40 Munger Ave · Claycomo, MO 64119

$185,000

4 bd · 2.0 ba · 1,996 sqft · SingleFamily public records · 40 Days on market

Built 1930 0.57 ac lot $93/sqft · 28% below area Est $255k · 28% 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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.5/10.0
• Rent growth +4.0/5.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This one’s all about potential and room to run. Situated on half of an acre, offering just shy of 2,000 square feet, this property is a true equity opportunity for the buyer ready to make it their own. The footprint is there, the land is there, and the possibilities are wide open. Don't let the front fool you, you’ll find very generous space with a great layout. Two living areas; a comfortable living room right off the kitchen plus a great sized family room in the back of the house. Outside is where this property really shines… nearly an acre and a half gives you the space and flexibility that’s getting harder to find. Need a place for your work truck? Bring it! No HOA here. Bonus: a partially finished outbuilding/shed with electric that’s ready to become whatever you need it to be. Workshop, hobby space, storage, guest quarters or your next project. Priced with updates in mind, this is a great opportunity to build equity and create something special. Reach out to schedule your

Key facts

• 0.57 acre lot
• 2 garage spots
• Built 1930

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#481 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• North Kansas City 74 (urban): math 38% / reading 49% proficiency, ranked #98 of 324 in MO (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.1%/yr); 183 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 341 units permitted in Clay County in 2024 (40 in 5+ unit buildings).
• This rent runs 31% of the median local income ($84k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Clay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $52k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1930 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.15% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.46%
• DSCR: 1.47
• GRM: 7.2

CMA / ARV

• ARV (median comp): $255,244
• List price: $185,000
• Delta: -27.52%
• 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
114 N Emerson St	0.65mi	3/2.0 (-1)	1,922 (-4%)	4mo	$225,000	$117	55
5105 NE 58th St	0.67mi	3/2.0 (-1)	1,932 (-3%)	8mo	$250,000	$129	52
5025 NE 57th Ter	0.71mi	3/2.5 (-1)	1,951 (-2%)	5mo	$310,000	$159	52
5242 N Cambridge Ave	0.64mi	4/2.0	2,200 (+10%)	7mo	$297,000	$135	47
5871 N Oakley Ave	0.52mi	3/2.0 (-1)	1,760 (-12%)	5mo	$224,500	$128	47
5821 N Colorado Ave	0.62mi	3/2.0 (-1)	2,264 (+13%)	2mo	$250,000	$110	42
5414 NE Meadowbrook Rd	0.55mi	3/2.0 (-1)	1,768 (-11%)	12mo	$257,000	$145	40
5829 N Denver Ave	0.67mi	3/2.0 (-1)	1,826 (-8%)	12mo	$265,000	$145	40
5800 N Hardesty Ave	0.56mi	3/2.0 (-1)	1,700 (-15%)	8mo	$248,000	$146	37
5029 NE 58th St	0.70mi	3/2.5 (-1)	1,815 (-9%)	10mo	$289,950	$160	37
54 N Browning St	0.68mi	3/1.5 (-1)	1,800 (-10%)	12mo	$259,900	$144	35
5820 N Colorado Ave	0.64mi	3/2.0 (-1)	1,699 (-15%)	12mo	$300,000	$177	31

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 · 6.09% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.11×
• Total profit: $5,626
• Equity at exit: $27,584

10-year hold

• IRR: 15.0%
• Equity multiple: 2.39×
• Total profit: $71,850
• Equity at exit: $15,995

Cash invested: $51,800 (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 64119

• Rents YoY: 6.1%
• Active inventory: 183
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,133 high
• Mortgage (P&I): −$970
• Tax from tax record: −$186 /mo · $2,238/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $452

Break-even live

Break-even rent $1,562

Max offer price $185,000

Occupancy floor 74%

Sensitivity live

Price	-10% $556	-5% $504	+0% $452	+5% $399	+10% $347
Rent	-10% $283	-5% $367	+0% $452	+5% $536	+10% $620
Rate	-1.0pp $545	-0.5pp $499	base $452	+0.5pp $404	+1.0pp $355

