2607 Lockridge St · Kansas City, MO 64128

$40,000

5 bd · 1.0 ba · 3,023 sqft · SingleFamily public records · 56 Days on market

Built 1911 8,234 sqft lot

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Why this score? — see what drove the C- 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

3 Story home with 5 Beds, 1.5 baths in KCMO! Minutes from downtown! Gorgeous hardwood floors refinished. Fully updated kitchen is a DREAM featuring new appliances, granite counters, and hardwoods. HUGE master bedroom with enough space to have a sitting area! Updated bathroom with claw foot tub and new flooring! Enjoy coffee out on the enclosed porch or relax in greenroom off the back of the house! Home has private drive with garage! So much character in this home, don't miss out!

Key facts

• 8,234 sq ft lot
• Garage
• Built 1911

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 47.0% 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: schools C-, 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.
• Market conditions: Rents rising fast (+4.7%/yr); 86 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $2,131/mo this rent would consume 71% of the median local household income ($36k/yr) (locally 946% 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 $4k of equity ($277 loan paydown + $4k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 4.7% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($39k) 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: property tax is 3.0% of price; built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $38,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 5.33% ✓
• Cap rate: 46.99%
• Cash-on-cash: 145.35%
• DSCR: 7.47
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $217,656
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2651 Victor St	0.18mi	6/4.0 (+1)	3,096 (+2%)	11mo	$125,000	$40	61
3116 E Linwood Blvd	0.61mi	5/1.5	2,835 (-6%)	0mo	$215,000	$76	59
2600 Benton Blvd	0.25mi	5/2.5	3,156 (+4%)	23mo	$250,000	$79	56
2943 Lockridge St	0.29mi	5/3.0	3,148 (+4%)	23mo	$79,000	$25	53
2524 Benton Blvd	0.31mi	4/3.5 (-1)	3,224 (+7%)	11mo	$325,000	$101	50
3208 Lockridge Ave	0.36mi	4/2.0 (-1)	2,774 (-8%)	17mo	$199,900	$72	46
3251 E 28th St	0.47mi	5/2.5	3,410 (+13%)	12mo	$140,000	$41	41
3235 Garfield Ave	0.70mi	5/2.5	3,427 (+13%)	1mo	$99,000	$29	38
2121 Benton Blvd	0.71mi	6/2.5 (+1)	2,872 (-5%)	23mo	$249,500	$87	28

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

Projected returns pro-forma

10.0% appreciation · 4.65% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.99×
• Total profit: $111,847
• Equity at exit: $36,035

10-year hold

• IRR: —
• Equity multiple: 25.05×
• Total profit: $269,349
• Equity at exit: $77,711

Cash invested: $11,200 (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 64128

• Home prices YoY: 21.6%
• Rents YoY: 4.7%
• Active inventory: 86
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $2,131 high
• Mortgage (P&I): −$210
• Tax from tax record: −$100 /mo · $1,201/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $1,357

Break-even live

Break-even rent $413

Max offer price $40,000

Occupancy floor 31%

Sensitivity live

Price	-10% $1,379	-5% $1,368	+0% $1,357	+5% $1,345	+10% $1,334
Rent	-10% $1,188	-5% $1,272	+0% $1,357	+5% $1,441	+10% $1,525
Rate	-1.0pp $1,377	-0.5pp $1,367	base $1,357	+0.5pp $1,346	+1.0pp $1,336

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2624 Montgall Ave Kansas City, MO	4.0	3.0	3800	$1,875	$0.49	24d	1	0.14mi
3317 Agnes Ave Kansas City, MO	5.0	2.0	2872	$1,795	$0.62	24d	1	0.76mi
3311 E 19th St Kansas City, MO	5.0	3.0	2500	$2,000	$0.80	44d	1	1.03mi
2436 Forest Ave Kansas City, MO	5.0	4.0	2632	$4,000	$1.52	8d	1	1.06mi
3606 S Benton Ave Kansas City, MO	5.0	3.0	2800	$2,000	$0.71	44d	1	1.11mi
2629 Campbell St Kansas City, MO	5.0	3.0	2470	$3,850	$1.56	13d	1	1.16mi
912 E 31st St Kansas City, MO	5.0	1.5	2200	$1,800	$0.82	16d	1	1.20mi
908 E 31st St Kansas City, MO	5.0	1.5	2100	$1,800	$0.86	44d	1	1.21mi

Listing history 26 events

1. 2026-06-18
   days on market $40,000 Active 56 DOM
2. 2026-06-17
   days on market $40,000 Active 55 DOM
3. 2026-06-16
   days on market $40,000 Active 54 DOM
4. 2026-06-15
   days on market $40,000 Active 53 DOM
5. 2026-06-13
   days on market $40,000 Active 51 DOM
6. 2026-06-09
   days on market $40,000 Active 47 DOM
7. 2026-06-08
   days on market $40,000 Active 46 DOM
8. 2026-06-07
   days on market $40,000 Active 45 DOM
9. 2026-06-05
   days on market $40,000 Active 42 DOM
10. 2026-06-03
    days on market $40,000 Active 41 DOM
11. 2026-06-02
    days on market $40,000 Active 40 DOM
12. 2026-06-02
    status $40,000 Active 39 DOM
13. 2026-03-06
    status Pending
14. 2026-01-26
    listed $40,000 Active
15. 2021-06-09
    soldstatus
16. 2021-06-04
    soldstatus Closed 484-char remark

