1511 Belmont Ave · Kansas City, MO 64126

$87,900

2 bd · 1.0 ba · 652 sqft · SingleFamily public records · 452 Days on market

Built 1910 3,005 sqft lot $135/sqft · 81% above area Est $125k · 30% under

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Why this score? — see what drove the A- 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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +6.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Great Home with 3 beds and 2 baths with sufficient space to another bedroom and bathroom, come check this diamond in the rough.

Key facts

• 3,005 sq ft lot
• Listed 452 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: 21 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($608 loan paydown + $9k 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 + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 452 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 29y ago; this cycle's ask has dropped $32k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 452 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 1.16% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.85%
• DSCR: 1.62
• GRM: 7.2

CMA / ARV

• ARV (median comp): $125,497
• List price: $87,900
• Delta: -29.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1215 Bellaire Ave	0.31mi	2/1.0	702 (+8%)	18mo	$90,000	$128	57
5832 Peery Ave	0.41mi	2/1.5	688 (+6%)	17mo	$50,000	$73	56
6231 Peery Ave	0.35mi	2/1.0	700 (+7%)	21mo	$79,000	$113	54
1651 Winchester Ave	0.52mi	3/1.0 (+1)	696 (+7%)	17mo	$89,900	$129	45
6405 E 8th St	0.63mi	2/1.0	704 (+8%)	15mo	$85,000	$121	45
6401 E 8th St	0.63mi	2/1.0	704 (+8%)	23mo	$98,000	$139	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.5%
• Equity multiple: 3.68×
• Total profit: $65,934
• Equity at exit: $79,187

10-year hold

• IRR: 29.7%
• Equity multiple: 8.31×
• Total profit: $179,862
• Equity at exit: $170,770

Cash invested: $24,612 (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 64126

• Active inventory: 21
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,023 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$26 /mo · $316/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $284

Break-even live

Break-even rent $663

Max offer price $87,900

Occupancy floor 67%

Sensitivity live

Price	-10% $334	-5% $309	+0% $284	+5% $259	+10% $234
Rent	-10% $203	-5% $244	+0% $284	+5% $325	+10% $365
Rate	-1.0pp $328	-0.5pp $307	base $284	+0.5pp $261	+1.0pp $238

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: $21,975
• Closing costs: $2,637
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1616 Hardesty Ave Unit 1-108 Kansas City, MO	1.0	1.0	634	$1,150	$1.81	21d	1	0.52mi
611 Ewing Ave Unit B Kansas City, MO	1.0	1.0	700	$800	$1.14	24d	1	0.87mi

Listing history 14 events

1. 2026-02-24
   price $87,900 127-char remark

   Show marketing remark (127 chars)

   Great Home with 3 beds and 2 baths with sufficient space to another bedroom and bathroom, come check this diamond in the rough.

2. 2025-08-22
   price $100,000 127-char remark

   Show marketing remark (127 chars)

   Great Home with 3 beds and 2 baths with sufficient space to another bedroom and bathroom, come check this diamond in the rough.

3. 2025-08-22
   status Active 127-char remark

   Show marketing remark (127 chars)

   Great Home with 3 beds and 2 baths with sufficient space to another bedroom and bathroom, come check this diamond in the rough.

4. 2025-08-09
   status Pending 127-char remark

   Show marketing remark (127 chars)

   Great Home with 3 beds and 2 baths with sufficient space to another bedroom and bathroom, come check this diamond in the rough.

5. 2025-06-12
   status Active 127-char remark

   Show marketing remark (127 chars)

   Great Home with 3 beds and 2 baths with sufficient space to another bedroom and bathroom, come check this diamond in the rough.

6. 2025-06-02
   status Pending 127-char remark

   Show marketing remark (127 chars)

   Great Home with 3 beds and 2 baths with sufficient space to another bedroom and bathroom, come check this diamond in the rough.

7. 2025-04-14
   status Active 127-char remark

   Show marketing remark (127 chars)

   Great Home with 3 beds and 2 baths with sufficient space to another bedroom and bathroom, come check this diamond in the rough.

8. 2025-04-02
   status Pending 127-char remark

   Show marketing remark (127 chars)

   Great Home with 3 beds and 2 baths with sufficient space to another bedroom and bathroom, come check this diamond in the rough.

9. 2025-03-27
   price $110,000 127-char remark

   Show marketing remark (127 chars)

   Great Home with 3 beds and 2 baths with sufficient space to another bedroom and bathroom, come check this diamond in the rough.

10. 2025-01-27
    listed $120,000 Active 127-char remark

    Show marketing remark (127 chars)

    Great Home with 3 beds and 2 baths with sufficient space to another bedroom and bathroom, come check this diamond in the rough.

11. 1997-07-23
    soldstatus
12. 1997-07-22
    soldstatus 289-char remark

    Show marketing remark (289 chars)

    Well-Constructed, Great Starter Home! Straight Ranch, Roof 2 Yrs Old. Update D Electrical, New Furnace, New Air Conditioner, New Plumbing, New Carpeting New Addition Perfect For Office. New Siding, Updated Kitchen. West On Truman From I-435 To Belmont, South On Belmont To Address. Belmont

13. 1997-04-22
    listed $24,900 289-char remark

    Show marketing remark (289 chars)

    Well-Constructed, Great Starter Home! Straight Ranch, Roof 2 Yrs Old. Update D Electrical, New Furnace, New Air Conditioner, New Plumbing, New Carpeting New Addition Perfect For Office. New Siding, Updated Kitchen. West On Truman From I-435 To Belmont, South On Belmont To Address. Belmont

14. 1987-02-02
    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: $316 · $26/mo
• Projected year-2 tax: $853 · $71/mo
• Expected delta: +$537/yr (+$45/mo · 169.8%)

ⓘ 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 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: $12,274
• − Mortgage interest: −$4,924
• − Property taxes: −$316
• − Insurance: −$440
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$2,557
• Taxable income: $2,074
• Est. tax owed @ 24.0%: −$498
• After-tax cash flow: $2,912/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
• City population: 439,467
• Population (ZIP): 6,433

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 0.62)
• Race & ethnicity: Hispanic / Latino 57% Two or more races 29% White 19% Black 14% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 38% Cuban 4%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 36% · Canada
• Languages at home: 44% English-only · Spanish 50% 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: ▲ 100.10%
• Current HPI: 369.8782
• Rent YoY: —
• Metro: —
• 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

+253.0% since first listed

14 events — show timeline

• 2026-02-24 Price Changed $87,900 Heartland MLS as Distributed by MLS Grid
• 2025-08-22 Price Changed $100,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-22 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-08-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-06-12 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-06-02 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-04-14 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-04-02 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-03-27 Price Changed $110,000 Heartland MLS as Distributed by MLS Grid
• 2025-01-27 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 1997-07-23 Sold (Public Records) — Public Records
• 1997-07-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1997-04-22 Listed $24,900 Heartland MLS as Distributed by MLS Grid
• 1987-02-02 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $316 · +8.1% YoY. Source: county tax records.