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6130 Eugene Field Rd Kansas City, MO	5.0	2.0	1955	$2,140	$1.09	44d	1	0.59mi
5015 N Wheeling Ave Kansas City, MO	3.0	2.5	1600	$2,116	$1.32	4d	1	0.83mi
4780 N Corrington Ave Kansas City, MO	2.0–3.0	2.5	1450	$1,850	$1.28	2d	1	1.27mi
4823 N Brighton Ave Kansas City, MO	3.0	2.0	1434	$1,845	$1.29	8d	1	1.33mi
8109 NE 51st St Kansas City, MO	3.0	2.0	1585	$1,818	$1.15	17d	1	1.36mi
4912 N Sycamore Dr Kansas City, MO	4.0	2.0	1468	$1,810	$1.23	44d	1	1.44mi
4900 N Sycamore Dr Kansas City, MO	3.0	2.0	1400	$1,941	$1.39	8d	1	1.47mi

Listing history 3 events

1. 2026-04-15
   listed $185,000 Active 1023-char remark

   Show marketing remark (1023 chars)

   This one’s all about potential and room to run. Situated on half of an acre, offering just shy of 2,000 square feet, this property is a true equity opportunity for the buyer ready to make it their own. The footprint is there, the land is there, and the possibilities are wide open. Don't let the front fool you, you’ll find very generous space with a great layout. Two living areas; a comfortable living room right off the kitchen plus a great sized family room in the back of the house. Outside is where this property really shines… nearly an acre and a half gives you the space and flexibility that’s getting harder to find. Need a place for your work truck? Bring it! No HOA here. Bonus: a partially finished outbuilding/shed with electric that’s ready to become whatever you need it to be. Workshop, hobby space, storage, guest quarters or your next project. Priced with updates in mind, this is a great opportunity to build equity and create something special. Reach out to schedule your

2. 2026-03-24
   historical $185,000 1023-char remark

   Show marketing remark (1023 chars)

   This one’s all about potential and room to run. Situated on half of an acre, offering just shy of 2,000 square feet, this property is a true equity opportunity for the buyer ready to make it their own. The footprint is there, the land is there, and the possibilities are wide open. Don't let the front fool you, you’ll find very generous space with a great layout. Two living areas; a comfortable living room right off the kitchen plus a great sized family room in the back of the house. Outside is where this property really shines… nearly an acre and a half gives you the space and flexibility that’s getting harder to find. Need a place for your work truck? Bring it! No HOA here. Bonus: a partially finished outbuilding/shed with electric that’s ready to become whatever you need it to be. Workshop, hobby space, storage, guest quarters or your next project. Priced with updates in mind, this is a great opportunity to build equity and create something special. Reach out to schedule your

3. 2023-10-05
   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: $2,238 · $186/mo
• Projected year-2 tax: $2,238 · $186/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,599
• − Mortgage interest: −$10,363
• − Property taxes: −$2,238
• − Insurance: −$925
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − Depreciation: −$5,382
• Taxable income: $2,596
• Est. tax owed @ 24.0%: −$623
• After-tax cash flow: $4,796/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: North Kansas City 74
• NCES district ID: 2922800
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $55,444
• Composite: 37.88/100
• National rank: #4321
• State rank: #98 of 324 in MO

Livability — Claycomo

• Score: 60/100
• State rank: #481
• US rank: #18914

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Claycomo, MO
• County: Clay County · 220,651 people
• Metro: Kansas City, MO-KS
• Population (ZIP): 33,199
• Household income: $83,929
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 603.0

Population outlook (Clay County) Hauer SSP2

• Today (2025): 266,022 people
• By 2030: 280,057 · +5.3%
• By 2040: 306,153 · +15.1%
• By 2050: 328,630 · +23.5%
• By 2075: 375,182 · +41.0%
• By 2100: 392,861 · +47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 8% Two or more races 8% Black 7% Asian 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 2% Italian 2% Slovak 2%
• Foreign-born: 7% · Canada, Vietnam, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Clay

• 2024 margin: Lean R (+5.6) · D 46.4% · R 52.0% · Other 1.6%
• 2008→2024 swing: -4.9pp toward R · 2008: -0.7pp · 2024: -5.6pp
• All cycles: 2024: R+5.6 2020: R+4.1 2016: R+11.1 2012: R+8.4 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -253.39%
• Current HPI: 215.8366
• Rent YoY: ▲ 6.09%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-15 Listed $185,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-24 Coming Soon $185,000 Heartland MLS as Distributed by MLS Grid
• 2023-10-05 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,238 · +13.6% YoY. Source: county tax records.