4323 Towers Rd · Kansas City, MO 64130

$103,750

3 bd · 1.0 ba · 816 sqft · SingleFamily public records · 63 Days on market

Built 1956 8,712 sqft lot $127/sqft · at area comps Est $102k · at est.

---

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 +7.7/10.0
• ARV discount +7.0/15.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey investment opportunity in Kansas City! This 3-bedroom, 1-bath ranch sits on a quiet street with a tenant already in place — no waiting for cash flow from day one. Updated kitchen, bathrooms and hardwood floors make this gem appealing. This property is being sold as part of a 6 property package deal see MLS#'s

Key facts

• Quiet street
• Updated bathrooms
• Updated kitchen

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• UPDATED KITCHEN
• UPDATED BATHROOMS
• HARDWOOD FLOORS
• QUIET STREET

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $98k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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: M. L. King Elementary (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 665 students, 100% FRL); Central Middle School (math 0% / reading 9%, grade F, #388 of 391 statewide, top 99%, 428 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); 185 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 37% 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 $718 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 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 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,525 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.27% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.25%
• DSCR: 1.77
• GRM: 6.6

CMA / ARV

• ARV (median comp): $102,498
• List price: $103,750
• Delta: 1.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3938 Myrtle Ave	0.37mi	2/1.0 (-1)	805 (-1%)	0mo	$65,000	$81	75
4132 Spruce Ave	0.08mi	3/1.0	912 (+12%)	2mo	$99,995	$110	75
4521 Lawn Ave	0.49mi	3/1.0	816 (0%)	4mo	$88,000	$108	74
4504 E 43rd St	0.16mi	2/1.0 (-1)	907 (+11%)	2mo	$140,000	$154	68
4135 Jackson Ave	0.13mi	2/1.0 (-1)	720 (-12%)	2mo	$68,900	$96	68
4338 Myrtle Ave	0.38mi	2/1.0 (-1)	780 (-4%)	3mo	$125,000	$160	67
3918 Oakley Ave	0.74mi	3/1.0	816 (0%)	3mo	$106,000	$130	63
3942 Myrtle Ave	0.36mi	2/1.0 (-1)	890 (+9%)	3mo	$85,000	$96	61
4410 Myrtle Ave	0.42mi	3/1.0	912 (+12%)	4mo	$80,000	$88	57
3630 Jackson Ave	0.66mi	2/1.0 (-1)	888 (+9%)	5mo	$59,000	$66	46
3601 Norton Ave	0.73mi	2/1.0 (-1)	725 (-11%)	3mo	$40,000	$55	39
3640 Cleveland Ave	0.74mi	2/2.0 (-1)	900 (+10%)	4mo	$105,000	$117	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: 10.0%
• Equity multiple: 1.40×
• Total profit: $11,663
• Equity at exit: $15,469

10-year hold

• IRR: 20.2%
• Equity multiple: 2.80×
• Total profit: $52,329
• Equity at exit: $8,970

Cash invested: $29,050 (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: 185
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,319 high
• Mortgage (P&I): −$544
• Tax from tax record: −$37 /mo · $443/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $418

Break-even live

Break-even rent $790

Max offer price $103,750

Occupancy floor 63%

Sensitivity live

Price	-10% $476	-5% $447	+0% $418	+5% $388	+10% $359
Rent	-10% $313	-5% $366	+0% $418	+5% $470	+10% $522
Rate	-1.0pp $470	-0.5pp $444	base $418	+0.5pp $391	+1.0pp $363

