1810 E 70th St · Kansas City, MO 64130

$122,500

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 11 Days on market

Built 1925 5,843 sqft lot Est $132k · 7% under

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Why this score? — see what drove the C+ 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 +27.0/30.0
• ARV discount +10.7/15.0
• DSCR +9.3/10.0
• 1% rule +6.5/10.0
• 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

Welcome to this charming 3-bedroom bungalow located in the heart of Kansas City on a peaceful dead-end street, within walking distance to Blenheim Park Trail. Step inside to discover beautiful wood floors throughout the home, exuding warmth and character. The kitchen boasts a large pantry, perfect for all your storage needs. Home needs a little TLC. Owner/Agent

Key facts

• 5,843 sq ft lot
• Garage
• Built 1925

Property features AI

Finance

• Other: No maintenance provided by a community association; Directions: From downtown Kansas City take US-71 South to the Gregory Boulevard exit; left on East Gregory Boulevard, right on Woodland Avenue, left on East 70th Street — property on the right.
• HOA & community: No association fees

Exterior

• Parking: Rear-facing garage access; 1-car garage; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Bungalow/Ranch floor plan; Residential property
• Construction: Stone and frame construction; Composition roof; Built approximately 76–100 years ago
• Exterior features: Lot approximately 5,843 square feet; Located in an area with unknown flood plain status

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Living/dining combo; Full basement with stone/rock walls and garage entrance; Living room fireplace (1)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $122k).
• Cap rate 9.6% 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); 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 40% 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 $847 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 + 4.4% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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.
• Current owner paid $41k; list at $122k implies a 197% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,500

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.97%
• DSCR: 1.53
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $131,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7121 Woodland Ave	0.20mi	4/1.0 (+1)	1,181 (-4%)	3mo	$129,000	$109	76
7336 Olive St	0.56mi	3/1.0	1,232 (0%)	3mo	$77,000	$63	71
7104 Tracy Ave	0.49mi	4/1.0 (+1)	1,188 (-4%)	3mo	$115,000	$97	64
7300 Tracy Ave	0.61mi	3/1.0	1,186 (-4%)	3mo	$175,000	$148	62
936 E Gregory Blvd	0.62mi	2/1.5 (-1)	1,184 (-4%)	5mo	$189,900	$160	54
6943 S Benton Ave	0.62mi	3/2.0	1,312 (+6%)	7mo	$138,000	$105	51
849 E 71st Ter	0.65mi	3/2.0	1,292 (+5%)	9mo	$239,000	$185	50
7404 Tracy Ave	0.71mi	3/2.0	1,175 (-5%)	8mo	$164,000	$140	49
6727 Agnes Ave	0.73mi	3/1.0	1,100 (-11%)	4mo	$90,000	$82	45
7013 Bellefontaine Ave	0.74mi	2/1.0 (-1)	1,144 (-7%)	6mo	$90,000	$79	43
7420 Euclid Ave	0.58mi	4/2.0 (+1)	1,088 (-12%)	6mo	$114,900	$106	40
7434 Wabash Ave	0.69mi	2/1.5 (-1)	1,384 (+12%)	8mo	$148,000	$107	34

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: 3.0%
• Equity multiple: 1.12×
• Total profit: $3,964
• Equity at exit: $18,265

10-year hold

• IRR: 13.7%
• Equity multiple: 2.17×
• Total profit: $40,053
• Equity at exit: $10,592

Cash invested: $34,300 (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: 187
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$642
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $342

