2908 E 61st St · Kansas City, MO 64130

$54,900

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 245 Days on market

Built 1924 4,398 sqft lot $60/sqft · 27% below area Est $75k · 27% under

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

Charming 2-bedroom, 1-bath bungalow in Kansas City, MO! This home features tasteful, moderate updates throughout, a welcoming French-style front porch perfect for relaxing, and convenient rear alleyway access with private driveway parking. A great mix of classic character and modern comfort—ready to move right in!

Key facts

• Rear alleyway access
• 4,398 sq ft lot
• Built 1924

Tags

• FRENCH-STYLE FRONT PORCH
• REAR ALLEYWAY ACCESS
• PRIVATE DRIVEWAY PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.2% 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.
• 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 24d 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 34% 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 $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $39k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — 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: 2.18% ✓
• Cap rate: 19.24%
• Cash-on-cash: 46.24%
• DSCR: 3.06
• GRM: 3.8

CMA / ARV

• ARV (median comp): $74,875
• List price: $54,900
• Delta: -26.68%
• 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
5842 Bellefontaine Ave	0.27mi	3/1.0 (+1)	864 (-5%)	1mo	$89,900	$104	73
6133 Walrond Ave	0.21mi	2/1.0	832 (-9%)	10mo	$89,500	$108	67
5923 Walrond Ave	0.24mi	2/1.0	812 (-11%)	5mo	$125,000	$154	66
5830 Brooklyn Ave	0.53mi	2/1.0	912 (0%)	11mo	$70,000	$77	66
3212 E 60th St	0.25mi	2/1.0	818 (-10%)	10mo	$78,500	$96	63
5808 Garfield Ave	0.61mi	2/1.0	960 (+5%)	0mo	$80,250	$84	62
3821 E 59th Ter	0.63mi	2/1.0	900 (-1%)	8mo	$107,000	$119	62
5638 S Benton Ave	0.50mi	3/1.5 (+1)	936 (+3%)	8mo	$98,500	$105	58
5716 Park Ave	0.58mi	3/1.0 (+1)	856 (-6%)	7mo	$89,000	$104	52
5623 Brooklyn Ave	0.68mi	2/1.0	802 (-12%)	2mo	$55,000	$69	46
5707 Swope Pkwy	0.73mi	3/1.0 (+1)	992 (+9%)	10mo	$127,500	$129	38
6635 College Ave	0.71mi	3/1.0 (+1)	1,000 (+10%)	10mo	$140,000	$140	37

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: 45.0%
• Equity multiple: 2.99×
• Total profit: $30,558
• Equity at exit: $8,186

10-year hold

• IRR: 51.5%
• Equity multiple: 6.37×
• Total profit: $82,496
• Equity at exit: $4,747

Cash invested: $15,372 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,194 high
• Mortgage (P&I): −$288
• Tax from tax record: −$40 /mo · $485/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $592

