2446 Quincy St · Kansas City, MO 64127

$90,000

3 bd · 1.0 ba · 1,179 sqft · SingleFamily public records · 110 Days on market

Built 1919 5,249 sqft lot $76/sqft · at area comps Est $93k · at est.

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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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +8.8/15.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +1.1/10.0

Listing remarks MLS

Tenant Occupied Property until 12/31/26. Rent amount $1050. Please allow 24 hour notice. Contact listing agent for showings.

Key facts

• 5,249 sq ft lot
• Built 1919
• Listed 109 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 flat; 108 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $1,262/mo this rent would consume 46% of the median local household income ($33k/yr) (locally 1943% 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 $622 of loan paydown is wiped out by about $3k 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 110 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1919 — 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: 1.40% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.93%
• DSCR: 1.66
• GRM: 5.9

CMA / ARV

• ARV (median comp): $92,594
• List price: $90,000
• Delta: -2.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2451 Chelsea Ave	0.14mi	3/1.0	1,156 (-2%)	5mo	$59,000	$51	86
2416 Brighton Ave	0.10mi	3/1.5	1,122 (-5%)	9mo	$90,000	$80	78
2424 Cypress Ave	0.39mi	3/1.0	1,169 (-1%)	5mo	$110,000	$94	76
2451 Poplar Ave	0.09mi	3/1.0	1,042 (-12%)	3mo	$52,000	$50	74
2457 Poplar Ave	0.09mi	3/1.0	1,350 (+14%)	2mo	$115,000	$85	70
2722 Brighton Ave	0.35mi	4/1.5 (+1)	1,168 (-1%)	9mo	$120,000	$103	68
2543 Drury Ave	0.31mi	2/1.0 (-1)	1,077 (-9%)	0mo	$100,000	$93	66
2604 Drury Ave	0.30mi	3/1.5	1,287 (+9%)	7mo	$70,000	$54	62
2243 Spruce Ave	0.54mi	3/1.5	1,104 (-6%)	7mo	$150,000	$136	56
4711 E 17th St	0.74mi	2/1.0 (-1)	1,155 (-2%)	3mo	$74,000	$64	55
2830 Cypress Ave	0.60mi	3/1.0	1,043 (-12%)	0mo	$29,900	$29	52
2636 Spruce St	0.56mi	4/2.0 (+1)	1,282 (+9%)	7mo	$199,000	$155	44

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 · 0.94% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.11×
• Total profit: $2,881
• Equity at exit: $13,419

10-year hold

• IRR: 10.4%
• Equity multiple: 1.73×
• Total profit: $18,362
• Equity at exit: $7,782

Cash invested: $25,200 (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 64127

• Home prices YoY: -2.6%
• Rents YoY: 0.9%
• Active inventory: 108
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,262 high
• Mortgage (P&I): −$472
• Tax from tax record: −$174 /mo · $2,091/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $314

Break-even live

Break-even rent $865

Max offer price $90,000

Occupancy floor 70%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2454 Cypress Ave Kansas City, MO	3.0	1.0	800	$1,300	$1.62	3d	1	0.38mi
2855 Van Brunt Blvd Unit A Kansas City, MO	2.0	1.0	744	$1,080	$1.45	43d	1	0.54mi
2447 Norton Ave Kansas City, MO	2.0	1.0	800	$976	$1.22	16d	1	0.58mi
2424 Norton Ave Unit B Kansas City, MO	3.0	1.0	982	$1,150	$1.17	16d	1	0.61mi
5108 E 30th St Kansas City, MO	3.0	1.0	960	$1,400	$1.46	2d	1	0.63mi
1904 Elmwood Ave Kansas City, MO	4.0	2.0	864	$1,152	$1.33	43d	1	0.64mi
1905 Kensington Ave Kansas City, MO	3.0	2.0	1285	$1,325	$1.03	23d	1	0.70mi
5852 E 20th St Unit TOP-1724 Kansas City, MO	3.0	1.5	1482	$1,075	$0.73	2d	1	0.72mi
3032 Elmwood Ave Kansas City, MO	3.0	1.0	1027	$1,275	$1.24	7d	1	0.78mi
1805 Jackson Ave Kansas City, MO	4.0	2.0	1250	$1,250	$1.00	43d	1	0.84mi
3118 Chelsea Ave Kansas City, MO	2.0	1.0	864	$980	$1.13	43d	1	0.84mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,031	$0.97	12d	1	0.89mi
2225 Askew Ave Kansas City, MO	2.0	1.0	864	$1,050	$1.22	43d	1	0.93mi
2213 Askew Ave Kansas City, MO	2.0	1.0	865	$1,002	$1.16	19d	1	0.94mi
2419 Bales Ave Kansas City, MO	3.0	1.5	1116	$1,500	$1.34	2d	1	0.95mi
3243 Denver Dr Kansas City, MO	1.0–3.0	1.0	862	$1,226	$1.42	43d	1	0.96mi
2413 College Ave Kansas City, MO	2.0	2.0	1022	$1,225	$1.20	23d	1	1.09mi
3414 Elmwood Ave Kansas City, MO	4.0	1.0	1109	$1,300	$1.17	16d	1	1.21mi
3332 Norton Ave Kansas City, MO	3.0	1.0	1272	$1,350	$1.06	43d	1	1.25mi
3305 E 19th St Kansas City, MO	2.0	1.0	1500	$1,200	$0.80	43d	1	1.26mi
3220 E 30th St Unit 1A Kansas City, MO	2.0	1.0	1214	$950	$0.78	43d	1	1.27mi
3201 E 20th St Kansas City, MO	2.0	1.0	900	$1,050	$1.17	23d	1	1.27mi
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	16d	1	1.33mi
2701 Benton Blvd Unit 2705-3 Kansas City, MO	2.0	1.0	800	$1,200	$1.50	7d	1	1.34mi
2701 Benton Blvd Unit 2703-2 Kansas City, MO	2.0	1.0	800	$1,200	$1.50	1d	1	1.34mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	23d	1	1.36mi
2900 E 21st St Kansas City, MO	3.0	1.5	897	$1,650	$1.84	16d	1	1.39mi