Break-even live

Break-even rent $978

Max offer price $122,500

Occupancy floor 71%

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: $30,625
• Closing costs: $3,675
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1850 E 68th Ter Kansas City, MO	4.0	2.0	1400	$1,600	$1.14	16d	1	0.21mi
1831 E 68th St Kansas City, MO	3.0	1.0	1043	$1,250	$1.20	16d	1	0.25mi
2120 E 68th Ter Kansas City, MO	2.0	1.0	930	$1,200	$1.29	23d	1	0.25mi
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	12d	1	0.35mi
1805 E 67th St Kansas City, MO	2.0	1.0	1064	$1,200	$1.13	16d	1	0.38mi
2237 E 67th St Kansas City, MO	4.0	1.0	1300	$1,500	$1.15	16d	1	0.43mi
2421 E 67th Ter Kansas City, MO	2.0	1.0	816	$1,125	$1.38	16d	1	0.45mi
2430 E 67th Ter Kansas City, MO	3.0	2.0	960	$1,195	$1.24	43d	1	0.47mi
1435 E 66th Ter Kansas City, MO	3.0	1.0	988	$1,340	$1.36	12d	1	0.52mi
6653 Lydia Ave Kansas City, MO	3.0	1.0	962	$1,500	$1.56	16d	1	0.54mi
7427 Arleta Blvd Kansas City, MO	2.0	1.0	805	$1,150	$1.43	43d	1	0.54mi
2607 E 73rd St Kansas City, MO	2.0	1.0	1212	$1,050	$0.87	23d	1	0.56mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	14d	1	0.56mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,645	$1.50	23d	1	0.68mi
7036 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	810	$1,200	$1.48	2d	1	0.69mi
7411 Montgall Ave Kansas City, MO	3.0	1.0	840	$1,200	$1.43	43d	1	0.71mi
7240 Agnes Ave Kansas City, MO	3.0	1.0	1140	$1,350	$1.18	1d	1	0.71mi
7317 Agnes Ave Kansas City, MO	2.0	1.0	767	$895	$1.17	23d	1	0.78mi
6404 The Paseo Kansas City, MO	1.0–2.0	1.0–2.0	942	$1,600	$1.70	2d	6	0.78mi
6812 College Ave Kansas City, MO	4.0	2.0	1152	$1,795	$1.56	23d	1	0.84mi
6703 Walrond Ave Kansas City, MO	2.0	1.0	912	$1,200	$1.32	1d	1	0.85mi
7412 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	780	$1,200	$1.54	2d	1	0.87mi
1836 E 77th St Kansas City, MO	2.0	1.0	1200	$1,150	$0.96	21d	1	0.88mi
6431 S Benton Ave Kansas City, MO	3.0	1.0	1160	$1,225	$1.06	23d	1	0.90mi
6551 Rockhill Rd Kansas City, MO	1.0–2.0	1.0–2.0	912	$2,128	$2.33	1d	10	0.92mi
3106 E 75th St Kansas City, MO	3.0	1.5	985	$1,225	$1.24	21d	1	0.95mi
6518 Rockhill Rd Kansas City, MO	2.0	1.0	900	$2,090	$2.32	43d	1	0.95mi
6512 Rockhill Rd Kansas City, MO	2.0	1.0	900	$1,990	$2.21	1d	1	0.96mi
7115 Bales Ave Kansas City, MO	3.0	1.0	865	$1,350	$1.56	16d	1	0.98mi
6821 Bales Ave Kansas City, MO	3.0	1.5	1430	$1,595	$1.12	19d	1	0.98mi
7127 Bales Ave Kansas City, MO	3.0	1.0	900	$1,350	$1.50	23d	1	0.98mi
1830 E 78th St Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	12d	1	1.03mi
7426 Indiana Ave Kansas City, MO	3.0	1.0	1100	$1,400	$1.27	43d	1	1.05mi
1861 E 78th St Kansas City, MO	3.0	1.0	864	$1,095	$1.27	16d	1	1.07mi
1702 Bushman Dr Kansas City, MO	1.0–2.0	1.0–2.0	895	$1,065	$1.19	43d	1	1.10mi
6817 Cleveland Ave Kansas City, MO	2.0	1.0	779	$1,100	$1.41	43d	1	1.17mi
662 E 63rd St Kansas City, MO	2.0	2.0	951	$1,655	$1.74	44d	1	1.24mi
6024 Tracy Ave Kansas City, MO	3.0	1.0	1000	$1,250	$1.25	16d	1	1.26mi
7605 Locust St Kansas City, MO	2.0	1.0	744	$1,325	$1.78	7d	1	1.27mi
6014 Virginia Ave Kansas City, MO	2.0	1.0	1072	$1,111	$1.04	7d	1	1.27mi

Listing history 9 events

1. 2026-06-09
   days on market $122,500 Active 11 DOM
2. 2026-06-08
   days on market $122,500 Active 10 DOM
3. 2026-06-07
   days on market $122,500 Active 9 DOM
4. 2026-06-05
   remarks 394-char remark
5. 2026-06-05
   days on market $122,500 Active 6 DOM
6. 2026-06-03
   days on market $122,500 Active 5 DOM
7. 2026-06-02
   days on market $122,500 Active 4 DOM
8. 2026-06-01
   days on market $122,500 Active 3 DOM
9. 2026-05-31
   days on market $122,500 Active 2 DOM

ⓘ 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: $948 · $79/mo
• Projected year-2 tax: $1,188 · $99/mo
• Expected delta: +$240/yr (+$20/mo · 25.3%)

ⓘ 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,932
• − Mortgage interest: −$6,862
• − Property taxes: −$948
• − Insurance: −$612
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$3,564
• Taxable income: $2,236
• Est. tax owed @ 24.0%: −$537
• After-tax cash flow: $3,570/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

+196.6% since first listed

31 events — show timeline

• 2026-05-29 Listed $122,500 Heartland MLS as Distributed by MLS Grid
• 2024-08-23 Rental Removed $1,150 RENTLY
• 2024-08-08 Listed for Rent $1,150 RENTLY
• 2024-07-24 Rental Removed $1,195 RENTLY
• 2024-05-30 Price Changed $1,195 RENTLY
• 2024-04-23 Price Changed $1,250 RENTLY
• 2024-04-17 Price Changed $1,280 RENTLY
• 2024-03-20 Price Changed $1,300 RENTLY
• 2024-01-20 Listed for Rent $1,360 RENTLY
• 2023-10-02 Sold (Public Records) — Public Records
• 2023-09-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-08-31 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-08-28 Price Changed $120,900 Heartland MLS as Distributed by MLS Grid
• 2023-08-21 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-08-08 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-07-27 Listed $124,900 Heartland MLS as Distributed by MLS Grid
• 2023-04-24 Sold (Public Records) — Public Records
• 2016-04-01 Sold (Public Records) — Public Records
• 2015-10-20 Sold (Public Records) — Public Records
• 2013-02-12 Sold (Public Records) — Public Records
• 2012-05-01 Sold (Public Records) — Public Records
• 2012-04-23 Sold (Public Records) — Public Records
• 2012-04-17 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2011-09-19 Listed $15,000 Heartland MLS as Distributed by MLS Grid
• 2006-05-16 Sold (Public Records) — Public Records
• 2006-04-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-01-13 Listed $44,500 Heartland MLS as Distributed by MLS Grid
• 2005-12-28 Sold (Public Records) $41,301 Public Records
• 2002-03-27 Sold (Public Records) — Public Records
• 2000-06-01 Sold (Public Records) — Public Records
• 1992-10-02 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $948 · -10.9% YoY. Source: county tax records.