212 Emanuel Cleaver II Blvd Unit 2 West · Kansas City, MO
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $1,054 – $1,958
Heat risk 4/10 · Minor
- Hot days now (above 106°F)
- 7 days/yr
- Hot days in 30 yrs
- 17 days/yr
Wind risk 2/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 2 days/yr
- Unhealthy air days in 30 yrs
- 4 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the F 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).
- ARV discount +15.0/15.0
- 1% rule +3.9/10.0
- Livability +3.9/5.0
- Condition / age +3.8/5.0
- Rent growth +3.4/5.0
- Cash flow +2.8/30.0
- Schools +0.8/10.0
- DSCR +0.0/10.0
- Appreciation +0.0/10.0
$126,500
212 Emanuel Cleaver II Blvd Unit 2 West · Kansas City, MO 64111
1 bd · 1.0 ba · 692 sqft · Condo
· 42 Days on market
Built 1922
$183/sqft
· 27% below area
Est $174k · 27% under
$431/mo HOA · 38% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Welcome to the Country Club Plaza, Great for a first home, investment property or second home. This second floor unit is just steps away from the new street car extension. Shorter term rentals aloud. Spacious 1 bed 1 bath with the original hardwoods throughout. Newer cabinets , granite countertops, gas range + stainless steel appliances. Charming arched doorways connect the living spaces, including a comfortable living room and spacious bedroom. The updated bathroom includes a tub/shower combo with stylish tile and flooring. A rare bonus: unit includes an in-unit washer/dryer for added convenience and storage unit in basement. Last renter was paying $1,600 a month.
Key facts
- Original hardwoods
- In unit washer dryer
- Granite countertops
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 1-bed/1.0-bath condo listed at $126k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-421 ($-5k/yr) — negative.
- To cash-flow at today's rent, offer at most $66k (48.1% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (11.5% below list).
- Recommended offer: $66k (48.1% below list) — sets the bar for cash-flow.
- Cap rate 2.3% vs local median 3.9% in Kansas City — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.
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.
- 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.
- Zoned schools: Ac Prep Elementary (math 12% / reading 27%, grade F, #941 of 1,115 statewide, top 86%, 341 students, 99% FRL); Central Middle School (math 0% / reading 9%, grade F, #388 of 391 statewide, top 99%, 428 students, 99% FRL); Southeast High School (math 2% / reading 12%, grade F, #512 of 521 statewide, top 99%, 487 students, 99% FRL) — zoned schools average 99% FRL vs 75% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Market conditions: Rents rising (+3.4%/yr); 229 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 33d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $875 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 42 days — a 3% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
- 5 sale attempts since 6y 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: HOA is 38% of rent; built in 1922 — expect roof / HVAC / electrical / plumbing capex.
Recommended offer
$65,648
(48.1% below list)
Questions for the listing agent
- 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?
- It's been on market 42 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
- Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.
Investment metrics
- 1% rule
- 0.89% ✗
- Cap rate
- 2.30%
- Cash-on-cash
- -14.25%
- DSCR
- 0.37
- GRM
- 9.4
CMA / ARV
- ARV (median comp)
- $173,854
- List price
- $126,500
- Delta
- -26.43%
- 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 |
|---|---|---|---|---|---|---|---|
| 4545 Wornall Rd | 0.25mi | 1/1.0 | 768 (+11%) | 1mo | $164,900 | $215 | 69 |
| 4949 Wornall Rd #109 | 0.44mi | 1/1.0 | 744 (+8%) | 2mo | $279,000 | $375 | 65 |
| 4545 Wornall St #105 | 0.25mi | 1/1.0 | 800 (+16%) | 1mo | $225,000 | $281 | 62 |
| 4545 Wornall Rd Unit LE4 | 0.28mi | 1/1.0 | 550 (-20%) | 0mo | $185,000 | $336 | 62 |
| 5015 Walnut St Unit A | 0.44mi | 1/1.0 | 625 (-10%) | 2mo | $129,500 | $207 | 62 |
| 4537 Holly St Apt 2 | 0.83mi | 2/1.0 (+1) | 684 (-1%) | 2mo | $179,900 | $263 | 57 |
| 803 W 48th St #605 | 0.60mi | 1/1.0 | 858 (+24%) | 0mo | $235,000 | $274 | 47 |
| 4213 Clark Ave #5 | 0.86mi | 2/1.0 (+1) | 750 (+8%) | 1mo | $135,000 | $180 | 45 |
| 1207 W 45th St Unit 3W | 0.89mi | 1/1.0 | 610 (-12%) | 2mo | $159,900 | $262 | 44 |
| 4141 Pennsylvania Ave #402 | 0.71mi | 1/1.0 | 862 (+25%) | 1mo | $275,000 | $319 | 41 |
| 1102 W 46th St #3 | 0.79mi | 2/1.0 (+1) | 820 (+18%) | 0mo | $130,000 | $159 | 35 |
| 4745 Terrace St | 0.93mi | 2/1.0 (+1) | 816 (+18%) | 1mo | $274,000 | $336 | 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 · 3.42% rent growth · sell at horizon
5-year hold
- IRR
- -42.0%
- Equity multiple
- -0.31×
- Total profit
- $-46,525
- Equity at exit
- $18,862
10-year hold
- IRR
- -62.8%
- Equity multiple
- -1.03×
- Total profit
- $-71,891
- Equity at exit
- $10,937
Cash invested: $35,420 (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.
