10559 E 46th Ter · Kansas City, MO 64133

$170,000

2 bd · 2.5 ba · 1,278 sqft · Townhouse public records · 25 Days on market

Built 2006 871 sqft lot $133/sqft · 6% below area Est $182k · 6% under $67/mo HOA · 4% of rent

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Why this score? — see what drove the D 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 +12.7/30.0
• ARV discount +10.4/15.0
• 1% rule +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Like new townhome has 2 large bedrooms and 2 full baths and a 1 car garage. Large eat in kitchen and living room with gas fireplace. Priced for a quick sale so bring your buyers!

Key facts

• Warm fireplace
• Accent backsplash
• $67 HOA

Tags

• NEW STAINLESS STEEL APPLIANCES
• WARM FIREPLACE
• ACCENT BACKSPLASH

Property features AI

Finance

• Other: Living area approximately 1,278 (public records); Property age reported as 16–20 years
• HOA & community: Timbers East Townhomes HOA; HOA dues $200 quarterly; No maintenance provided

Exterior

• Parking: Attached garage with space for 1 car
• Utilities: Public water; Public sewer
• Home design: Attached townhouse; 2-story layout; Residential property
• Construction: Vinyl siding; Composition roof
• Exterior features: Lot about 871 square feet; Flood plain status unknown

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full baths and 1 half bath
• Heating & cooling: Forced air heating; Electric cooling (central)
• Interior features: One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $-20 ($-236/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (8.7% below list).
• Recommended offer: $155k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: crime F.
• Raytown C-2 (suburban): math 12% / reading 28% proficiency, ranked #302 of 324 in MO (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Little Blue Elementary (math 12% / reading 27%, grade F, #941 of 1,115 statewide, top 86%, 373 students, 65% FRL); Raytown Middle (math 11% / reading 25%, grade F, #349 of 391 statewide, top 89%, 731 students, 73% FRL); Raytown Sr. High (math 7% / reading 29%, grade F, #482 of 521 statewide, top 92%, 1,365 students, 65% FRL).
• Market conditions: Rents rising (+1.3%/yr); 208 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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.

Recommended offer $155,219 (8.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.49%
• DSCR: 0.98
• GRM: 9.1

CMA / ARV

• ARV (median comp): $181,704
• List price: $170,000
• Delta: -6.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10631 E 46th Ter	0.03mi	2/2.5	1,263 (-1%)	1mo	$189,500	$150	96
10633 E 46th Ter	0.04mi	2/2.5	1,256 (-2%)	4mo	$185,000	$147	92
10612 E 46th Ter	0.04mi	2/2.5	1,272 (-0%)	10mo	$185,000	$145	89
10720 E 46th Ter	0.18mi	2/2.0	1,280 (+0%)	1mo	$330,000	$258	88
10719 E 46th Ter	0.17mi	3/2.0 (+1)	1,300 (+2%)	0mo	$225,000	$173	82
10623 E 46th St	0.06mi	2/2.5	1,214 (-5%)	8mo	$183,000	$151	82
10547 E 46th Ter	0.01mi	3/2.5 (+1)	1,374 (+8%)	3mo	$164,900	$120	80
10721 46th Ter E	0.18mi	3/2.0 (+1)	1,300 (+2%)	4mo	$225,000	$173	79
10717 E 46th Ter	0.16mi	3/2.0 (+1)	1,300 (+2%)	7mo	$225,000	$173	77
10715 46th Ter E	0.15mi	3/2.0 (+1)	1,300 (+2%)	8mo	$225,000	$173	77
10609 E 41st St	0.74mi	2/1.5	1,256 (-2%)	9mo	$125,000	$100	51
10536 E 45th Ter	0.20mi	3/2.0 (+1)	1,467 (+15%)	10mo	$250,000	$170	51

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 · 1.34% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.34×
• Total profit: $-31,281
• Equity at exit: $25,348

10-year hold

• IRR: -15.6%
• Equity multiple: 0.19×
• Total profit: $-38,699
• Equity at exit: $14,698

Cash invested: $47,600 (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 64133

• Rents YoY: 1.3%
• Active inventory: 208
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,552 high
• Mortgage (P&I): −$891
• Tax from tax record: −$217 /mo · $2,598/yr
• Insurance: −$71
• HOA: −$67
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-20

Break-even live

Break-even rent $1,577

Max offer price $166,532

Occupancy floor 96%

Sensitivity live

Price	-10% $77	-5% $28	+0% $-20	+5% $-68	+10% $-116
Rent	-10% $-142	-5% $-81	+0% $-20	+5% $42	+10% $103
Rate	-1.0pp $66	-0.5pp $24	base $-20	+0.5pp $-64	+1.0pp $-108

