3223 Roberts St · Kansas City, MO 64124

$135,000

3 bd · 1.0 ba · 1,728 sqft · SingleFamily public records · 70 Days on market

Built 1890 2,968 sqft lot $78/sqft · 24% below area Est $177k · 24% under

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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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 4 bedroom, 2 full bathroom home located in Kansas City Northeast, South of the River. Originally built in 1890, this property blends historic character with modern updates. Home now features four extremely spacious bedrooms with generous square footage throughout. Primary and additional 2 bedroom on second floor and 1 additional bedroom on the main level. Recent improvements include a newly built deck and a brand-new privacy fence in the front yard, offering added curb appeal and outdoor enjoyment.

Key facts

• 2,968 sq ft lot
• Built 1890
• Listed 70 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 (+2.2%/yr); 53 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 41% of the median local income ($46k/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 $933 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 + 2.2% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 16y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1890 — 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: 1.18% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.55%
• DSCR: 1.60
• GRM: 7.0

CMA / ARV

• ARV (median comp): $176,550
• List price: $135,000
• Delta: -23.53%
• 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
311 Gladstone Blvd	0.31mi	3/1.5	1,731 (+0%)	8mo	$200,000	$116	76
1027 Cleveland Ave	0.56mi	3/1.5	1,758 (+2%)	3mo	$60,000	$34	66
3521 Lexington Ave	0.33mi	3/1.0	1,552 (-10%)	2mo	$140,000	$90	66
3521 Windsor Ave	0.54mi	3/2.0	1,718 (-1%)	7mo	$249,950	$145	64
3430 E 6th St	0.20mi	2/2.0 (-1)	1,558 (-10%)	3mo	$75,000	$48	63
3222 E 11th St	0.43mi	2/1.0 (-1)	1,874 (+8%)	9mo	$29,500	$16	53
2612 E 10th St	0.51mi	4/2.0 (+1)	1,572 (-9%)	3mo	$170,000	$108	50
1309 Askew Ave	0.72mi	2/1.0 (-1)	1,848 (+7%)	2mo	$51,000	$28	48
1302 College Ave	0.67mi	4/2.0 (+1)	1,839 (+6%)	9mo	$200,000	$109	42
2116 Elma St	0.70mi	3/2.5	1,494 (-14%)	2mo	$250,000	$167	37
615 Brooklyn Ave	0.64mi	3/2.5	1,970 (+14%)	9mo	$275,000	$140	33
216 N Clinton Pl	0.73mi	4/2.5 (+1)	1,910 (+10%)	9mo	$295,000	$154	30

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $4,005
• Equity at exit: $20,129

10-year hold

• IRR: 11.6%
• Equity multiple: 1.88×
• Total profit: $33,205
• Equity at exit: $11,672

Cash invested: $37,800 (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 64124

• Home prices YoY: -26.0%
• Rents YoY: 2.2%
• Active inventory: 53
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,597 high
• Mortgage (P&I): −$708
• Tax from tax record: −$70 /mo · $843/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $427

Break-even live

Break-even rent $1,056

Max offer price $135,000

Occupancy floor 68%

Sensitivity live

Price	-10% $503	-5% $465	+0% $427	+5% $389	+10% $351
Rent	-10% $301	-5% $364	+0% $427	+5% $490	+10% $553
Rate	-1.0pp $495	-0.5pp $461	base $427	+0.5pp $392	+1.0pp $356