Active competition Active MLS
- For sale now
- 0 active · 1 under contract
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 64111
- Rents YoY
- 3.4%
- Active inventory
- 229
- Price-to-rent
- 9.4×
Monthly cashflow live
↻
- Estimated rent
- $1,120 high interval (Pro) →
- Mortgage (P&I)
- −$663
- Tax est. 1.5%
- −$158 /mo · $1,898/yr
- Insurance
- −$53
- HOA
- −$431
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$235
- Net cashflow
- $-421
Break-even live
Break-even rent
$1,652
Max offer price
$65,648
Occupancy floor
—
Sensitivity live
| Price | -10% $-333 | -5% $-377 | +0% $-421 | +5% $-464 | +10% $-508 |
|---|---|---|---|---|---|
| Rent | -10% $-509 | -5% $-465 | +0% $-421 | +5% $-376 | +10% $-332 |
| Rate | -1.0pp $-357 | -0.5pp $-388 | base $-421 | +0.5pp $-453 | +1.0pp $-487 |
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
- $31,625
- Closing costs
- $3,795
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 209 Emanuel Cleaver II Blvd Kansas City, MO | 2.0 | 1.0 | 630 | $1,260 | $2.00 | 16d | 7 | 0.06mi |
| 4515 Walnut St Kansas City, MO | 1.0–3.0 | 1.0–2.5 | 1235 | $1,340 | $1.09 | 11d | 17 | 0.13mi |
| 4545 Main St Unit 30 Kansas City, MO | 1.0 | 1.0 | 500 | $850 | $1.70 | 65d | 1 | 0.16mi |
| 4545 Main St Unit 22 Kansas City, MO | 1.0 | 1.0 | 500 | $850 | $1.70 | 93d | 1 | 0.16mi |
| 4545 Main St Kansas City, MO | 1.0 | 1.0 | 400 | $795 | $1.99 | 18d | 5 | 0.16mi |
| 4545 Main St Unit 27 Kansas City, MO | 1.0 | 1.0 | 500 | $850 | $1.70 | 73d | 1 | 0.16mi |
| 4800 Oak St Kansas City, MO | 1.0–3.0 | 1.0–2.0 | 967 | $1,340 | $1.39 | 11d | 19 | 0.18mi |
| 4630 Wornall Rd Kansas City, MO | 1.0 | 1.0 | 450 | $900 | $2.00 | 93d | 1 | 0.27mi |
| 4914 Grand Ave Kansas City, MO | 1.0–2.0 | 1.0 | 721 | $1,025 | $1.42 | 11d | 3 | 0.30mi |
| 235 Ward Pkwy Kansas City, MO | 1.0–2.0 | 1.0–2.0 | 831 | $1,250 | $1.50 | 73d | 1 | 0.32mi |
| 415 W 46th St Kansas City, MO | 1.0 | 1.0 | 517 | $1,099 | $2.13 | 22d | 4 | 0.40mi |
| 4551 Pennsylvania Ave Kansas City, MO | 1.0–2.0 | 1.0–2.0 | 1080 | $1,614 | $1.49 | 16d | 1 | 0.46mi |
| 5028 Baltimore Ave Kansas City, MO | 2.0 | 1.0 | 750 | $1,595 | $2.13 | 22d | 1 | 0.48mi |
| 4308 Oak St Kansas City, MO | 2.0 | 1.0 | 600 | $1,550 | $2.58 | 27d | 1 | 0.48mi |
| 5044 Baltimore Ave Kansas City, MO | 2.0 | 1.0 | 750 | $1,595 | $2.13 | 93d | 1 | 0.48mi |
| 4526 Pennsylvania Ave Kansas City, MO | 1.0 | 1.0 | 700 | $975 | $1.39 | 41d | 1 | 0.51mi |
| 5100 Oak St Kansas City, MO | 2.0 | 1.0–3.0 | 984 | $2,723 | $2.77 | 11d | 6 | 0.53mi |
| 4523 Jefferson St Kansas City, MO | 1.0 | 1.0 | 650 | $900 | $1.38 | 73d | 1 | 0.55mi |
| 551 W 44th St Kansas City, MO | 1.0–2.0 | 1.0–2.0 | 868 | $1,589 | $1.83 | 11d | 12 | 0.58mi |
| 710 W 48th St Kansas City, MO | 1.0 | 1.0 | 750 | $1,100 | $1.47 | 93d | 1 | 0.58mi |
| 4804 Jefferson St Kansas City, MO | 1.0 | 1.0 | 700 | $1,400 | $2.00 | 39d | 1 | 0.58mi |