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10410 E 45th Ter Kansas City, MO	3.0	2.0	1774	$1,849	$1.04	3d	1	0.19mi
10408 E 45th Ter Kansas City, MO	3.0	2.0	1774	$2,100	$1.18	45d	1	0.19mi
10415 E 43rd St Kansas City, MO	1.0–2.0	1.0–2.0	784	$1,084	$1.38	3d	12	0.35mi
4808 Appleton Ave Kansas City, MO	3.0	1.0	925	$1,395	$1.51	16d	1	0.35mi
4837 Overton Ave Kansas City, MO	3.0	1.5	1344	$1,611	$1.20	23d	1	0.53mi
4934 Appleton Ave Kansas City, MO	3.0	2.0	1000	$1,395	$1.40	18d	1	0.53mi
10500 E 42nd St Kansas City, MO	1.0–3.0	1.0–2.5	915	$1,084	$1.19	18d	2	0.63mi
5035 Overton Ave Kansas City, MO	3.0	2.0	1323	$1,795	$1.36	45d	1	0.69mi
11508 E 51st St Raytown, MO	3.0	1.0	1644	$1,500	$0.91	4d	1	0.84mi
3927 Willow Ave Kansas City, MO	1.0–3.0	1.0–2.0	997	$1,152	$1.15	3d	11	0.89mi
5517 Willow Ave Raytown, MO	3.0	2.0	1415	$1,850	$1.31	3d	1	1.12mi
11121 E 56th Ter Raytown, MO	2.0	1.0	1120	$1,295	$1.16	16d	1	1.33mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	3d	1	1.42mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	4d	1	1.42mi
12701 E 47th Terrace Ct S Independence, MO	3.0	2.0	1597	$2,000	$1.25	5d	1	1.46mi
5106 S Grand Ave Independence, MO	3.0	1.0	1218	$1,586	$1.30	9d	1	1.49mi

HOA detail

• Monthly dues: $67 · $804/yr
• Likely covers: gas

Listing history 14 events

1. 2026-06-21
   days on market $170,000 Active 25 DOM
2. 2026-06-18
   days on market $170,000 Active 22 DOM
3. 2026-06-17
   status $170,000 Active 21 DOM
4. 2026-06-07
   statusdays on market $170,000 Pending 21 DOM
5. 2026-06-03
   days on market $170,000 Active 20 DOM
6. 2026-06-02
   days on market $170,000 Active 19 DOM
7. 2026-06-01
   days on market $170,000 Active 18 DOM
8. 2026-05-31
   days on market $170,000 Active 17 DOM
9. 2026-05-14
   listed $170,000 Active 426-char remark
10. 2012-02-21
    listed $72,500 178-char remark

    Show marketing remark (178 chars)

    Like new townhome has 2 large bedrooms and 2 full baths and a 1 car garage. Large eat in kitchen and living room with gas fireplace. Priced for a quick sale so bring your buyers!

11. 2007-03-08
    soldstatus
12. 2007-02-20
    soldstatus
13. 2007-02-16
    soldstatus

    Show marketing remark (369 chars)

    Lowest price in the area for new construction. Very large townhome with elegant interior; includes refrig, garage dr opener, microwave. No maintenance at all, low dues. Can live here for a while, then have your first investment property later-$2000 to closing costs! Near brand new shopping center opening in 2007--close to highways and everywhere! Zero down financing.

14. 2006-08-08
    listed $99,900

    Show marketing remark (369 chars)

    Lowest price in the area for new construction. Very large townhome with elegant interior; includes refrig, garage dr opener, microwave. No maintenance at all, low dues. Can live here for a while, then have your first investment property later-$2000 to closing costs! Near brand new shopping center opening in 2007--close to highways and everywhere! Zero down financing.

ⓘ 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: $2,598 · $217/mo
• Projected year-2 tax: $2,598 · $217/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 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: $18,626
• − Mortgage interest: −$9,523
• − Property taxes: −$2,598
• − Insurance: −$850
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − HOA: −$804
• − Depreciation: −$4,945
• Taxable loss: −$3,074
• Est. tax savings @ 24.0%: +$738
• After-tax cash flow: $502/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: Raytown C-2
• NCES district ID: 2926070
• Math proficiency: 12% ▼ -11.00%
• Reading proficiency: 28% ▼ -9.00%
• Median HH income: $47,215
• Composite: 17.59/100
• National rank: #9039
• State rank: #302 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): 36,249
• Household income: $67,750
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 1173.0

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 0.64)
• Race & ethnicity: White 46% Black 37% Hispanic / Latino 12% Two or more races 9%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 7% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 7% French/Haitian/Cajun 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: ▼ -155.40%
• Current HPI: 263.6915
• Rent YoY: ▲ 1.34%
• 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

+70.2% since first listed

10 events — show timeline

• 2026-06-17 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-06-04 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-06-04 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-05-14 Listed $170,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-07 Sold (Public Records) — Public Records
• 2012-02-21 Listed $72,500 Heartland MLS as Distributed by MLS Grid
• 2007-03-08 Sold (Public Records) — Public Records
• 2007-02-20 Sold (Public Records) — Public Records
• 2007-02-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-08-08 Listed $99,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.5%/yr

Latest (2025): $2,598 · -9.0% YoY. Source: county tax records.