5216 Marsh Ave · Kansas City, MO 64129

$130,000

2 bd · 1.0 ba · 1,029 sqft · SingleFamily public records · 73 Days on market

Built 1954 0.30 ac lot $126/sqft · 10% below area Est $144k · 10% under

---

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 +22.2/30.0
• ARV discount +11.9/15.0
• DSCR +7.1/10.0
• 1% rule +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming ranch-style home offering a great opportunity for homeowners and investors alike! This property features a functional single-level layout with one spacious living area, three bedrooms, and one full bath. The unfinished basement is already stubbed for an additional bathroom, providing excellent potential for added living space and increased value. Enjoy the convenience of a one-car garage and the character of original hardwood floors throughout just waiting to be refinished to their full beauty. Major systems have been updated with a newer HVAC, giving peace of mind on big-ticket items. With just a little TLC and light cosmetic updates, this home presents instant equity potential. Located in a desirable Kansas City address within the Raytown School District, this is a fantastic opportunity to customize and make it your own or add to your investment portfolio.

Key facts

• One car garage
• Newer hvac
• 0.3 acre lot

Tags

• FUNCTIONAL SINGLE-LEVEL LAYOUT
• ONE CAR GARAGE
• ORIGINAL HARDWOOD FLOORS
• NEWER HVAC
• RAYTOWN SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• 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.
• Market conditions: 52 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 31% of the median local income ($51k/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 $899 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.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 1954 — 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: 1.02% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.97%
• DSCR: 1.31
• GRM: 8.2

CMA / ARV

• ARV (median comp): $143,938
• List price: $130,000
• Delta: -9.68%
• 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
7726 Sni A Bar Rd	0.26mi	3/1.0 (+1)	984 (-4%)	1mo	$145,000	$147	75
5002 Skiles Ave	0.31mi	3/1.0 (+1)	984 (-4%)	1mo	$150,000	$152	72
7622 Sni a Bar Rd	0.43mi	3/1.0 (+1)	1,008 (-2%)	6mo	$130,000	$129	67
8812 E 54th St	0.53mi	3/1.0 (+1)	1,008 (-2%)	4mo	$100,000	$99	63
8803 E 49th St	0.66mi	3/1.0 (+1)	1,020 (-1%)	8mo	$172,000	$169	56
7909 E 58th St	0.65mi	2/1.0	1,100 (+7%)	3mo	$114,000	$104	56
7605 Sni A Bar Ter	0.53mi	3/1.0 (+1)	1,112 (+8%)	7mo	$180,000	$162	51
7819 E 58th St	0.67mi	3/2.0 (+1)	986 (-4%)	2mo	$172,200	$175	51
5615 Oakland Ave	0.63mi	3/1.0 (+1)	1,102 (+7%)	5mo	$150,000	$136	49
7412 E 57th St	0.68mi	3/1.0 (+1)	1,128 (+10%)	3mo	$149,900	$133	45
7406 E 57th St	0.70mi	3/1.0 (+1)	1,128 (+10%)	6mo	$155,000	$137	41
4834 Eastern Ave	0.69mi	3/1.0 (+1)	912 (-11%)	4mo	$155,000	$170	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-7,608
• Equity at exit: $19,383

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $10,657
• Equity at exit: $11,240

Cash invested: $36,400 (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 64129

• Home prices YoY: -9.8%
• Active inventory: 52
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$682
• Tax from tax record: −$103 /mo · $1,231/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $212

Break-even live

Break-even rent $1,061

Max offer price $130,000

Occupancy floor 79%

Sensitivity live

Price	-10% $285	-5% $248	+0% $212	+5% $175	+10% $138
Rent	-10% $107	-5% $159	+0% $212	+5% $264	+10% $317
Rate	-1.0pp $277	-0.5pp $245	base $212	+0.5pp $178	+1.0pp $144

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5126 Booth Ave Kansas City, MO	2.0	1.0	950	$1,149	$1.21	13d	1	0.17mi
8648 E 52nd Ter Kansas City, MO	3.0	1.5	1224	$1,395	$1.14	24d	1	0.36mi
7601 Sni a Bar Ter Kansas City, MO	2.0	1.0	827	$1,099	$1.33	45d	1	0.58mi
7615 E 49th St Kansas City, MO	2.0	1.0	888	$1,095	$1.23	45d	1	0.59mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	4d	1	0.60mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	3d	1	0.60mi
7611 E 47th Ter Kansas City, MO	3.0	1.0	840	$1,276	$1.52	8d	1	0.79mi
4730 Richmond Ave Kansas City, MO	3.0	1.0	821	$1,395	$1.70	45d	1	0.80mi
8855 E 59th St Raytown, MO	3.0	1.5	864	$1,396	$1.62	45d	1	0.95mi
6017 Farley Ave Raytown, MO	2.0	2.5	1152	$1,495	$1.30	45d	1	1.10mi
5035 Overton Ave Kansas City, MO	3.0	2.0	1323	$1,795	$1.36	45d	1	1.32mi
4837 Overton Ave Kansas City, MO	3.0	1.5	1344	$1,611	$1.20	22d	1	1.38mi
10005 E 53rd St Raytown, MO	3.0	1.0	700	$1,250	$1.79	3d	1	1.45mi
10005 E 53rd St Raytown, MO	3.0	1.0	700	$1,250	$1.79	4d	1	1.45mi

