5439 & 5441 Swope Pkwy · Kansas City, MO 64130

$180,000

4 bd · 2.0 ba · 2,240 sqft · MultiFamily public records · 6 Days on market

Built 1944 6,848 sqft lot Est $237k · 24% under

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Investor opportunity in Marguerite Heights. Full duplex featuring two occupied 2-bedroom, 1-bath units. 5439 rents for $1,000/month with lease through July 2026. 5441 rents for $1,050/month through January 2027 and is currently month-to-month. Tenants pay water, electric and sewer. Convenient location near UMKC, Rockhurst University, grocery, parks, dining, and other area amenities. Shown by appointment only with minimum 24-hour notice required. Pease do not disturb tenants. No sign in yard. * Interior photos were provided by the seller and may not reflect the current appearance of either tenant-occupied unit.

Key facts

• Full duplex
• 6,848 sq ft lot
• Garage

Tags

• FULL DUPLEX
• CONVENIENT LOCATION NEAR UMKC
• CONVENIENT LOCATION NEAR PARKS

🏷️ Possibly a rental listed for sale. The $180,000 price doesn't fit this home's estimated sale value (~$237,440) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $863 ($10k/yr) — positive. Per door: $432/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 12.0% 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: 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: 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 fast (+4.4%/yr); 187 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); lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $2,485/mo this rent would consume 71% of the median local household income ($42k/yr) (locally 1132% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $50k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $180,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.38% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.56%
• DSCR: 1.91
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $237,440
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5439 & 5441 Swope Pkwy	0.00mi	4/2.0	2,240 (0%)	0mo	$180,000	$80	100
5400 Swope Pkwy	0.09mi	4/2.0	2,080 (-7%)	20mo	$220,000	$106	67

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: 14.3%
• Equity multiple: 1.58×
• Total profit: $29,373
• Equity at exit: $26,839

10-year hold

• IRR: 24.1%
• Equity multiple: 3.21×
• Total profit: $111,389
• Equity at exit: $15,563

Cash invested: $50,400 (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 64130

• Home prices YoY: -21.5%
• Rents YoY: 4.4%
• Active inventory: 187
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,485 high
• Mortgage (P&I): −$944
• Tax from tax record: −$81 /mo · $970/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $863

Break-even live

Break-even rent $1,392

Max offer price $180,000

Occupancy floor 60%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,486
Total (2 units)			$2,485

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5038 S Benton Ave Kansas City, MO	4.0	3.0	1500	$1,875	$1.25	21d	1	0.71mi
3861 E 60th St Kansas City, MO	3.0	2.0	1491	$1,250	$0.84	3d	1	0.72mi
2420 E 51st St Kansas City, MO	3.0	2.0	1460	$1,350	$0.92	24d	1	0.90mi
5414 Brooklyn Ave Kansas City, MO	3.0	1.5	1856	$1,650	$0.89	16d	1	0.98mi
5344 Brooklyn Ave Kansas City, MO	3.0	1.0	2040	$1,495	$0.73	8d	1	0.98mi
4653 Benton Blvd Kansas City, MO	3.0	2.0	1594	$1,600	$1.00	8d	1	0.99mi
5712 Garfield Ave Kansas City, MO	4.0	2.0	2200	$1,900	$0.86	17d	1	1.09mi
5241 Brookwood Ave Kansas City, MO	3.0	2.0	1431	$1,550	$1.08	44d	1	1.15mi
6328 College Ave Kansas City, MO	3.0	1.5	1856	$1,399	$0.75	4d	1	1.15mi
5430 Michigan Ave Kansas City, MO	3.0	1.0	1710	$1,100	$0.64	20d	1	1.16mi
5218 Highland Ave Kansas City, MO	5.0	2.0	2300	$1,995	$0.87	8d	1	1.31mi
4511 Park Ave Kansas City, MO	4.0	2.5	1915	$1,982	$1.03	24d	1	1.45mi
5122 Paseo Blvd Kansas City, MO	3.0	1.0	1573	$1,595	$1.01	11d	1	1.47mi

Listing history 7 events

1. 2026-04-23
   status Pending
2. 2026-04-16
   listed $180,000 Active
3. 2025-03-19
   soldstatus
4. 2024-11-15
   soldstatus
5. 2021-10-04
   soldstatus
6. 2002-07-29
   soldstatus
7. 1992-11-16
   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: $970 · $81/mo
• Projected year-2 tax: $1,746 · $146/mo
• Expected delta: +$776/yr (+$65/mo · 80.1%)

ⓘ 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 · 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: $29,820
• − Mortgage interest: −$10,083
• − Property taxes: −$970
• − Insurance: −$900
• − Repairs & maintenance: −$2,386
• − Management: −$2,386
• − Depreciation: −$5,236
• Taxable income: $7,860
• Est. tax owed @ 24.0%: −$1,886
• After-tax cash flow: $8,475/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

7 events — show timeline

• 2026-04-23 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-16 Listed $180,000 Heartland MLS as Distributed by MLS Grid
• 2025-03-19 Sold (Public Records) — Public Records
• 2024-11-15 Sold (Public Records) — Public Records
• 2021-10-04 Sold (Public Records) — Public Records
• 2002-07-29 Sold (Public Records) — Public Records
• 1992-11-16 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $970 · -28.4% YoY. Source: county tax records.