1220 NW 57 St · Kansas City, MO 64118

$65,500

3 bd · 2.0 ba · 1,500 sqft · Manufactured · 33 Days on market

Built 2018 Good condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3 bedroom 2 bathroom ready to move in home! No major issues or anything with the home. Brand new fridge! Located off I69 and englewood. Right near the highways for easy access to all! Near lots of food spots, parks and schools! Must pass a background check to live in the community and apply to live in the community. You will own the home NOT the land. There will be a separate lot rent payment. The community has a neighborhood park, basketball court, pavilion, and pool!

Key facts

• Pavilion
• Brand new fridge
• Basketball court

Tags

• BRAND NEW FRIDGE
• NEIGHBORHOOD PARK
• BASKETBALL COURT
• PAVILION
• POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $66k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $979 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $66k).
• Recommended offer: $64k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.2% 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.
• North Kansas City 74 (urban): math 38% / reading 49% proficiency, ranked #98 of 324 in MO (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.2%/yr); 183 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 341 units permitted in Clay County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $453 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Clay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $63,535 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 2.77% ✓
• Cap rate: 24.23%
• Cash-on-cash: 64.06%
• DSCR: 3.85
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.2% rent growth · sell at horizon

5-year hold

• IRR: 63.4%
• Equity multiple: 3.84×
• Total profit: $52,137
• Equity at exit: $9,766

10-year hold

• IRR: 67.9%
• Equity multiple: 7.94×
• Total profit: $127,312
• Equity at exit: $5,663

Cash invested: $18,340 (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 64118

• Rents YoY: 3.2%
• Active inventory: 183
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,812 high
• Mortgage (P&I): −$343
• Tax est. 1.5%: −$82 /mo · $982/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $979

Break-even live

Break-even rent $573

Max offer price $65,500

Occupancy floor 41%

Sensitivity live

Price	-10% $1,024	-5% $1,002	+0% $979	+5% $956	+10% $934
Rent	-10% $836	-5% $907	+0% $979	+5% $1,051	+10% $1,122
Rate	-1.0pp $1,012	-0.5pp $996	base $979	+0.5pp $962	+1.0pp $945

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: $16,375
• Closing costs: $1,965
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5710 N Belleview Ave Kansas City, MO	2.0–3.0	2.0	960	$1,579	$1.64	8d	1	0.14mi
5506 N Fairmount Ave Kansas City, MO	2.0	1.5	1344	$1,549	$1.15	44d	1	0.37mi
5400 N Summit St Kansas City, MO	1.0–3.0	1.0–2.0	988	$2,261	$2.29	2d	44	0.45mi
6024 N Jefferson St Kansas City, MO	1.0–3.0	1.0–2.0	1109	$1,595	$1.44	3d	11	0.48mi
5709 N Harden Ave Kansas City, MO	3.0	2.0	2100	$2,145	$1.02	21d	1	0.65mi
2200 NW 56th Ter Kansas City, MO	3.0	2.0	1464	$1,899	$1.30	44d	1	0.65mi
1412 NW 63rd Ter Kansas City, MO	3.0	2.0	1292	$2,285	$1.77	44d	1	0.79mi
2221 NW 64th Pl Kansas City, MO	3.0	2.5	1400	$2,305	$1.65	24d	1	1.08mi
1400 NW 66th Ter Kansas City, MO	3.0	2.0	1897	$2,035	$1.07	44d	1	1.09mi
1527 NW 67th Ter Kansas City, MO	3.0	2.0	1562	$2,005	$1.28	24d	1	1.20mi
5000 N Oak Trfy Kansas City, MO	3.0	1.0–2.0	1225	$1,340	$1.09	44d	1	1.33mi
900 NE 62nd St Kansas City, MO	4.0	2.0	1317	$1,916	$1.45	24d	1	1.41mi
5103 NW Goodman St Riverside, MO	3.0	2.5	1357	$2,105	$1.55	2d	14	1.43mi