Listing history 24 events

1. 2026-06-21
   days on market $130,000 Active 73 DOM
2. 2026-06-18
   days on market $130,000 Active 70 DOM
3. 2026-06-17
   days on market $130,000 Active 69 DOM
4. 2026-06-16
   days on market $130,000 Active 68 DOM
5. 2026-06-15
   days on market $130,000 Active 67 DOM
6. 2026-06-13
   days on market $130,000 Active 65 DOM
7. 2026-06-13
   days on market $130,000 Active 64 DOM
8. 2026-06-09
   days on market $130,000 Active 61 DOM
9. 2026-06-08
   days on market $130,000 Active 60 DOM
10. 2026-06-07
    days on market $130,000 Active 59 DOM
11. 2026-06-03
    days on market $130,000 Active 55 DOM
12. 2026-06-02
    days on market $130,000 Active 54 DOM
13. 2026-06-01
    days on market $130,000 Active 53 DOM
14. 2026-05-31
    days on market $130,000 Active 52 DOM
15. 2026-04-09
    listed $130,000 Active 879-char remark

    Show marketing remark (879 chars)

    Charming ranch-style home offering a great opportunity for homeowners and investors alike! This property features a functional single-level layout with one spacious living area, three bedrooms, and one full bath. The unfinished basement is already stubbed for an additional bathroom, providing excellent potential for added living space and increased value. Enjoy the convenience of a one-car garage and the character of original hardwood floors throughout just waiting to be refinished to their full beauty. Major systems have been updated with a newer HVAC, giving peace of mind on big-ticket items. With just a little TLC and light cosmetic updates, this home presents instant equity potential. Located in a desirable Kansas City address within the Raytown School District, this is a fantastic opportunity to customize and make it your own or add to your investment portfolio.

16. 2014-05-30
    soldstatus 288-char remark

    Show marketing remark (288 chars)

    Nice 3 bedroom Ranch style home with hardwood floors. Level yard. Lots of storage space. Close to local shopping, dining and highway access. This is a HomePath property. Purchase this property for as little as 5% down. This property is approved for HomePath Renovation Mortgage Financing.

17. 2014-04-23
    listed $28,900 288-char remark

    Show marketing remark (288 chars)

    Nice 3 bedroom Ranch style home with hardwood floors. Level yard. Lots of storage space. Close to local shopping, dining and highway access. This is a HomePath property. Purchase this property for as little as 5% down. This property is approved for HomePath Renovation Mortgage Financing.

18. 2005-11-01
    soldstatus
19. 2005-10-11
    soldstatus
20. 2005-07-07
    listed $81,500
21. 2002-10-09
    soldstatus
22. 2002-10-08
    soldstatus
23. 2002-09-05
    listed $69,900
24. 1977-08-30
    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: $1,231 · $103/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$30/yr (+$3/mo · 2.5%)

ⓘ 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 ≥107°F today · 16 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: $15,950
• − Mortgage interest: −$7,282
• − Property taxes: −$1,231
• − Insurance: −$650
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$3,782
• Taxable income: $453
• Est. tax owed @ 24.0%: −$109
• After-tax cash flow: $2,430/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): 9,267
• Household income: $51,310
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 349.0

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 0.65)
• Race & ethnicity: Black 45% White 37% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 4% Italian 2% Armenian 1%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 8% Arabic 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: ▼ -32.25%
• Current HPI: 297.5233
• Rent YoY: —
• 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

+86.0% since first listed

10 events — show timeline

• 2026-04-09 Listed $130,000 Heartland MLS as Distributed by MLS Grid
• 2014-05-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2014-04-23 Listed $28,900 Heartland MLS as Distributed by MLS Grid
• 2005-11-01 Sold (Public Records) — Public Records
• 2005-10-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-07-07 Listed $81,500 Heartland MLS as Distributed by MLS Grid
• 2002-10-09 Sold (Public Records) — Public Records
• 2002-10-08 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2002-09-05 Listed $69,900 Heartland MLS as Distributed by MLS Grid
• 1977-08-30 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,231 · -16.4% YoY. Source: county tax records.