340 N Topping Ave · Kansas City, MO 64123

$125,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 71 Days on market

Built 1956 6,534 sqft lot $112/sqft · at area comps Est $122k · at est.

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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 +25.8/30.0
• DSCR +8.7/10.0
• ARV discount +6.3/15.0
• 1% rule +6.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special. Great opportunity in historic North East. This spacious ranch is located across the street from James Elementary. Lots of off street parking behind the house accessible by a paved ally. The large basement is stubbed in for additional bathroom and has two heated non conforming bedrooms with lots of natural light. This home is ready for your final touches don’t miss this opportunity. Possible owner financing with a large down-payment and approval of application. Note: Buyer to confirm all measurements and taxes. Being sold AS-IS

Key facts

• 6,534 sq ft lot
• Built 1956
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: 59 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 31% of the median local income ($54k/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 $864 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

• It's been on market 71 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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: 1.11% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.45%
• DSCR: 1.47
• GRM: 7.5

CMA / ARV

• ARV (median comp): $121,623
• List price: $125,000
• Delta: 2.78%
• 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
115 White Ave	0.31mi	3/2.0	1,084 (-3%)	0mo	$85,000	$78	76
314 N Topping Ave	0.05mi	2/1.5 (-1)	1,032 (-8%)	3mo	$124,900	$121	75
409 Lawndale Ave	0.50mi	2/1.0 (-1)	1,100 (-2%)	4mo	$75,000	$68	66
317 Topping Ave	0.40mi	3/2.0	1,064 (-5%)	8mo	$174,900	$164	62
421 Hardesty Ave	0.57mi	3/1.5	1,172 (+5%)	2mo	$99,500	$85	62
420 N White Ave	0.15mi	3/2.0	966 (-14%)	7mo	$105,000	$109	60
5217 Wilburn Ct	0.29mi	3/1.5	1,248 (+11%)	8mo	$189,900	$152	59
447 N Hardesty Ave	0.27mi	2/1.0 (-1)	976 (-13%)	4mo	$187,000	$192	58
443 N Quincy Ave	0.43mi	2/1.0 (-1)	1,000 (-11%)	1mo	$169,000	$169	56
137 Chelsea Ave	0.62mi	2/1.0 (-1)	1,190 (+6%)	6mo	$69,900	$59	51
322 Barat Ave	0.43mi	2/1.0 (-1)	1,274 (+14%)	4mo	$135,000	$106	49
409 N Elmwood Ave	0.73mi	3/1.0	1,214 (+8%)	7mo	$215,000	$177	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-859
• Equity at exit: $18,638

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $24,162
• Equity at exit: $10,808

Cash invested: $35,000 (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 64123

• Home prices YoY: -8.3%
• Active inventory: 59
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,388 high
• Mortgage (P&I): −$656
• Tax from tax record: −$84 /mo · $1,012/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $305

