4280 E 62nd St · Kansas City, MO 64130

$75,000

2 bd · 1.0 ba · 916 sqft · SingleFamily public records · 254 Days on market

Built 1926 911 sqft lot $82/sqft · 8% 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 MLS

Investor’s special! This cozy 2-bedroom, 1-bath bungalow sits minutes from the Kansas City Zoo and Starlight Theatre. With a little TLC, this property could generate solid rental income or make a great addition to your investment portfolio.

Key facts

• Built 1926
• Listed 253 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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: Rents rising fast (+4.4%/yr); 185 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 32% 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y 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.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 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 1926 — 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: 1.51% ✓
• Cap rate: 13.18%
• Cash-on-cash: 24.58%
• DSCR: 2.09
• GRM: 5.5

CMA / ARV

• ARV (median comp): $163,431
• List price: $75,000
• Delta: -54.11%
• 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
3821 E 59th Ter	0.48mi	2/1.0	900 (-2%)	8mo	$107,000	$119	68
5846 Lawn Ave	0.36mi	2/1.0	904 (-1%)	20mo	$109,900	$122	64
5833 Jackson Ave	0.43mi	3/1.0 (+1)	941 (+3%)	10mo	$69,999	$74	62
4204 E 60th Ter	0.27mi	3/2.0 (+1)	906 (-1%)	22mo	$146,500	$162	59
4237 E 62nd St	0.13mi	3/2.0 (+1)	848 (-7%)	18mo	$105,000	$124	58
5907 Jackson Ave	0.37mi	3/1.0 (+1)	840 (-8%)	7mo	$84,900	$101	58
4107 E 60th St	0.32mi	3/1.0 (+1)	947 (+3%)	20mo	$65,000	$69	58
4432 E 56th Ter	0.67mi	2/1.0	864 (-6%)	13mo	$160,000	$185	48
5733 Jackson Ave	0.54mi	3/1.0 (+1)	963 (+5%)	20mo	$113,000	$117	45
4211 E 67th Ter	0.74mi	2/1.0	800 (-13%)	0mo	$140,000	$175	44
3815 E 58th St	0.62mi	3/1.0 (+1)	976 (+7%)	16mo	$64,500	$66	42
5707 Swope Pkwy	0.72mi	3/1.0 (+1)	992 (+8%)	10mo	$127,500	$129	39

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: 19.4%
• Equity multiple: 1.80×
• Total profit: $16,870
• Equity at exit: $11,183

10-year hold

• IRR: 28.6%
• Equity multiple: 3.71×
• Total profit: $56,828
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,131 high
• Mortgage (P&I): −$393
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $430

Break-even live

Break-even rent $586

Max offer price $75,000

Occupancy floor 57%

Sensitivity live

Price	-10% $473	-5% $451	+0% $430	+5% $409	+10% $388
Rent	-10% $341	-5% $386	+0% $430	+5% $475	+10% $520
Rate	-1.0pp $468	-0.5pp $449	base $430	+0.5pp $411	+1.0pp $391