| 4455 Jefferson St Kansas City, MO | 1.0–2.0 | 1.0–2.0 | 825 | $1,100 | $1.33 | 20d | 2 | 0.59mi |
| 4455 Jefferson St Unit 4455-17 Kansas City, MO | 1.0 | 1.0 | 700 | $1,100 | $1.57 | 73d | 1 | 0.59mi |
| 4228 Locust St Kansas City, MO | 1.0 | 1.0 | 700 | $1,095 | $1.56 | 57d | 1 | 0.59mi |
| 4544 Summit St Kansas City, MO | 1.0 | 1.0 | 576 | $1,195 | $2.07 | 73d | 1 | 0.64mi |
| 4544 Summit St Kansas City, MO | 1.0 | 1.0 | 470 | $1,195 | $2.54 | 18d | 1 | 0.64mi |
| 4111 Walnut St Unit 02-S Kansas City, MO | 1.0 | 1.0 | 652 | $925 | $1.42 | 28d | 1 | 0.64mi |
| 4111 Walnut St Unit 03-L Kansas City, MO | 1.0 | 1.0 | 652 | $965 | $1.48 | 30d | 1 | 0.64mi |
| 4104 Warwick Blvd Unit 102 Kansas City, MO | 1.0 | 1.0 | 565 | $895 | $1.58 | 28d | 1 | 0.65mi |
| 4104 Warwick Blvd Kansas City, MO | 1.0 | 1.0 | 565 | $775 | $1.37 | 18d | 1 | 0.65mi |
| 4809 Roanoke Pkwy Kansas City, MO | — | 1.0 | 425 | $1,162 | $2.74 | 22d | 3 | 0.66mi |
| 4207 Kenwood Ave Unit 2S Kansas City, MO | 2.0 | 1.0 | 750 | $1,035 | $1.38 | 32d | 1 | 0.70mi |
| 4201 Kenwood Ave Kansas City, MO | 2.0 | 1.0 | 750 | $919 | $1.23 | 70d | 2 | 0.71mi |
| 605 E 42nd St Unit 605-1B Kansas City, MO | 1.0 | 1.0 | 400 | $915 | $2.29 | 73d | 1 | 0.71mi |
| 607 E 42nd St Kansas City, MO | 1.0–2.0 | 1.0 | 625 | $915 | $1.46 | 39d | 2 | 0.72mi |
| 4724 Belleview Ave Unit 4724-6 Kansas City, MO | 1.0 | 1.0 | 660 | $1,375 | $2.08 | 41d | 1 | 0.74mi |
| 1215 Brush Creek Blvd Kansas City, MO | 1.0 | 1.0 | 500 | $875 | $1.75 | 22d | 1 | 0.76mi |
| 801 E 42nd St Unit 3E Kansas City, MO | 1.0 | 1.0 | 700 | $915 | $1.31 | 22d | 1 | 0.77mi |
| 809 E 42nd St Unit 809-3W Kansas City, MO | 1.0 | 1.0 | 650 | $1,050 | $1.62 | 93d | 1 | 0.78mi |
| 811 E 42nd St Kansas City, MO | 1.0 | 1.0 | 650 | $1,050 | $1.62 | 41d | 1 | 0.79mi |
Property features AI
Finance
- HOA & community
- HOA fee includes building maintenance, gas, lawn service, insurance, snow removal, trash and waterAssociation amenities include storageBuilding exterior, lawn and snow removal maintained by association
Exterior
- Parking
- Off-street parking
- Utilities
- Public waterPublic sewer
- Home design
- Residential condominiumAttached property
- Construction
- Brick constructionOther roof typeHas basement
- Exterior features
- City lotPaved road
Interior
- Kitchen
- Granite countersElectric rangeMicrowaveDishwasher
- Bedrooms
- 1 bedroom (on the first floor)
- Flooring
- TileWood
- Bathrooms
- 1 full bathroom with natural stone flooring and shower-over-tub (first floor)
- Heating & cooling
- Electric heatingElectric cooling (central)
- Interior features
- Painted cabinetsGranite countersKit/dining combo
- Laundry & utility
- Washer and dryer includedLaundry located on the main level off the kitchen
HOA detail $431/mo · $5,172/yr condo
- Likely covers
- gas
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-08-08days on market $126,500 Active 42 DOM