Break-even live

Break-even rent $1,002

Max offer price $125,000

Occupancy floor 73%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
445 N Lawndale Ave Kansas City, MO	2.0	1.0	700	$1,200	$1.71	23d	1	0.11mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	16d	1	0.24mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	19d	1	0.24mi
5213 Wilburn Ct Kansas City, MO	3.0	1.0	1274	$1,375	$1.08	21d	1	0.32mi
135 Lawndale Ave Kansas City, MO	3.0	2.0	920	$1,500	$1.63	7d	1	0.35mi
303 White Ave Unit 2 Kansas City, MO	2.0	1.0	1060	$950	$0.90	10d	1	0.43mi
218 N Elmwood Ave Kansas City, MO	4.0	2.0	1184	$1,500	$1.27	43d	1	0.77mi
3921 Norledge Ave Unit 2E Kansas City, MO	2.0	1.0	900	$950	$1.06	43d	1	1.13mi
6011 E 11th St Kansas City, MO	3.0	1.0	900	$1,200	$1.33	16d	1	1.18mi
815 Elmwood Ave Kansas City, MO	3.0	1.5	1302	$1,600	$1.23	14d	1	1.22mi
3523 Saint John Ave Kansas City, MO	3.0	1.0	1500	$995	$0.66	23d	1	1.37mi
203 N Indiana Ave Unit 209 Indiana Kansas City, MO	2.0	1.0	1500	$1,400	$0.93	43d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $125,000 Active 71 DOM
2. 2026-06-17
   days on market $125,000 Active 70 DOM
3. 2026-06-16
   days on market $125,000 Active 69 DOM
4. 2026-06-15
   days on market $125,000 Active 68 DOM
5. 2026-06-13
   pricedays on market $125,000 Active 66 DOM
6. 2026-06-09
   days on market $135,000 Active 62 DOM
7. 2026-06-08
   days on market $135,000 Active 61 DOM
8. 2026-06-07
   days on market $135,000 Active 60 DOM
9. 2026-06-05
   days on market $135,000 Active 57 DOM
10. 2026-06-03
    days on market $135,000 Active 56 DOM
11. 2026-06-02
    days on market $135,000 Active 55 DOM
12. 2026-06-01
    days on market $135,000 Active 54 DOM
13. 2026-05-31
    days on market $135,000 Active 53 DOM
14. 2026-05-03
    price $140,000
15. 2026-04-08
    listed $150,000 Active
16. 2022-05-25
    soldstatus Closed 556-char remark

    Show marketing remark (556 chars)

    Investor special. Great opportunity in historic North East. This spacious ranch is located across the street from James Elementary. Lots of off street parking behind the house accessible by a paved ally. The large basement is stubbed in for additional bathroom and has two heated non conforming bedrooms with lots of natural light. This home is ready for your final touches don’t miss this opportunity. Possible owner financing with a large down-payment and approval of application. Note: Buyer to confirm all measurements and taxes. Being sold AS-IS

17. 2022-05-17
    soldstatus
18. 2022-04-25
    status Pending 556-char remark

    Show marketing remark (556 chars)

    Investor special. Great opportunity in historic North East. This spacious ranch is located across the street from James Elementary. Lots of off street parking behind the house accessible by a paved ally. The large basement is stubbed in for additional bathroom and has two heated non conforming bedrooms with lots of natural light. This home is ready for your final touches don’t miss this opportunity. Possible owner financing with a large down-payment and approval of application. Note: Buyer to confirm all measurements and taxes. Being sold AS-IS

19. 2022-04-22
    listed $93,000 Active 556-char remark

    Show marketing remark (556 chars)

    Investor special. Great opportunity in historic North East. This spacious ranch is located across the street from James Elementary. Lots of off street parking behind the house accessible by a paved ally. The large basement is stubbed in for additional bathroom and has two heated non conforming bedrooms with lots of natural light. This home is ready for your final touches don’t miss this opportunity. Possible owner financing with a large down-payment and approval of application. Note: Buyer to confirm all measurements and taxes. Being sold AS-IS

20. 1985-10-28
    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: $1,012 · $84/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$201/yr (+$17/mo · 19.8%)

ⓘ 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 2/10 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: $16,660
• − Mortgage interest: −$7,002
• − Property taxes: −$1,012
• − Insurance: −$625
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$3,636
• Taxable income: $1,720
• Est. tax owed @ 24.0%: −$413
• After-tax cash flow: $3,246/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): 11,833
• Household income: $54,443
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 338.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 48% White 34% Two or more races 25% Black 10% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 37% Puerto Rican 1% Cuban 3%
• Common ancestry: Italian 2% Arab 2% Romanian 1%
• Foreign-born: 22% · Canada, Vietnam, Philippines
• Languages at home: 58% English-only · Spanish 35% Arabic 2% Vietnamese 1%

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: ▼ -35.35%
• Current HPI: 392.4402
• Rent YoY: —
• 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

+50.5% since first listed

7 events — show timeline

• 2026-05-03 Price Changed $140,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-08 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2022-05-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-05-17 Sold (Public Records) — Public Records
• 2022-04-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-04-22 Listed $93,000 Heartland MLS as Distributed by MLS Grid
• 1985-10-28 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,012 · -26.2% YoY. Source: county tax records.