5426 Norton Ave · Kansas City, MO 64130

$40,000

4 bd · 1.5 ba · 1,388 sqft · SingleFamily public records · 46 Days on market

Built 1955 5,962 sqft lot $29/sqft · 70% below area

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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
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL & REHAB READY! Unlock the potential in this 4 bed, 2 bath home offering 1,435 sq ft and a recently corrected foundation. This property is ready for a full renovation, including roof, HVAC, electrical, plumbing, kitchen, baths, and cosmetic updates. With a solid layout, partially existing drywall, and flooring already in place, this is the perfect canvas for your next investment project. Whether you’re flipping or building your rental portfolio, this home is ready to be your next project.

Key facts

• 5,962 sq ft lot
• Built 1955
• Listed 45 days

Property features AI

Finance

• Other: Lot size approximately 5,962 square feet; Living area about 1,388 (per public records); Age estimated 51–75 years
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 1.5-story layout; Residential property
• Construction: Other construction materials; Composition roof
• Exterior features: City lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Partial crawl space basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $959 ($12k/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 35.1% 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 (+4.4%/yr); 185 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 45% 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 $277 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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.
• Current owner paid $3k; list at $40k implies a 1380% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

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

Questions for the listing agent

1. It's been on market 46 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 1955 — 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: 3.92% ✓
• Cap rate: 35.07%
• Cash-on-cash: 102.76%
• DSCR: 5.57
• GRM: 2.1

CMA / ARV

• ARV (median comp): $134,929
• List price: $40,000
• Delta: -70.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4319 E 56 St	0.26mi	4/1.5	1,368 (-1%)	1mo	$175,000	$128	85
3718 E 56th St	0.28mi	3/1.0 (-1)	1,440 (+4%)	14mo	$130,000	$90	62
3215 E 51st St	0.66mi	3/1.0 (-1)	1,360 (-2%)	6mo	$75,000	$55	54
5707 College Ave	0.58mi	3/2.5 (-1)	1,355 (-2%)	10mo	$199,900	$148	52
5732 Askew Ave	0.52mi	3/2.0 (-1)	1,336 (-4%)	13mo	$159,999	$120	52
5829 Walrond Ave	0.74mi	4/1.5	1,416 (+2%)	14mo	$160,000	$113	50
5262 Elmwood Ave	0.53mi	4/2.5	1,544 (+11%)	4mo	$210,000	$136	49
5800 Askew Ave	0.53mi	4/2.0	1,584 (+14%)	6mo	$85,000	$54	44
5945 Jackson Ave	0.68mi	3/1.5 (-1)	1,500 (+8%)	10mo	$89,000	$59	42
5823 College Ave	0.69mi	3/2.0 (-1)	1,296 (-7%)	15mo	$154,000	$119	37
3511 E 58th Ter	0.60mi	3/2.0 (-1)	1,588 (+14%)	7mo	$150,000	$94	35
5237 S Benton Ave	0.75mi	4/1.5	1,570 (+13%)	14mo	$145,000	$92	32

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: —
• Equity multiple: 6.08×
• Total profit: $56,903
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: 13.31×
• Total profit: $137,920
• Equity at exit: $3,458

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 64130

• Home prices YoY: -21.5%
• Rents YoY: 4.4%
• Active inventory: 185
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,570 high
• Mortgage (P&I): −$210
• Tax from tax record: −$54 /mo · $653/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $959

Break-even live

Break-even rent $356

Max offer price $40,000

Occupancy floor 34%

Sensitivity live

Price	-10% $982	-5% $970	+0% $959	+5% $948	+10% $936
Rent	-10% $835	-5% $897	+0% $959	+5% $1,021	+10% $1,083
Rate	-1.0pp $979	-0.5pp $969	base $959	+0.5pp $949	+1.0pp $938