-
2026-08-07days on market $126,500 Active 41 DOM
-
2026-08-06days on market $126,500 Active 40 DOM
-
2026-08-05days on market $126,500 Active 39 DOM
-
2026-08-04days on market $126,500 Active 38 DOM
-
2026-08-03days on market $126,500 Active 37 DOM
-
2026-07-31days on market $126,500 Active 34 DOM
-
2026-07-30days on market $126,500 Active 32 DOM
-
2026-07-28pricedays on market $126,500 Active 31 DOM
-
2026-07-26days on market $127,500 Active 29 DOM
-
2026-07-24days on market $127,500 Active 27 DOM
-
2026-07-23days on market $127,500 Active 26 DOM
-
2026-07-22days on market $127,500 Active 25 DOM
-
2026-07-21days on market $127,500 Active 24 DOM
-
2026-07-20days on market $127,500 Active 23 DOM
-
2026-07-18days on market $127,500 Active 21 DOM
-
2026-07-18days on market $127,500 Active 20 DOM
-
2026-07-16days on market $127,500 Active 19 DOM
-
2026-07-15days on market $127,500 Active 18 DOM
-
2026-07-14days on market $127,500 Active 17 DOM
-
2026-07-13days on market $127,500 Active 16 DOM
-
2026-07-13days on market $127,500 Active 15 DOM
-
2026-07-11days on market $127,500 Active 14 DOM
-
2026-07-10days on market $127,500 Active 13 DOM
-
2026-07-09days on market $127,500 Active 12 DOM
-
2026-07-07days on market $127,500 Active 10 DOM
-
2026-07-06days on market $127,500 Active 9 DOM
-
2026-07-05days on market $127,500 Active 8 DOM
-
2026-07-03days on market $127,500 Active 6 DOM
-
2026-07-02days on market $127,500 Active 5 DOM
-
2026-07-01days on market $127,500 Active 4 DOM
-
2026-06-30days on market $127,500 Active 3 DOM
-
2026-06-29days on market $127,500 Active 2 DOM
-
2026-06-28statusdays on market $127,500 Active 1 DOM
-
2026-06-27days on market $127,500 Coming Soon 6 DOM
-
2026-06-27days on market $127,500 Coming Soon 5 DOM
-
2026-06-25days on market $127,500 Coming Soon 3 DOM
-
2026-06-22remarks 699-char remark
-
2026-06-22pricestatusdays on market $127,500 Coming Soon 1 DOM
-
2026-06-18days on market $127,900 Active 86 DOM
-
2026-06-17days on market $127,900 Active 85 DOM
-
2026-06-16days on market $127,900 Active 84 DOM
-
2026-06-15days on market $127,900 Active 83 DOM
-
2026-06-13days on market $127,900 Active 81 DOM
-
2026-06-09days on market $127,900 Active 77 DOM
-
2026-06-08days on market $127,900 Active 76 DOM
-
2026-06-07days on market $127,900 Active 75 DOM
-
2026-06-05days on market $127,900 Active 72 DOM
-
2026-06-03days on market $127,900 Active 71 DOM
-
2026-06-02days on market $127,900 Active 70 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $13,438
- − Mortgage interest
- −$7,086
- − Property taxes
- −$1,898
- − Insurance
- −$632
- − Repairs & maintenance
- −$1,075
- − Management
- −$1,075
- − HOA
- −$5,172
- − Depreciation
- −$3,680
- Taxable loss
- −$7,180
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,723
- After-tax cash flow
- $-3,323/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.