Listing history 16 events

1. 2026-06-18
   days on market $65,500 Active 33 DOM
2. 2026-06-17
   days on market $65,500 Active 32 DOM
3. 2026-06-16
   days on market $65,500 Active 31 DOM
4. 2026-06-15
   days on market $65,500 Active 30 DOM
5. 2026-06-13
   days on market $65,500 Active 28 DOM
6. 2026-06-13
   days on market $65,500 Active 27 DOM
7. 2026-06-09
   days on market $65,500 Active 24 DOM
8. 2026-06-08
   days on market $65,500 Active 23 DOM
9. 2026-06-07
   days on market $65,500 Active 22 DOM
10. 2026-06-05
    days on market $65,500 Active 19 DOM
11. 2026-06-03
    days on market $65,500 Active 18 DOM
12. 2026-06-02
    days on market $65,500 Active 17 DOM
13. 2026-06-01
    days on market $65,500 Active 16 DOM
14. 2026-05-31
    days on market $65,500 Active 15 DOM
15. 2026-05-12
    listed $65,500 Active 483-char remark

    Show marketing remark (483 chars)

    Beautiful 3 bedroom 2 bathroom ready to move in home! No major issues or anything with the home. Brand new fridge! Located off I69 and englewood. Right near the highways for easy access to all! Near lots of food spots, parks and schools! Must pass a background check to live in the community and apply to live in the community. You will own the home NOT the land. There will be a separate lot rent payment. The community has a neighborhood park, basketball court, pavilion, and pool!

16. 2026-05-12
    listed $65,500 Active 483-char remark

    Show marketing remark (483 chars)

    Beautiful 3 bedroom 2 bathroom ready to move in home! No major issues or anything with the home. Brand new fridge! Located off I69 and englewood. Right near the highways for easy access to all! Near lots of food spots, parks and schools! Must pass a background check to live in the community and apply to live in the community. You will own the home NOT the land. There will be a separate lot rent payment. The community has a neighborhood park, basketball court, pavilion, and pool!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $21,748
• − Mortgage interest: −$3,669
• − Property taxes: −$982
• − Insurance: −$328
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − Depreciation: −$1,905
• Taxable income: $11,384
• Est. tax owed @ 24.0%: −$2,732
• After-tax cash flow: $9,017/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This home is in good condition with minor cosmetic issues. It's ready to move in and has potential for significant value increases with minor updates.

Repairs flagged

• Minor Couch — Some stains visible

Value-add opportunities

• Both Paint walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Deep clean carpets — Clean carpets improve air quality and appearance
• Both Replace couch — New furniture refreshes the interior and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Couch · Some stains visible	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Paint walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Deep clean carpets — Clean carpets improve air quality and appearance ↑
• Both Replace couch — New furniture refreshes the interior and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: North Kansas City 74
• NCES district ID: 2922800
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $55,444
• Composite: 37.88/100
• National rank: #4321
• State rank: #98 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: Clay County · 220,651 people
• City population: 439,467
• Metro: Kansas City, MO-KS
• Population (ZIP): 41,984
• Household income: $74,740
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1629.0

Population outlook (Clay County) Hauer SSP2

• Today (2025): 266,022 people
• By 2030: 280,057 · +5.3%
• By 2040: 306,153 · +15.1%
• By 2050: 328,630 · +23.5%
• By 2075: 375,182 · +41.0%
• By 2100: 392,861 · +47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 10% Hispanic / Latino 10% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 4% Arabic 1% Other Asian/Pacific 1%

Political lean MEDSL · Clay

• 2024 margin: Lean R (+5.6) · D 46.4% · R 52.0% · Other 1.6%
• 2008→2024 swing: -4.9pp toward R · 2008: -0.7pp · 2024: -5.6pp
• All cycles: 2024: R+5.6 2020: R+4.1 2016: R+11.1 2012: R+8.4 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -250.16%
• Current HPI: 240.9626
• Rent YoY: ▲ 3.20%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-12 Listed $65,500 FSBO.com
• 2026-05-12 Listed $65,500 Fizber.com