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3510 Garner Ave Kansas City, MO	3.0	2.0	1536	$1,400	$0.91	4d	1	0.21mi
504 Bellefontaine Ave Unit 2 Kansas City, MO	2.0	2.0	1500	$1,300	$0.87	44d	1	0.23mi
311 Bellefontaine Ave Kansas City, MO	3.0	2.0	1360	$2,200	$1.62	44d	1	0.33mi
307 Bellefontaine Ave Kansas City, MO	3.0	3.0	2023	$3,500	$1.73	17d	1	0.34mi
901 Benton Blvd Unit 7 Kansas City, MO	2.0	1.0	1100	$1,202	$1.09	44d	1	0.34mi
3429 Morrell Ave Kansas City, MO	4.0	1.5	1800	$1,650	$0.92	8d	1	0.38mi
916 Bellefontaine Ave Kansas City, MO	3.0	1.5	1399	$1,650	$1.18	17d	1	0.41mi
3523 Saint John Ave Kansas City, MO	3.0	1.0	1500	$995	$0.66	24d	1	0.46mi
203 N Indiana Ave Unit 209 Indiana Kansas City, MO	2.0	1.0	1500	$1,400	$0.93	44d	1	0.53mi
2919 E 12th St Kansas City, MO	3.0	2.0	1943	$2,000	$1.03	44d	1	0.63mi
1233 Benton Blvd Kansas City, MO	4.0	2.5	1500	$2,500	$1.67	44d	1	0.67mi
129 Brooklyn Ave Kansas City, MO	2.0	1.0	1225	$1,195	$0.98	11d	1	0.76mi
105 Brooklyn Ave Kansas City, MO	3.0	1.5	1152	$1,250	$1.09	5d	1	0.80mi
347 Maple Blvd Kansas City, MO	3.0	1.5	1246	$1,350	$1.08	24d	1	0.84mi
612 Garfield Ave Kansas City, MO	1.0–2.0	1.0–2.0	900	$1,875	$2.08	2d	44	0.86mi
815 Elmwood Ave Kansas City, MO	3.0	1.5	1302	$1,600	$1.23	15d	1	0.88mi
4405 Norledge Ave Kansas City, MO	3.0	1.0	1510	$1,600	$1.06	44d	1	0.93mi
218 N Elmwood Ave Kansas City, MO	4.0	2.0	1184	$1,500	$1.27	44d	1	0.95mi
3305 E 19th St Kansas City, MO	2.0	1.0	1500	$1,200	$0.80	44d	1	1.21mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,031	$0.97	13d	1	1.27mi
1805 Jackson Ave Kansas City, MO	4.0	2.0	1250	$1,250	$1.00	44d	1	1.30mi
5213 Wilburn Ct Kansas City, MO	3.0	1.0	1274	$1,375	$1.08	22d	1	1.35mi
1812 Elmwood Ave Kansas City, MO	3.0	1.0	1650	$1,600	$0.97	17d	1	1.41mi
2003 Wabash Ave Unit B Kansas City, MO	3.0	2.0	1200	$1,095	$0.91	24d	1	1.42mi
1905 Kensington Ave Kansas City, MO	3.0	2.0	1285	$1,325	$1.03	24d	1	1.43mi

Listing history 28 events

1. 2026-06-02
   status $135,000 Pending 70 DOM
2. 2026-06-01
   days on market $135,000 Active 70 DOM
3. 2026-05-31
   days on market $135,000 Active 69 DOM
4. 2026-05-16
   price $135,000 512-char remark

   Show marketing remark (512 chars)

   Charming 4 bedroom, 2 full bathroom home located in Kansas City Northeast, South of the River. Originally built in 1890, this property blends historic character with modern updates. Home now features four extremely spacious bedrooms with generous square footage throughout. Primary and additional 2 bedroom on second floor and 1 additional bedroom on the main level. Recent improvements include a newly built deck and a brand-new privacy fence in the front yard, offering added curb appeal and outdoor enjoyment.

5. 2026-04-07
   price $145,000 512-char remark

   Show marketing remark (512 chars)

   Charming 4 bedroom, 2 full bathroom home located in Kansas City Northeast, South of the River. Originally built in 1890, this property blends historic character with modern updates. Home now features four extremely spacious bedrooms with generous square footage throughout. Primary and additional 2 bedroom on second floor and 1 additional bedroom on the main level. Recent improvements include a newly built deck and a brand-new privacy fence in the front yard, offering added curb appeal and outdoor enjoyment.

