1632 Topping Ave · Kansas City, MO 64126

$90,000

2 bd · 1.0 ba · 820 sqft · SingleFamily public records · 35 Days on market

Built 1909 4,344 sqft lot $110/sqft · at area comps Est $89k · at est.

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +6.9/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

This home is one of eleven properties being offered as part of a unique investment portfolio opportunity. All MLS numbers are listed below, and buyers have the flexibility to purchase properties individually or bundle multiple homes together. This property is currently tenant occupied, so showings are unavailable or will be very limited. Being sold as-is, the goal is to maintain the current tenant and provide a seamless transition for investors seeking an established, income-producing property. Please reach out to Nate Longwell with questions, offers, or additional information. MLS NUMBERS: 2620321, 2620316, 2620313, 2620307, 2620302, 2620301, 2620297, 2620292, 2620225, 2620222, 2620202

Key facts

• 4,344 sq ft lot
• Built 1909
• Listed 34 days

Property features AI

Finance

• Other: Lot dimensions approximately 31 x 140 (4,344 sq ft); Not located in a flood plain; Home warranty through Old Republic

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Approximately 820 above-grade living area; About 101+ years old
• Construction: Wood siding; Composition roof
• Exterior features: Front porch; Metal fencing; Level lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Bungalow-style floor plan; Basement: Other
• Laundry & utility: Laundry on main level, located off the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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: 21 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.25% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.75%
• DSCR: 1.75
• GRM: 6.6

CMA / ARV

• ARV (median comp): $88,761
• List price: $90,000
• Delta: 1.40%
• 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
6012 E 16th St	0.19mi	2/1.0	792 (-3%)	2mo	$110,000	$139	84
6024 E 16th St	0.22mi	2/1.0	792 (-3%)	9mo	$49,900	$63	77
1249 Denver St	0.50mi	2/1.0	792 (-3%)	3mo	$45,000	$57	68
1408 Oakley Ave	0.29mi	2/1.0	852 (+4%)	18mo	$69,900	$82	64
2011 Poplar Ave	0.63mi	2/1.0	836 (+2%)	12mo	$82,500	$99	58
1120 Oakley Ave	0.49mi	2/1.0	900 (+10%)	4mo	$125,000	$139	57
1220 Topping Ave	0.39mi	2/1.5	900 (+10%)	8mo	$80,900	$90	57
2237 Oakley Ave	0.54mi	3/1.0 (+1)	889 (+8%)	10mo	$150,000	$169	47
6024 E 11th St	0.63mi	3/2.0 (+1)	768 (-6%)	6mo	$98,950	$129	46
1215 Bellaire Ave	0.42mi	2/1.0	702 (-14%)	18mo	$90,000	$128	41
2031 Lister Ave	0.75mi	2/1.0	720 (-12%)	12mo	$75,000	$104	34
1830 Lister Ave	0.67mi	2/1.0	700 (-15%)	12mo	$92,000	$131	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.7%
• Equity multiple: 3.83×
• Total profit: $71,385
• Equity at exit: $81,079

10-year hold

• IRR: 31.6%
• Equity multiple: 8.64×
• Total profit: $192,532
• Equity at exit: $174,850

Cash invested: $25,200 (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 64126

• Active inventory: 21
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,128 high
• Mortgage (P&I): −$472
• Tax from tax record: −$30 /mo · $358/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $352

Break-even live

Break-even rent $683

Max offer price $90,000

Occupancy floor 64%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1616 Hardesty Ave Unit 1-108 Kansas City, MO	1.0	1.0	634	$1,150	$1.81	21d	1	0.27mi
6011 E 11th St Kansas City, MO	3.0	1.0	900	$1,200	$1.33	16d	1	0.61mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,031	$0.97	12d	1	0.74mi
611 Ewing Ave Unit B Kansas City, MO	1.0	1.0	700	$800	$1.14	24d	1	1.13mi
2454 Cypress Ave Kansas City, MO	3.0	1.0	800	$1,300	$1.62	4d	1	1.14mi
2424 Norton Ave Unit B Kansas City, MO	3.0	1.0	982	$1,150	$1.17	16d	1	1.28mi
2855 Van Brunt Blvd Unit A Kansas City, MO	2.0	1.0	744	$1,080	$1.45	44d	1	1.29mi
2447 Norton Ave Kansas City, MO	2.0	1.0	800	$976	$1.22	16d	1	1.29mi
303 White Ave Unit 2 Kansas City, MO	2.0	1.0	1060	$950	$0.90	11d	1	1.34mi
135 Lawndale Ave Kansas City, MO	3.0	2.0	920	$1,500	$1.63	8d	1	1.38mi
2213 Askew Ave Kansas City, MO	2.0	1.0	865	$1,002	$1.16	20d	1	1.43mi
2225 Askew Ave Kansas City, MO	2.0	1.0	864	$1,050	$1.22	44d	1	1.44mi
5108 E 30th St Kansas City, MO	3.0	1.0	960	$1,400	$1.46	3d	1	1.46mi