Condition & rehab AI · 12 photos
75/100
Cosmetic rehab
Est. rehab $3,460–$10,380 screening
This move-in-ready one-bedroom, one-bathroom condo in the heart of Kansas City’s Country Club Plaza neighborhood features updated cabinetry, granite countertops, and stainless steel appliances. The neutral paint and well-maintained landscaping contribute to its good condition.
Value-add opportunities
- Both painting interior walls — neutral paint could be refreshed to enhance curb appeal ↑
- Both replacing blinds — white blinds could be replaced with more modern or color-coordinated options ↑
- Both upgrading light fixtures — light fixtures could be replaced with more modern or energy-efficient options ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 8/100
Zoned Schools
Elementary
Primitivo Garcia Elementary
F
MO #1,037/1,115
Nat'l #39,071/41,679
Middle
Central Middle School
F
MO #388/391
Nat'l #13,904/14,009
High
Central High School
F
MO #507/521
Nat'l #16,463/17,239
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
B
Composite livability gradescore 78/100
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 · 719,589 people
- City population
- 439,467
- Metro
- Kansas City, MO-KS
- Population (ZIP)
- 16,887
- Household income
- $61,729
- Rent vs Own
- Severe rent burden
- 10% of renters
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 White (70%)
- Race & ethnicity
- White 70% Hispanic / Latino 10% Black 10% Two or more races 9% Asian 3%
- Hispanic origin (detail)
- Mexican 8%
- Common ancestry
- Lithuanian 3% Slovak 2% Serbian 2%
- Foreign-born
- 6% · Canada, China
- Languages at home
- 90% English-only · Spanish 5% Other Asian/Pacific 1% Chinese 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
- ▼ -341.84%
- Current HPI
- 282.068
- Rent YoY
- ▲ 3.42%
- 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 |
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| Insurance | 1 | $21B |
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| Industrial Technology | 1 | $17B |
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| Retail | 1 | $16B |
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| Industrial Distribution | 1 | $10B |
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| Utilities | 1 | $9B |
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Price history
+27.5% since first listed13 events — show timeline
- 2026-06-28 Listed $127,500 Heartland MLS as Distributed by MLS Grid
- 2026-06-21 Coming Soon $127,500 Heartland MLS as Distributed by MLS Grid
- 2026-06-18 Listing Removed — Heartland MLS as Distributed by MLS Grid
- 2026-04-04 Price Changed $127,900 Heartland MLS as Distributed by MLS Grid
- 2026-03-25 Listed $135,000 Heartland MLS as Distributed by MLS Grid
- 2026-03-23 Coming Soon — Heartland MLS as Distributed by MLS Grid
- 2025-08-28 Listing Removed — Heartland MLS as Distributed by MLS Grid
- 2025-06-15 Listed $135,000 Heartland MLS as Distributed by MLS Grid
- 2020-12-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
- 2020-10-31 Pending — Heartland MLS as Distributed by MLS Grid
- 2020-10-21 Relisted — Heartland MLS as Distributed by MLS Grid
- 2020-10-05 Pending — Heartland MLS as Distributed by MLS Grid
- 2020-09-18 Listed $99,999 Heartland MLS as Distributed by MLS Grid
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…