6. 2026-03-24
   listed $150,000 Active 512-char remark

   Show marketing remark (512 chars)

   Charming 4 bedroom, 2 full bathroom home located in Kansas City Northeast, South of the River. Originally built in 1890, this property blends historic character with modern updates. Home now features four extremely spacious bedrooms with generous square footage throughout. Primary and additional 2 bedroom on second floor and 1 additional bedroom on the main level. Recent improvements include a newly built deck and a brand-new privacy fence in the front yard, offering added curb appeal and outdoor enjoyment.

7. 2026-03-01
   historical $150,000 512-char remark

   Show marketing remark (512 chars)

   Charming 4 bedroom, 2 full bathroom home located in Kansas City Northeast, South of the River. Originally built in 1890, this property blends historic character with modern updates. Home now features four extremely spacious bedrooms with generous square footage throughout. Primary and additional 2 bedroom on second floor and 1 additional bedroom on the main level. Recent improvements include a newly built deck and a brand-new privacy fence in the front yard, offering added curb appeal and outdoor enjoyment.

8. 2020-01-14
   soldstatus
9. 2019-08-26
   historical
10. 2019-07-29
    status Active
11. 2019-07-25
    status Pending
12. 2019-07-10
    listed $52,000 Active
13. 2019-04-18
    historical
14. 2019-03-22
    status Pending
15. 2019-02-11
    price $52,000
16. 2019-01-11
    listed $55,000 Active
17. 2013-08-20
    soldstatus
18. 2012-03-12
    historical
19. 2011-10-07
    listed $19,500
20. 2011-05-02
    soldstatus
21. 2011-04-24
    soldstatus
22. 2010-11-09
    listed $9,500
23. 2010-10-18
    soldstatus
24. 2010-09-01
    listed $8,000
25. 2010-06-09
    historical
26. 2010-05-12
    listed $13,800
27. 2008-10-20
    soldstatus
28. 2007-07-25
    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: $843 · $70/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$466/yr (+$39/mo · 55.3%)

ⓘ 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: $19,161
• − Mortgage interest: −$7,562
• − Property taxes: −$843
• − Insurance: −$675
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$3,927
• Taxable income: $3,087
• Est. tax owed @ 24.0%: −$741
• After-tax cash flow: $4,382/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): 10,925
• Household income: $46,241
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 541.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 43% White 30% Black 20% Two or more races 10% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 30% Cuban 1%
• Common ancestry: Italian 2% Hispanic 1% Serbian 1%
• Foreign-born: 32% · Canada, Vietnam
• Languages at home: 52% English-only · Spanish 35% Vietnamese 2% Arabic 2%

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: ▼ -125.95%
• Current HPI: 358.4244
• Rent YoY: ▲ 2.20%
• 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

+878.3% since first listed

25 events — show timeline

• 2026-05-16 Price Changed $135,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $145,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-24 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-01 Coming Soon $150,000 Heartland MLS as Distributed by MLS Grid
• 2020-01-14 Sold (Public Records) — Public Records
• 2019-08-26 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-07-29 Relisted — Heartland MLS as Distributed by MLS Grid
• 2019-07-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-07-10 Listed $52,000 Heartland MLS as Distributed by MLS Grid
• 2019-04-18 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-03-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-02-11 Price Changed $52,000 Heartland MLS as Distributed by MLS Grid
• 2019-01-11 Listed $55,000 Heartland MLS as Distributed by MLS Grid
• 2013-08-20 Sold (Public Records) — Public Records
• 2012-03-12 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2011-10-07 Listed $19,500 Heartland MLS as Distributed by MLS Grid
• 2011-05-02 Sold (Public Records) — Public Records
• 2011-04-24 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-11-09 Listed $9,500 Heartland MLS as Distributed by MLS Grid
• 2010-10-18 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-09-01 Listed $8,000 Heartland MLS as Distributed by MLS Grid
• 2010-06-09 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2010-05-12 Listed $13,800 Heartland MLS as Distributed by MLS Grid
• 2008-10-20 Sold (Public Records) — Public Records
• 2007-07-25 Sold (Public Records) — Public Records

Property tax history

+9.7%/yr

Latest (2025): $843 · -35.8% YoY. Source: county tax records.