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4250 E 60 Ter Unit 4250 Kansas City, MO	2.0	1.0	783	$895	$1.14	24d	1	0.18mi
3604 E 61st St Unit 3604 Kansas City, MO	3.0	1.0	875	$1,300	$1.49	44d	1	0.62mi
6029 Indiana Ave Kansas City, MO	2.0	1.0	832	$1,150	$1.38	44d	1	0.74mi
3617 E 58th St Unit 2 Kansas City, MO	2.0	1.0	936	$875	$0.93	44d	1	0.74mi
3615 E 58th St Unit 1 Kansas City, MO	2.0	1.0	936	$875	$0.93	44d	1	0.74mi
3601 E Meyer Blvd Kansas City, MO	1.0	1.0	560	$900	$1.61	44d	1	0.82mi
3600 E 57th St Kansas City, MO	3.0	1.0	1037	$1,250	$1.21	44d	1	0.83mi
5709 Bales Ave Kansas City, MO	2.0	1.0	782	$1,095	$1.40	24d	1	0.84mi
6901 Jackson Ave Unit 6903 Kansas City, MO	3.0	1.0	1000	$1,200	$1.20	22d	1	0.96mi
6817 Cleveland Ave Kansas City, MO	2.0	1.0	779	$1,100	$1.41	44d	1	0.96mi
5614 Indiana Ave Kansas City, MO	3.0	1.0	900	$1,175	$1.31	44d	1	0.99mi
6941 Spruce Ave Kansas City, MO	2.0	1.0	815	$950	$1.17	44d	1	1.04mi
6703 Walrond Ave Kansas City, MO	2.0	1.0	912	$1,200	$1.32	3d	1	1.09mi
2512 E 59th St Kansas City, MO	2.0	1.0	750	$1,150	$1.53	44d	1	1.30mi
7115 Bales Ave Kansas City, MO	3.0	1.0	865	$1,350	$1.56	17d	1	1.38mi
3315 E 52nd St Kansas City, MO	2.0	1.0	662	$1,125	$1.70	24d	1	1.39mi
7127 Bales Ave Kansas City, MO	3.0	1.0	900	$1,350	$1.50	24d	1	1.40mi
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	1.45mi
7036 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	810	$1,200	$1.48	3d	1	1.47mi
2430 E 67th Ter Kansas City, MO	3.0	2.0	960	$1,195	$1.24	44d	1	1.47mi
2421 E 67th Ter Kansas City, MO	2.0	1.0	816	$1,125	$1.38	17d	1	1.49mi
2205 E 59th St Kansas City, MO	2.0	1.0	724	$1,025	$1.42	17d	1	1.50mi

Listing history 20 events

1. 2026-06-21
   days on market $75,000 Active 254 DOM
2. 2026-06-18
   days on market $75,000 Active 251 DOM
3. 2026-06-17
   days on market $75,000 Active 250 DOM
4. 2026-06-16
   days on market $75,000 Active 249 DOM
5. 2026-06-15
   days on market $75,000 Active 248 DOM
6. 2026-06-13
   days on market $75,000 Active 246 DOM
7. 2026-06-09
   days on market $75,000 Active 242 DOM
8. 2026-06-08
   days on market $75,000 Active 241 DOM
9. 2026-06-07
   days on market $75,000 Active 240 DOM
10. 2026-06-05
    days on market $75,000 Active 237 DOM
11. 2026-06-03
    days on market $75,000 Active 236 DOM
12. 2026-06-02
    days on market $75,000 Active 235 DOM
13. 2026-06-01
    days on market $75,000 Active 234 DOM
14. 2026-05-31
    days on market $75,000 Active 233 DOM
15. 2025-10-10
    listed $75,000 Active 246-char remark

    Show marketing remark (246 chars)

    Investor’s special! This cozy 2-bedroom, 1-bath bungalow sits minutes from the Kansas City Zoo and Starlight Theatre. With a little TLC, this property could generate solid rental income or make a great addition to your investment portfolio.

16. 2025-05-31
    historical
17. 2024-10-07
    price $75,000
18. 2024-09-27
    listed $100,000 Active
19. 1999-01-06
    soldstatus
20. 1997-07-28
    listed $16,500

ⓘ 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: $464 · $39/mo
• Projected year-2 tax: $728 · $61/mo
• Expected delta: +$264/yr (+$22/mo · 56.9%)

ⓘ 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,571
• − Mortgage interest: −$4,201
• − Property taxes: −$464
• − Insurance: −$375
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$2,182
• Taxable income: $4,178
• Est. tax owed @ 24.0%: −$1,003
• After-tax cash flow: $4,160/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

+354.5% since first listed

6 events — show timeline

• 2025-10-10 Listed $75,000 Heartland MLS as Distributed by MLS Grid
• 2025-05-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-10-07 Price Changed $75,000 Heartland MLS as Distributed by MLS Grid
• 2024-09-27 Listed $100,000 Heartland MLS as Distributed by MLS Grid
• 1999-01-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1997-07-28 Listed $16,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2025): $464 · -22.3% YoY. Source: county tax records.