    Show marketing remark (484 chars)

    3 Story home with 5 Beds, 1.5 baths in KCMO! Minutes from downtown! Gorgeous hardwood floors refinished. Fully updated kitchen is a DREAM featuring new appliances, granite counters, and hardwoods. HUGE master bedroom with enough space to have a sitting area! Updated bathroom with claw foot tub and new flooring! Enjoy coffee out on the enclosed porch or relax in greenroom off the back of the house! Home has private drive with garage! So much character in this home, don't miss out!

17. 2021-04-14
    historical Active Under Contract 484-char remark

    Show marketing remark (484 chars)

    3 Story home with 5 Beds, 1.5 baths in KCMO! Minutes from downtown! Gorgeous hardwood floors refinished. Fully updated kitchen is a DREAM featuring new appliances, granite counters, and hardwoods. HUGE master bedroom with enough space to have a sitting area! Updated bathroom with claw foot tub and new flooring! Enjoy coffee out on the enclosed porch or relax in greenroom off the back of the house! Home has private drive with garage! So much character in this home, don't miss out!

18. 2021-04-09
    listed $174,900 Active 484-char remark

    Show marketing remark (484 chars)

    3 Story home with 5 Beds, 1.5 baths in KCMO! Minutes from downtown! Gorgeous hardwood floors refinished. Fully updated kitchen is a DREAM featuring new appliances, granite counters, and hardwoods. HUGE master bedroom with enough space to have a sitting area! Updated bathroom with claw foot tub and new flooring! Enjoy coffee out on the enclosed porch or relax in greenroom off the back of the house! Home has private drive with garage! So much character in this home, don't miss out!

19. 2019-11-27
    soldstatus
20. 2019-07-13
    historical 484-char remark

    Show marketing remark (484 chars)

    3 Story home with 5 Beds, 1.5 baths in KCMO! Minutes from downtown! Gorgeous hardwood floors refinished. Fully updated kitchen is a DREAM featuring new appliances, granite counters, and hardwoods. HUGE master bedroom with enough space to have a sitting area! Updated bathroom with claw foot tub and new flooring! Enjoy coffee out on the enclosed porch or relax in greenroom off the back of the house! Home has private drive with garage! So much character in this home, don't miss out!

21. 2019-06-12
    listed $149,900 Active 484-char remark

    Show marketing remark (484 chars)

    3 Story home with 5 Beds, 1.5 baths in KCMO! Minutes from downtown! Gorgeous hardwood floors refinished. Fully updated kitchen is a DREAM featuring new appliances, granite counters, and hardwoods. HUGE master bedroom with enough space to have a sitting area! Updated bathroom with claw foot tub and new flooring! Enjoy coffee out on the enclosed porch or relax in greenroom off the back of the house! Home has private drive with garage! So much character in this home, don't miss out!

22. 2018-10-11
    historical
23. 2018-09-06
    price $160,000
24. 2018-08-20
    price $185,000
25. 2018-07-10
    listed $195,000 Active
26. 1996-10-02
    soldstatus

ⓘ 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: $1,201 · $100/mo
• Projected year-2 tax: $1,201 · $100/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 4/10 Moderate 7 d/yr ≥106°F today · 16 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: $25,567
• − Mortgage interest: −$2,241
• − Property taxes: −$1,201
• − Insurance: −$200
• − Repairs & maintenance: −$2,045
• − Management: −$2,045
• − Depreciation: −$1,164
• Taxable income: $16,671
• Est. tax owed @ 24.0%: −$4,001
• After-tax cash flow: $12,278/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): 11,912
• Household income: $36,088
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 946.0

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 (79%)
• Race & ethnicity: Black 79% Hispanic / Latino 9% White 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Swedish 1% Hispanic 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 2%

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: ▲ 73.41%
• Current HPI: 412.6862
• Rent YoY: ▲ 4.65%
• 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

-79.5% since first listed

14 events — show timeline

• 2026-03-06 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-01-26 Listed $40,000 Heartland MLS as Distributed by MLS Grid
• 2021-06-09 Sold (Public Records) — Public Records
• 2021-06-04 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-04-14 Contingent — Heartland MLS as Distributed by MLS Grid
• 2021-04-09 Listed $174,900 Heartland MLS as Distributed by MLS Grid
• 2019-11-27 Sold (Public Records) — Public Records
• 2019-07-13 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-06-12 Listed $149,900 Heartland MLS as Distributed by MLS Grid
• 2018-10-11 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2018-09-06 Price Changed $160,000 Heartland MLS as Distributed by MLS Grid
• 2018-08-20 Price Changed $185,000 Heartland MLS as Distributed by MLS Grid
• 2018-07-10 Listed $195,000 Heartland MLS as Distributed by MLS Grid
• 1996-10-02 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,201 · -53.1% YoY. Source: county tax records.