1 Kansas City, MO	2.0	1.0	936	$875	$0.93	43d	1	1.34mi
3911 Oakley Ave Kansas City, MO	2.0	1.0	816	$1,195	$1.46	12d	1	1.40mi
5636 E 40th St Kansas City, MO	3.0	1.0	816	$1,225	$1.50	3d	1	1.41mi
5752 College Ave Kansas City, MO	4.0	1.0	1120	$1,600	$1.43	17d	1	1.41mi
3841 Olive St Kansas City, MO	2.0	1.0	792	$985	$1.24	14d	1	1.41mi
5700 E 40th St Kansas City, MO	3.0	1.0	816	$1,245	$1.53	21d	1	1.42mi
5707 E 40th St Kansas City, MO	3.0	1.0	816	$1,295	$1.59	12d	1	1.43mi
4401 Wayne Ave Kansas City, MO	2.0	1.5	955	$1,300	$1.36	23d	1	1.49mi
5410 Euclid Ave Kansas City, MO	3.0	2.0	1119	$1,395	$1.25	43d	1	1.50mi

Listing history 10 events

1. 2026-06-18
   days on market $134,900 Active 14 DOM
2. 2026-06-17
   days on market $134,900 Active 13 DOM
3. 2026-06-16
   days on market $134,900 Active 12 DOM
4. 2026-06-15
   days on market $134,900 Active 11 DOM
5. 2026-06-13
   days on market $134,900 Active 9 DOM
6. 2026-06-09
   days on market $134,900 Active 5 DOM
7. 2026-06-08
   days on market $134,900 Active 4 DOM
8. 2026-06-07
   days on market $134,900 Active 3 DOM
9. 2026-06-05
   remarks 699-char remark
10. 2026-06-05
    listed $134,900 Active 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: $548 · $46/mo
• Projected year-2 tax: $1,309 · $109/mo
• Expected delta: +$761/yr (+$63/mo · 138.8%)

ⓘ 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,977
• − Mortgage interest: −$7,556
• − Property taxes: −$548
• − Insurance: −$674
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$3,924
• Taxable income: $717
• Est. tax owed @ 24.0%: −$172
• After-tax cash flow: $2,738/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 33
• NCES district ID: 2916400
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 24% ▬ 0.00%
• Median HH income: $35,227
• Composite: 14.8/100
• National rank: #9387
• State rank: #308 of 324 in MO

Livability — Kansas City

• Score: 78/100
• State rank: #28
• US rank: #2671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kansas City, MO
• County: Jackson County · 687,798 people
• City population: 439,467
• Metro: Kansas City, MO-KS
• Population (ZIP): 19,644
• Household income: $42,221
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1132.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 719,589 people
• By 2030: 731,456 · +1.6%
• By 2040: 746,689 · +3.8%
• By 2050: 749,289 · +4.1%
• By 2075: 736,227 · +2.3%
• By 2100: 668,210 · -7.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (80%)
• Race & ethnicity: Black 80% White 9% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Swedish 0%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Jackson

• 2024 margin: D (+19.3) · D 58.9% · R 39.5% · Other 1.6%
• 2008→2024 swing: -6.1pp toward R · 2008: 25.4pp · 2024: 19.3pp
• All cycles: 2024: D+19.3 2020: D+22.0 2016: D+16.6 2012: D+19.0 2008: D+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.32%
• Current HPI: 267.491
• Rent YoY: ▲ 4.42%
• 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

+2186.4% since first listed

4 events — show timeline

• 2026-06-04 Listed $134,900 Heartland MLS as Distributed by MLS Grid
• 2019-12-02 Sold (Public Records) $23,573 Public Records
• 2013-02-04 Listed $5,900 Heartland MLS as Distributed by MLS Grid
• 1995-08-21 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $548 · -22.9% YoY. Source: county tax records.