Listing history 38 events

1. 2026-06-18
   days on market $90,000 Active 110 DOM
2. 2026-06-17
   days on market $90,000 Active 109 DOM
3. 2026-06-16
   days on market $90,000 Active 108 DOM
4. 2026-06-15
   days on market $90,000 Active 107 DOM
5. 2026-06-13
   days on market $90,000 Active 105 DOM
6. 2026-06-09
   days on market $90,000 Active 101 DOM
7. 2026-06-08
   days on market $90,000 Active 100 DOM
8. 2026-06-07
   days on market $90,000 Active 99 DOM
9. 2026-06-05
   days on market $90,000 Active 96 DOM
10. 2026-06-03
    days on market $90,000 Active 95 DOM
11. 2026-06-02
    days on market $90,000 Active 94 DOM
12. 2026-06-01
    days on market $90,000 Active 93 DOM
13. 2026-05-31
    days on market $90,000 Active 92 DOM
14. 2026-05-17
    price $90,000 124-char remark

    Show marketing remark (124 chars)

    Tenant Occupied Property until 12/31/26. Rent amount $1050. Please allow 24 hour notice. Contact listing agent for showings.

15. 2026-03-01
    listed $100,000 Active 124-char remark

    Show marketing remark (124 chars)

    Tenant Occupied Property until 12/31/26. Rent amount $1050. Please allow 24 hour notice. Contact listing agent for showings.

16. 2026-02-28
    historical $100,000 124-char remark

    Show marketing remark (124 chars)

    Tenant Occupied Property until 12/31/26. Rent amount $1050. Please allow 24 hour notice. Contact listing agent for showings.

17. 2025-12-21
    historical $1,050
18. 2025-11-12
    price $1,050
19. 2025-11-01
    listed $1,095
20. 2025-11-01
    historical $1,095
21. 2025-10-19
    price $1,095
22. 2025-08-31
    historical
23. 2025-08-30
    listed $1,200
24. 2025-07-07
    price $100,000
25. 2025-06-12
    price $110,000
26. 2025-05-29
    price $120,000
27. 2025-05-17
    price $125,000
28. 2025-03-28
    price $128,500
29. 2025-03-13
    listed $130,000 Active
30. 2025-01-11
    historical $1,195
31. 2024-12-06
    price $1,195
32. 2024-11-05
    price $1,250
33. 2024-09-11
    listed $1,300
34. 2022-08-10
    soldstatus
35. 2022-07-31
    price $1,000
36. 2021-12-30
    soldstatus
37. 2003-09-12
    soldstatus
38. 2001-01-08
    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: $2,091 · $174/mo
• Projected year-2 tax: $2,091 · $174/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 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,149
• − Mortgage interest: −$5,041
• − Property taxes: −$2,091
• − Insurance: −$450
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$2,618
• Taxable income: $2,524
• Est. tax owed @ 24.0%: −$606
• After-tax cash flow: $3,157/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): 17,668
• Household income: $33,111
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 1943.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 42% Hispanic / Latino 40% Two or more races 13% White 12% Native American 1%
• Hispanic origin (detail): Mexican 28%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 29%

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: ▼ -7.88%
• Current HPI: 289.2468
• Rent YoY: ▲ 0.94%
• 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

+8900.0% since first listed

25 events — show timeline

• 2026-05-17 Price Changed $90,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-01 Listed $100,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-28 Coming Soon $100,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-21 Rental Removed $1,050 ZUMPER1
• 2025-11-12 Price Changed $1,050 ZUMPER1
• 2025-11-01 Listed for Rent $1,095 ZUMPER1
• 2025-11-01 Rental Removed $1,095 RenterWarehouse
• 2025-10-19 Price Changed $1,095 RenterWarehouse
• 2025-08-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-08-30 Listed for Rent $1,200 RenterWarehouse
• 2025-07-07 Price Changed $100,000 Heartland MLS as Distributed by MLS Grid
• 2025-06-12 Price Changed $110,000 Heartland MLS as Distributed by MLS Grid
• 2025-05-29 Price Changed $120,000 Heartland MLS as Distributed by MLS Grid
• 2025-05-17 Price Changed $125,000 Heartland MLS as Distributed by MLS Grid
• 2025-03-28 Price Changed $128,500 Heartland MLS as Distributed by MLS Grid
• 2025-03-13 Listed $130,000 Heartland MLS as Distributed by MLS Grid
• 2025-01-11 Rental Removed $1,195 RENTFEEDER
• 2024-12-06 Price Changed $1,195 RENTFEEDER
• 2024-11-05 Price Changed $1,250 RENTFEEDER
• 2024-09-11 Listed for Rent $1,300 RENTFEEDER
• 2022-08-10 Sold (Public Records) — Public Records
• 2022-07-31 Price Changed $1,000 RENT.
• 2021-12-30 Sold (Public Records) — Public Records
• 2003-09-12 Sold (Public Records) — Public Records
• 2001-01-08 Sold (Public Records) — Public Records

Property tax history

+17.7%/yr

Latest (2025): $2,091 · +46.0% YoY. Source: county tax records.