3912 E 47th Ter · Kansas City, MO 64130

$119,600

3 bd · 1.0 ba · 980 sqft · SingleFamily public records · 54 Days on market

Built 1957 8,255 sqft lot Est $108k · 11% over ↓ 8% since listing

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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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +6.1/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• ARV discount +2.6/15.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Come and see this 3 bedroom 2 bathroom tri-level with an attached garage, larger driveway, and fenced backyard with a shed. This one is ready for you to make it just how you like it. Conveniently located near restaurants, shopping, and Brush Creek Greenway Park.

Key facts

• Attached garage
• Tri-level
• Fenced backyard

Tags

• TRI-LEVEL
• ATTACHED GARAGE
• FENCED BACKYARD
• LARGER DRIVEWAY
• BRUSH CREEK GREENWAY PARK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 33 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 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 $827 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.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $116,012 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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: 1.11% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.82%
• DSCR: 1.53
• GRM: 7.5

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	67
4327 Mersington Ave	0.46mi	2/1.0 (-1)	940 (-4%)	4mo	$50,000	$53	63
4338 Indiana Ave	0.56mi	2/1.0 (-1)	1,012 (+3%)	0mo	$150,000	$148	63
4405 Elmwood Ave	0.57mi	2/1.0 (-1)	966 (-1%)	8mo	$140,000	$145	60
4027 E 45th St	0.29mi	4/1.0 (+1)	1,107 (+13%)	1mo	$165,000	$149	59
4132 Spruce Ave	0.73mi	3/1.0	912 (-7%)	2mo	$99,995	$110	53
5009 Bellefontaine Ave	0.63mi	3/1.0	1,082 (+10%)	2mo	$118,900	$110	52
4504 E 43rd St	0.65mi	2/1.0 (-1)	907 (-7%)	2mo	$140,000	$154	51
5140 Norton Ave	0.56mi	2/1.0 (-1)	884 (-10%)	4mo	$75,000	$85	49
4427 Agnes Ave	0.68mi	3/1.0	1,100 (+12%)	2mo	$69,900	$64	46
5255 Spruce Ave	0.68mi	3/1.5	1,056 (+8%)	10mo	$145,000	$137	46
4214 Monroe Ave	0.66mi	2/1.0 (-1)	858 (-12%)	7mo	$50,000	$58	38

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: 2.7%
• Equity multiple: 1.10×
• Total profit: $3,514
• Equity at exit: $17,833

10-year hold

• IRR: 13.4%
• Equity multiple: 2.14×
• Total profit: $38,082
• Equity at exit: $10,341

Cash invested: $33,488 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,331 high
• Mortgage (P&I): −$627
• Tax from tax record: −$45 /mo · $539/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $330

Break-even live

Break-even rent $914

Max offer price $119,600

Occupancy floor 70%

Sensitivity live

Price	-10% $398	-5% $364	+0% $330	+5% $296	+10% $262
Rent	-10% $225	-5% $277	+0% $330	+5% $382	+10% $435
Rate	-1.0pp $390	-0.5pp $360	base $330	+0.5pp $299	+1.0pp $267

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: $29,900
• Closing costs: $3,588
• 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	3d	3	0.38mi
4216 Cleveland Ave Kansas City, MO	2.0	1.0	780	$1,125	$1.44	18d	1	0.63mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	18d	1	0.63mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	18d	1	0.66mi
4911 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	18d	1	0.68mi
4917 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	25d	1	0.68mi
3315 E 52nd St Kansas City, MO	2.0	1.0	662	$1,125	$1.70	25d	1	0.69mi
4534 S Benton Ave Kansas City, MO	2.0	1.0	912	$1,045	$1.15	18d	1	0.69mi
3017 E 51st St Kansas City, MO	2.0	1.0	621	$1,303	$2.10	9d	1	0.72mi
5013 S Benton Ave Kansas City, MO	3.0	1.0	978	$1,225	$1.25	25d	1	0.73mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	25d	1	0.79mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	45d	1	0.83mi
4005 Bales Ave Kansas City, MO	2.0	1.0	792	$1,050	$1.33	45d	1	0.93mi
4206 Vineyard Rd Kansas City, MO	4.0	1.5	1056	$1,500	$1.42	16d	1	1.00mi
4930 Park Ave Kansas City, MO	3.0	1.0	900	$1,300	$1.44	18d	1	1.07mi
5614 Indiana Ave Kansas City, MO	3.0	1.0	900	$1,175	$1.31	45d	1	1.18mi
5114 Brooklyn Ave Kansas City, MO	3.0	1.5	1116	$1,300	$1.16	9d	1	1.21mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	9d	1	1.23mi
3600 E 57th St Kansas City, MO	3.0	1.0	1037	$1,250	$1.21	45d	1	1.24mi
2305 E 41st St Kansas City, MO	2.0	1.0	750	$1,000	$1.33	9d	1	1.26mi
4902 E 39th St Kansas City, MO	2.0	1.0	820	$1,300	$1.59	18d	1	1.27mi
5709 Bales Ave Kansas City, MO	2.0	1.0	782	$1,095	$1.40	25d	1	1.29mi
3617 E 58th St Unit 2 Kansas City, MO	2.0	1.0	936	$875	$0.93	45d	1	1.34mi
5601 E 39th Ter Kansas City, MO	3.0	1.0	816	$1,225	$1.50	4d	1	1.34mi
3615 E 58th St Unit 1 Kansas City, MO	2.0	1.0	936	$875	$0.93	45d	1	1.34mi
3911 Oakley Ave Kansas City, MO	2.0	1.0	816	$1,195	$1.46	14d	1	1.40mi
5636 E 40th St Kansas City, MO	3.0	1.0	816	$1,225	$1.50	4d	1	1.41mi
5752 College Ave Kansas City, MO	4.0	1.0	1120	$1,600	$1.43	18d	1	1.41mi
3841 Olive St Kansas City, MO	2.0	1.0	792	$985	$1.24	16d	1	1.41mi
5700 E 40th St Kansas City, MO	3.0	1.0	816	$1,245	$1.53	23d	1	1.42mi
5707 E 40th St Kansas City, MO	3.0	1.0	816	$1,295	$1.59	13d	1	1.43mi
4401 Wayne Ave Kansas City, MO	2.0	1.5	955	$1,300	$1.36	25d	1	1.49mi
5410 Euclid Ave Kansas City, MO	3.0	2.0	1119	$1,395	$1.25	45d	1	1.50mi

Listing history 5 events

1. 2026-04-15
   status Pending
2. 2026-04-15
   status Active
3. 2026-02-18
   status Pending
4. 2026-02-11
   price $119,600
5. 2025-12-26
   listed $130,000 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: $539 · $45/mo
• Projected year-2 tax: $1,160 · $97/mo
• Expected delta: +$621/yr (+$52/mo · 115.2%)

ⓘ 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: −$6,699
• − Property taxes: −$539
• − Insurance: −$598
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$3,479
• Taxable income: $2,105
• Est. tax owed @ 24.0%: −$505
• After-tax cash flow: $3,453/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

-8.0% since first listed

5 events — show timeline

• 2026-04-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-15 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-02-18 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-11 Price Changed $119,600 Heartland MLS as Distributed by MLS Grid
• 2025-12-26 Listed $130,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2024): $539 · +1.0% YoY. Source: county tax records.