1219 E 24 Ave · North Kansas City, MO 64116

$75,000

2 bd · 1.0 ba · 770 sqft · SingleFamily public records · 9 Days on market

Built 1925 3,920 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

REDUCED!!!Must See. . Bright Sunny 'add on' kitchen 18X18 (microwave, range, dishwasher and refrigerator all stay) Updated bath, paint, carpet, furnace, c/a, electrical, plumbing, vinyl siding, roof & windows. First floor laundry. Basement. Over sized 1 1/2 garage. Small level fenced yard. Charming Front Porch. Gives you that 'Small Town' feeling. All North Kansas City amenities available. Enjoy your Front Porch OR just stroll to Macken Park with Tennis Courts-Ball Fields-Walking Trails-Play Ground-Picnic Shelters. PLUS Community Center, Library, Neighborhood Shops, Restaurants. . All just a short walk or bus/cab ride. Bi-weekly trash pickup.

Key facts

• 3,920 sq ft lot
• 2 garage spots
• Built 1925

Property features AI

Finance

• Other: Above-grade finished living area reported as 770 (public records)
• HOA & community: Association fees billed annually

Exterior

• Parking: Detached 2-car garage; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Bungalow/Ranch floor plan; Facing unknown
• Construction: Vinyl siding; Composition roof; Full concrete basement; Home is over 100 years old
• Exterior features: Porch; Partial fencing; City lot; Level lot

Interior

• Kitchen: Dishwasher; Refrigerator; Electric range; Kitchen/dining combo; Ceiling fan in kitchen; Vinyl flooring in kitchen
• Bedrooms: 2 bedrooms (both on the first level)
• Flooring: Carpet in main rooms; Vinyl in kitchen and laundry
• Bathrooms: 1 full bathroom with shower only (first level)
• Heating & cooling: Natural gas heating; Electric cooling (central)
• Interior features: Ceiling fans; Vaulted ceilings; Window coverings; Thermal windows; Storm door(s)
• Laundry & utility: Laundry room on first level; Vinyl flooring in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $812 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).

Location & tenants

• Location reads 74/100 on livability (#67 in MO, #4,540 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: employment D, crime 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.
• Zoned schools: North Kansas City High (math 14% / reading 37%, grade F, #433 of 521 statewide, top 83%, 1,640 students, 55% FRL) — zoned schools average 55% FRL vs 37% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 44% district-wide (-18 pts) — the specific schools serving this property underperform the North Kansas City 74 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.7%/yr); 89 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 341 units permitted in Clay County in 2024 (40 in 5+ unit buildings).
• This rent runs 33% of the median local income ($64k/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 $519 of loan paydown is wiped out by about $2k 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 + 4.7% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $125k (62%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.33% ✓
• Cap rate: 19.29%
• Cash-on-cash: 46.42%
• DSCR: 3.07
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $225,610
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1401 E 21st Ave	0.17mi	2/1.0	776 (+1%)	0mo	$249,900	$322	91
1437 E 25th Ave	0.17mi	2/1.0	772 (+0%)	4mo	$209,900	$272	89
1023 E 22nd Ave	0.15mi	2/1.0	772 (+0%)	8mo	$220,000	$285	86
1210 E 23rd Ave	0.03mi	2/1.0	856 (+11%)	1mo	$199,999	$234	79
1225 E 21st Ave	0.15mi	2/1.5	760 (-1%)	12mo	$244,000	$321	78
1231 E 23rd Ave	0.06mi	2/1.0	820 (+6%)	10mo	$185,000	$226	78
1209 E 25th Ave	0.06mi	2/1.0	720 (-6%)	13mo	$225,000	$313	76
1444 E 21st Ave	0.22mi	2/1.0	748 (-3%)	12mo	$210,000	$281	75
1217 E 22nd Ave	0.10mi	2/1.0	724 (-6%)	13mo	$234,900	$324	74
1436 E 23rd Ave	0.17mi	2/1.0	720 (-6%)	10mo	$185,000	$257	73
1216 E 23rd Ave	0.03mi	2/1.0	680 (-12%)	8mo	$265,000	$390	72
2123 E 26th Ave	0.65mi	2/1.0	680 (-12%)	9mo	$199,000	$293	43

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 · 4.74% rent growth · sell at horizon

5-year hold

• IRR: 45.8%
• Equity multiple: 3.04×
• Total profit: $42,754
• Equity at exit: $11,183

10-year hold

• IRR: 52.4%
• Equity multiple: 6.59×
• Total profit: $117,303
• Equity at exit: $6,485

Cash invested: $21,000 (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 64116

• Rents YoY: 4.7%
• Active inventory: 89
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,746 high
• Mortgage (P&I): −$393
• Tax from tax record: −$142 /mo · $1,706/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $812