Break-even live

Break-even rent $445

Max offer price $54,900

Occupancy floor 45%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6029 Indiana Ave Kansas City, MO	2.0	1.0	832	$1,150	$1.38	43d	1	0.30mi
2512 E 59th St Kansas City, MO	2.0	1.0	750	$1,150	$1.53	43d	1	0.33mi
3604 E 61st St Unit 3604 Kansas City, MO	3.0	1.0	875	$1,300	$1.49	43d	1	0.41mi
2205 E 59th St Kansas City, MO	2.0	1.0	724	$1,025	$1.42	16d	1	0.49mi
5709 Bales Ave Kansas City, MO	2.0	1.0	782	$1,095	$1.40	23d	1	0.55mi
3615 E 58th St Unit 1 Kansas City, MO	2.0	1.0	936	$875	$0.93	43d	1	0.56mi
3617 E 58th St Unit 2 Kansas City, MO	2.0	1.0	936	$875	$0.93	43d	1	0.57mi
5713 Brooklyn Ave Kansas City, MO	2.0	1.0	600	$1,200	$2.00	7d	1	0.61mi
3600 E 57th St Kansas City, MO	3.0	1.0	1037	$1,250	$1.21	43d	1	0.62mi
5614 Indiana Ave Kansas City, MO	3.0	1.0	900	$1,175	$1.31	43d	1	0.62mi
2100 E 58th St Kansas City, MO	2.0	1.0	1030	$1,500	$1.46	43d	1	0.62mi
5730 Garfield Ave Kansas City, MO	3.0	1.0	866	$1,195	$1.38	16d	1	0.66mi
5702 Euclid Ave Kansas City, MO	2.0	1.0	683	$1,000	$1.46	43d	1	0.75mi
1702 Bushman Dr Kansas City, MO	1.0–2.0	1.0–2.0	895	$1,065	$1.19	43d	1	0.76mi
6703 Walrond Ave Kansas City, MO	2.0	1.0	912	$1,200	$1.32	2d	1	0.79mi
3601 E Meyer Blvd Kansas City, MO	1.0	1.0	560	$900	$1.61	43d	1	0.81mi
2430 E 67th Ter Kansas City, MO	3.0	2.0	960	$1,195	$1.24	43d	1	0.84mi
2421 E 67th Ter Kansas City, MO	2.0	1.0	816	$1,125	$1.38	16d	1	0.87mi
5529 Michigan Ave Kansas City, MO	2.0	1.0	847	$995	$1.17	43d	1	0.90mi
4250 E 60 Ter Unit 4250 Kansas City, MO	2.0	1.0	783	$895	$1.14	23d	1	0.93mi
6404 The Paseo Kansas City, MO	1.0–2.0	1.0–2.0	942	$1,600	$1.70	2d	6	0.98mi
5410 Euclid Ave Kansas City, MO	3.0	2.0	1119	$1,395	$1.25	43d	1	1.01mi
1805 E 67th St Kansas City, MO	2.0	1.0	1064	$1,200	$1.13	16d	1	1.03mi
2120 E 68th Ter Kansas City, MO	2.0	1.0	930	$1,200	$1.29	23d	1	1.03mi
6014 Virginia Ave Kansas City, MO	2.0	1.0	1072	$1,111	$1.04	7d	1	1.04mi
6921 Prospect Ave Unit C Kansas City, MO	1.0	1.0	538	$850	$1.58	4d	1	1.07mi
6817 Cleveland Ave Kansas City, MO	2.0	1.0	779	$1,100	$1.41	43d	1	1.08mi
1831 E 68th St Kansas City, MO	3.0	1.0	1043	$1,250	$1.20	16d	1	1.08mi
6024 Tracy Ave Kansas City, MO	3.0	1.0	1000	$1,250	$1.25	16d	1	1.10mi
3315 E 52nd St Kansas City, MO	2.0	1.0	662	$1,125	$1.70	23d	1	1.12mi
1435 E 66th Ter Kansas City, MO	3.0	1.0	988	$1,340	$1.36	12d	1	1.12mi
5332 Highland Ave Kansas City, MO	3.0	1.0	1022	$1,350	$1.32	7d	1	1.18mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	14d	1	1.19mi
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	12d	1	1.20mi
6653 Lydia Ave Kansas City, MO	3.0	1.0	962	$1,500	$1.56	16d	1	1.20mi
3017 E 51st St Kansas City, MO	2.0	1.0	621	$1,303	$2.10	7d	1	1.21mi
7036 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	810	$1,200	$1.48	2d	1	1.22mi
5114 Brooklyn Ave Kansas City, MO	3.0	1.5	1116	$1,300	$1.16	7d	1	1.27mi
6901 Jackson Ave Unit 6903 Kansas City, MO	3.0	1.0	1000	$1,200	$1.20	21d	1	1.30mi
5013 S Benton Ave Kansas City, MO	3.0	1.0	978	$1,225	$1.25	23d	1	1.30mi

Listing history 17 events

1. 2026-06-07
   statusdays on market $54,900 Pending 245 DOM
2. 2026-06-05
   days on market $54,900 Active 244 DOM
3. 2026-06-03
   days on market $54,900 Active 243 DOM
4. 2026-06-02
   days on market $54,900 Active 242 DOM
5. 2026-06-01
   days on market $54,900 Active 241 DOM
6. 2026-05-31
   days on market $54,900 Active 240 DOM
7. 2026-03-24
   price $64,900 321-char remark

   Show marketing remark (321 chars)

   Charming 2-bedroom, 1-bath bungalow in Kansas City, MO! This home features tasteful, moderate updates throughout, a welcoming French-style front porch perfect for relaxing, and convenient rear alleyway access with private driveway parking. A great mix of classic character and modern comfort—ready to move right in!