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 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4212 E 55th St Kansas City, MO	4.0	2.0	1132	$1,800	$1.59	44d	1	0.13mi
3600 E 57th St Kansas City, MO	3.0	1.0	1037	$1,250	$1.21	44d	1	0.45mi
5650 Askew Ave Kansas City, MO	4.0	2.0	1200	$1,341	$1.12	24d	1	0.47mi
3821 E 58th St Kansas City, MO	3.0	1.5	1153	$1,350	$1.17	17d	1	0.48mi
5614 Indiana Ave Kansas City, MO	3.0	1.0	900	$1,175	$1.31	44d	1	0.50mi
5215 Walrond Ave Kansas City, MO	4.0	2.0	1198	$1,710	$1.43	24d	1	0.60mi
5752 College Ave Kansas City, MO	4.0	1.0	1120	$1,600	$1.43	18d	1	0.68mi
3861 E 60th St Kansas City, MO	3.0	2.0	1491	$1,250	$0.84	4d	1	0.70mi
4935 College Ave Kansas City, MO	3.0	1.0	1216	$1,350	$1.11	24d	1	0.75mi
3604 E 61st St Unit 3604 Kansas City, MO	3.0	1.0	875	$1,300	$1.49	44d	1	0.86mi
5038 S Benton Ave Kansas City, MO	4.0	3.0	1500	$1,875	$1.25	22d	1	0.88mi
5013 S Benton Ave Kansas City, MO	3.0	1.0	978	$1,225	$1.25	24d	1	0.88mi
2811 E 58th St Kansas City, MO	4.0	1.0	1348	$1,473	$1.09	44d	1	0.91mi
4653 Benton Blvd Kansas City, MO	3.0	2.0	1594	$1,600	$1.00	8d	1	1.03mi
5801 Wabash Ave Kansas City, MO	3.0	1.0	1200	$1,200	$1.00	44d	1	1.07mi
2420 E 51st St Kansas City, MO	3.0	2.0	1460	$1,350	$0.92	24d	1	1.09mi
5824 Wabash Ave Kansas City, MO	3.0	1.0	1276	$1,050	$0.82	44d	1	1.13mi
5414 Brooklyn Ave Kansas City, MO	3.0	1.5	1856	$1,650	$0.89	17d	1	1.19mi
6328 College Ave Kansas City, MO	3.0	1.5	1856	$1,399	$0.75	5d	1	1.24mi
5114 Brooklyn Ave Kansas City, MO	3.0	1.5	1116	$1,300	$1.16	8d	1	1.25mi
4930 Park Ave Kansas City, MO	3.0	1.0	900	$1,300	$1.44	17d	1	1.27mi
5531 Euclid Ave Kansas City, MO	3.0	1.0	1135	$1,300	$1.15	44d	1	1.29mi
5410 Euclid Ave Kansas City, MO	3.0	2.0	1119	$1,395	$1.25	44d	1	1.31mi
5708 Euclid Ave Kansas City, MO	4.0	2.0	1350	$1,600	$1.19	17d	1	1.36mi
5241 Brookwood Ave Kansas City, MO	3.0	2.0	1431	$1,550	$1.08	44d	1	1.36mi
5430 Michigan Ave Kansas City, MO	3.0	1.0	1710	$1,100	$0.64	20d	1	1.38mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	17d	1	1.40mi
6431 S Benton Ave Kansas City, MO	3.0	1.0	1160	$1,225	$1.06	24d	1	1.44mi
5524 Woodland Ave Kansas City, MO	3.0	1.0	1243	$1,095	$0.88	24d	1	1.45mi
5115 Woodland Ave Kansas City, MO	4.0	1.0	1136	$1,700	$1.50	44d	1	1.46mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	17d	1	1.48mi

Listing history 19 events

1. 2026-06-21
   statusdays on market $40,000 Active Under Contract 46 DOM
2. 2026-06-18
   days on market $40,000 Active 43 DOM
3. 2026-06-17
   days on market $40,000 Active 42 DOM
4. 2026-06-16
   days on market $40,000 Active 41 DOM
5. 2026-06-15
   days on market $40,000 Active 40 DOM
6. 2026-06-13
   days on market $40,000 Active 38 DOM
7. 2026-06-09
   days on market $40,000 Active 34 DOM
8. 2026-06-08
   days on market $40,000 Active 33 DOM
9. 2026-06-07
   days on market $40,000 Active 32 DOM
10. 2026-06-05
    days on market $40,000 Active 29 DOM
11. 2026-06-03
    days on market $40,000 Active 28 DOM
12. 2026-06-02
    days on market $40,000 Active 27 DOM
13. 2026-06-01
    days on market $40,000 Active 26 DOM
14. 2026-05-31
    days on market $40,000 Active 25 DOM
15. 2026-05-06
    listed $40,000 Active 521-char remark
16. 2015-03-02
    soldstatus $2,703
17. 2010-01-26
    historical
18. 2009-11-12
    listed $9,400
19. 1985-08-19
    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: $653 · $54/mo
• Projected year-2 tax: $653 · $54/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 6/10 Major FEMA zone X (unshaded) · 73% 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: $18,835
• − Mortgage interest: −$2,241
• − Property taxes: −$653
• − Insurance: −$200
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$1,164
• Taxable income: $11,564
• Est. tax owed @ 24.0%: −$2,775
• After-tax cash flow: $8,734/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

+325.5% since first listed

5 events — show timeline

• 2026-05-06 Listed $40,000 Heartland MLS as Distributed by MLS Grid
• 2015-03-02 Sold (Public Records) $2,703 Public Records
• 2010-01-26 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2009-11-12 Listed $9,400 Heartland MLS as Distributed by MLS Grid
• 1985-08-19 Sold (Public Records) — Public Records

Property tax history

-1.7%/yr

Latest (2025): $653 · -48.7% YoY. Source: county tax records.