Break-even live

Break-even rent $717

Max offer price $75,000

Occupancy floor 48%

Sensitivity live

Price	-10% $855	-5% $834	+0% $812	+5% $791	+10% $770
Rent	-10% $674	-5% $743	+0% $812	+5% $881	+10% $950
Rate	-1.0pp $850	-0.5pp $831	base $812	+0.5pp $793	+1.0pp $773

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1023 E 22nd Ave Kansas City, MO	2.0	1.5	900	$3,000	$3.33	25d	1	0.15mi
1619 Orleans Cir North Kansas City, MO	3.0	1.0–2.5	1119	$1,272	$1.14	45d	1	0.28mi
524 E 26th Ave North Kansas City, MO	1.0	1.0	630	$950	$1.51	45d	1	0.32mi
2700 Howell Ter Kansas City, MO	1.0	1.0	600	$1,175	$1.96	25d	1	0.37mi
715 Armour Rd Kansas City, MO	2.0	1.0–2.0	1001	$1,742	$1.74	5d	10	0.44mi
3242 N Virginia Ave Kansas City, MO	2.0	2.0	912	$1,695	$1.86	8d	1	0.46mi
2116 Fayette St Kansas City, MO	2.0	1.0	902	$1,650	$1.83	25d	1	0.46mi
314 E 26th Ave North Kansas City, MO	2.0	1.0	800	$1,325	$1.66	45d	1	0.50mi
317 E 28th Ave Kansas City, MO	1.0	1.0	648	$1,100	$1.70	4d	1	0.51mi
1801 Diamond Pkwy North Kansas City, MO	3.0	1.0–2.0	926	$1,945	$2.10	3d	27	0.51mi
1770 Diamond Pkwy Kansas City, MO	2.0	1.0–2.0	921	$1,763	$1.91	3d	28	0.53mi
300 E 26th Ave Unit 300E26 North Kansas City, MO	2.0	1.0	800	$1,325	$1.66	8d	1	0.54mi
2600 Cityview Dr Kansas City, MO	2.0	1.0–2.0	955	$1,840	$1.93	3d	23	0.62mi
200 E 23rd Ave Kansas City, MO	1.0–2.0	1.0–2.0	929	$2,058	$2.22	3d	16	0.63mi
3350 N Holmes St Kansas City, MO	2.0	1.0–2.5	975	$3,329	$3.41	3d	91	0.68mi
215 E 18th Ave North Kansas City, MO	1.0	1.0	733	$1,932	$2.63	3d	16	0.75mi
3800 N Cherry Ln Kansas City, MO	2.0	1.0	825	$1,138	$1.38	16d	4	1.22mi
1321a NE 39th St Kansas City, MO	2.0	1.5–2.0	952	$1,732	$1.82	45d	3	1.28mi

Listing history 7 events

1. 2026-06-21
   days on market $75,000 Active 9 DOM
2. 2026-06-18
   days on market $75,000 Active 6 DOM
3. 2026-06-17
   pricedays on market $75,000 Active 5 DOM
4. 2026-06-16
   days on market $200,000 Active 4 DOM
5. 2026-06-15
   days on market $200,000 Active 3 DOM
6. 2026-06-13
   remarks 324-char remark
7. 2026-06-13
   listed $200,000 Active 1 DOM

ⓘ 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: $1,706 · $142/mo
• Projected year-2 tax: $1,706 · $142/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 · 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,949
• − Mortgage interest: −$4,201
• − Property taxes: −$1,706
• − Insurance: −$375
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$2,182
• Taxable income: $9,133
• Est. tax owed @ 24.0%: −$2,192
• After-tax cash flow: $7,557/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 — North Kansas City

• Score: 74/100
• State rank: #67
• US rank: #4540

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Kansas City, MO
• County: Clay County · 220,651 people
• City population: 439,467
• Metro: Kansas City, MO-KS
• Population (ZIP): 18,046
• Household income: $64,123
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 844.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 63% Two or more races 15% Black 12% Hispanic / Latino 10% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Italian 3% Serbian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 91% English-only · Arabic 2% Spanish 2% Vietnamese 2%

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: ▼ -180.14%
• Current HPI: 256.6222
• Rent YoY: ▲ 4.74%
• 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

+122.5% since first listed

6 events — show timeline

• 2026-06-12 Listed $200,000 Heartland MLS as Distributed by MLS Grid
• 2013-07-25 Sold (Public Records) — Public Records
• 2013-07-19 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2013-01-16 Listed $79,500 Heartland MLS as Distributed by MLS Grid
• 2012-05-15 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2011-10-09 Listed $89,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2024): $1,706 · +0.6% YoY. Source: county tax records.