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: $25,938
• Closing costs: $3,112
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	45d	1	0.29mi
4216 Cleveland Ave Kansas City, MO	2.0	1.0	780	$1,125	$1.44	17d	1	0.40mi
4206 Vineyard Rd Kansas City, MO	4.0	1.5	1056	$1,500	$1.42	16d	1	0.45mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	9d	1	0.48mi
4902 E 39th St Kansas City, MO	2.0	1.0	820	$1,300	$1.59	17d	1	0.51mi
4005 Bales Ave Kansas City, MO	2.0	1.0	792	$1,050	$1.33	45d	1	0.58mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	17d	1	0.70mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	25d	1	0.70mi
5601 E 39th Ter Kansas City, MO	3.0	1.0	816	$1,225	$1.50	4d	1	0.74mi
3911 Oakley Ave Kansas City, MO	2.0	1.0	816	$1,195	$1.46	14d	1	0.77mi
5636 E 40th St Kansas City, MO	3.0	1.0	816	$1,225	$1.50	4d	1	0.82mi
5700 E 40th St Kansas City, MO	3.0	1.0	816	$1,245	$1.53	22d	1	0.83mi
5707 E 40th St Kansas City, MO	3.0	1.0	816	$1,295	$1.59	13d	1	0.85mi
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	17d	1	0.87mi
3414 Elmwood Ave Kansas City, MO	4.0	1.0	1109	$1,300	$1.17	17d	1	0.92mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	17d	1	0.94mi
4534 S Benton Ave Kansas City, MO	2.0	1.0	912	$1,045	$1.15	17d	1	1.09mi
3949 Doctor Martin Luther King Junior Blvd Kansas City, MO	1.0–2.0	1.0–2.0	945	$1,565	$1.66	3d	3	1.11mi
3310 College Ave Kansas City, MO	3.0	1.0	874	$995	$1.14	45d	1	1.26mi
3243 Denver Dr Kansas City, MO	1.0–3.0	1.0	862	$1,226	$1.42	45d	1	1.26mi
3841 Olive St Kansas City, MO	2.0	1.0	792	$985	$1.24	16d	1	1.28mi
3118 Chelsea Ave Kansas City, MO	2.0	1.0	864	$980	$1.13	45d	1	1.29mi
2305 E 41st St Kansas City, MO	2.0	1.0	750	$1,000	$1.33	9d	1	1.29mi
3710 Wabash Ave Unit 2S Kansas City, MO	2.0	1.0	875	$850	$0.97	25d	1	1.32mi
4911 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	18d	1	1.33mi
4917 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	25d	1	1.34mi
3330 Agnes Ave Kansas City, MO	3.0	1.0	1000	$1,410	$1.41	45d	1	1.34mi
3032 Elmwood Ave Kansas City, MO	3.0	1.0	1027	$1,275	$1.24	9d	1	1.37mi
5013 S Benton Ave Kansas City, MO	3.0	1.0	978	$1,225	$1.25	25d	1	1.42mi
3017 E 51st St Kansas City, MO	2.0	1.0	621	$1,303	$2.10	9d	1	1.45mi
3315 E 52nd St Kansas City, MO	2.0	1.0	662	$1,125	$1.70	25d	1	1.45mi

Listing history 9 events

1. 2026-03-24
   listed $103,750 Active 324-char remark

   Show marketing remark (324 chars)

   Turnkey investment opportunity in Kansas City! This 3-bedroom, 1-bath ranch sits on a quiet street with a tenant already in place — no waiting for cash flow from day one. Updated kitchen, bathrooms and hardwood floors make this gem appealing. This property is being sold as part of a 6 property package deal see MLS#'s

2. 2024-03-18
   historical $1,100
3. 2024-03-13
   price $1,100
4. 2024-03-12
   listed $900
5. 2019-08-27
   status Pending
6. 2019-08-27
   listed $75,950 Active
7. 2018-10-11
   soldstatus Sold
8. 2018-10-04
   status Pending
9. 2018-09-23
   listed $23,900 Active

ⓘ 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: $443 · $37/mo
• Projected year-2 tax: $1,006 · $84/mo
• Expected delta: +$564/yr (+$47/mo · 127.4%)

ⓘ 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 · 16 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: $15,825
• − Mortgage interest: −$5,812
• − Property taxes: −$443
• − Insurance: −$519
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$3,018
• Taxable income: $3,502
• Est. tax owed @ 24.0%: −$841
• After-tax cash flow: $4,171/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

+334.1% since first listed

9 events — show timeline

• 2026-03-24 Listed $103,750 Heartland MLS as Distributed by MLS Grid
• 2024-03-18 Rental Removed $1,100 BUILDIUM
• 2024-03-13 Price Changed $1,100 BUILDIUM
• 2024-03-12 Listed for Rent $900 BUILDIUM
• 2019-08-27 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-08-27 Listed $75,950 Heartland MLS as Distributed by MLS Grid
• 2018-10-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-10-04 Pending — Heartland MLS as Distributed by MLS Grid
• 2018-09-23 Listed $23,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.3%/yr

Latest (2025): $443 · -30.7% YoY. Source: county tax records.