Listing history 30 events

1. 2026-06-18
   days on market $90,000 Active 35 DOM
2. 2026-06-17
   days on market $90,000 Active 34 DOM
3. 2026-06-16
   days on market $90,000 Active 33 DOM
4. 2026-06-15
   days on market $90,000 Active 32 DOM
5. 2026-06-13
   days on market $90,000 Active 30 DOM
6. 2026-06-09
   days on market $90,000 Active 26 DOM
7. 2026-06-08
   days on market $90,000 Active 25 DOM
8. 2026-06-07
   days on market $90,000 Active 24 DOM
9. 2026-06-05
   days on market $90,000 Active 21 DOM
10. 2026-06-03
    days on market $90,000 Active 20 DOM
11. 2026-06-02
    days on market $90,000 Active 19 DOM
12. 2026-06-01
    days on market $90,000 Active 18 DOM
13. 2026-05-31
    days on market $90,000 Active 17 DOM
14. 2026-05-15
    listed $90,000 Active 696-char remark
15. 2026-05-15
    historical $90,000 696-char remark
16. 2025-11-07
    historical
17. 2025-06-23
    listed $90,000 Active
18. 2018-12-18
    soldstatus
19. 2018-12-18
    soldstatus
20. 2017-08-13
    historical
21. 2017-08-01
    soldstatus
22. 2017-04-18
    listed $39,500 Active
23. 2015-07-22
    soldstatus
24. 2012-07-31
    historical
25. 2011-01-31
    listed $25,000
26. 2007-10-05
    listed $50,000
27. 2006-04-24
    soldstatus
28. 2006-03-03
    listed $21,000
29. 2000-06-29
    soldstatus
30. 1996-05-06
    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: $358 · $30/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$515/yr (+$43/mo · 143.7%)

ⓘ 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 · 16 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: $13,535
• − Mortgage interest: −$5,041
• − Property taxes: −$358
• − Insurance: −$450
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$2,618
• Taxable income: $2,902
• Est. tax owed @ 24.0%: −$696
• After-tax cash flow: $3,524/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
• City population: 439,467
• Population (ZIP): 6,433

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 0.62)
• Race & ethnicity: Hispanic / Latino 57% Two or more races 29% White 19% Black 14% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 38% Cuban 4%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 36% · Canada
• Languages at home: 44% English-only · Spanish 50% Vietnamese 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: ▲ 100.10%
• Current HPI: 369.8782
• Rent YoY: —
• Metro: —
• 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

+328.6% since first listed

17 events — show timeline

• 2026-05-15 Listed $90,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-15 Coming Soon $90,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-07 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-06-23 Listed $90,000 Heartland MLS as Distributed by MLS Grid
• 2018-12-18 Sold (Public Records) — Public Records
• 2018-12-18 Sold (Public Records) — Public Records
• 2017-08-13 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2017-08-01 Sold (Public Records) — Public Records
• 2017-04-18 Listed $39,500 Heartland MLS as Distributed by MLS Grid
• 2015-07-22 Sold (Public Records) — Public Records
• 2012-07-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2011-01-31 Listed $25,000 Heartland MLS as Distributed by MLS Grid
• 2007-10-05 Listed $50,000 Heartland MLS as Distributed by MLS Grid
• 2006-04-24 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-03-03 Listed $21,000 Heartland MLS as Distributed by MLS Grid
• 2000-06-29 Sold (Public Records) — Public Records
• 1996-05-06 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $358 · -40.0% YoY. Source: county tax records.