8. 2026-01-13
   price $74,900 321-char remark

   Show marketing remark (321 chars)

   Charming 2-bedroom, 1-bath bungalow in Kansas City, MO! This home features tasteful, moderate updates throughout, a welcoming French-style front porch perfect for relaxing, and convenient rear alleyway access with private driveway parking. A great mix of classic character and modern comfort—ready to move right in!

9. 2025-11-18
   price $82,900 321-char remark

   Show marketing remark (321 chars)

   Charming 2-bedroom, 1-bath bungalow in Kansas City, MO! This home features tasteful, moderate updates throughout, a welcoming French-style front porch perfect for relaxing, and convenient rear alleyway access with private driveway parking. A great mix of classic character and modern comfort—ready to move right in!

10. 2025-10-03
    listed $93,900 Active 321-char remark

    Show marketing remark (321 chars)

    Charming 2-bedroom, 1-bath bungalow in Kansas City, MO! This home features tasteful, moderate updates throughout, a welcoming French-style front porch perfect for relaxing, and convenient rear alleyway access with private driveway parking. A great mix of classic character and modern comfort—ready to move right in!

11. 2024-08-08
    historical $975
12. 2024-07-26
    listed $975
13. 2015-11-09
    historical 461-char remark

    Show marketing remark (461 chars)

    Investor Special. Turn-key package of 10 rental units (9 properties) priced at $169,000 or $16,900 per unit. Rental portfolio generates estimated $37,000/year in net income and is priced at a very competitive 22.16 % cap rate. Cash on cash return could exceed 60% based on a 25% down payment and a 20-year amortization loan. See supplements for list of other properties and breakdown of valuations and pro-formas. Please contact listing agent to setup viewings.

14. 2015-10-19
    listed $18,495 461-char remark

    Show marketing remark (461 chars)

    Investor Special. Turn-key package of 10 rental units (9 properties) priced at $169,000 or $16,900 per unit. Rental portfolio generates estimated $37,000/year in net income and is priced at a very competitive 22.16 % cap rate. Cash on cash return could exceed 60% based on a 25% down payment and a 20-year amortization loan. See supplements for list of other properties and breakdown of valuations and pro-formas. Please contact listing agent to setup viewings.

15. 2013-06-25
    soldstatus
16. 2013-06-25
    soldstatus
17. 1994-05-19
    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: $485 · $40/mo
• Projected year-2 tax: $533 · $44/mo
• Expected delta: +$48/yr (+$4/mo · 9.9%)

ⓘ 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: $14,331
• − Mortgage interest: −$3,075
• − Property taxes: −$485
• − Insurance: −$274
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$1,597
• Taxable income: $6,607
• Est. tax owed @ 24.0%: −$1,586
• After-tax cash flow: $5,522/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

+250.9% since first listed

11 events — show timeline

• 2026-03-24 Price Changed $64,900 Heartland MLS as Distributed by MLS Grid
• 2026-01-13 Price Changed $74,900 Heartland MLS as Distributed by MLS Grid
• 2025-11-18 Price Changed $82,900 Heartland MLS as Distributed by MLS Grid
• 2025-10-03 Listed $93,900 Heartland MLS as Distributed by MLS Grid
• 2024-08-08 Rental Removed $975 SHOWMOJO
• 2024-07-26 Listed for Rent $975 SHOWMOJO
• 2015-11-09 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2015-10-19 Listed $18,495 Heartland MLS as Distributed by MLS Grid
• 2013-06-25 Sold (Public Records) — Public Records
• 2013-06-25 Sold (Public Records) — Public Records
• 1994-05-19 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $485 · +10.6% YoY. Source: county tax records.