15204 E 48th St · Kansas City, MO 64136

$205,000

3 bd · 1.5 ba · 880 sqft · SingleFamily public records · 2 Days on market

Built 1972 7,840 sqft lot Est $185k · 11% over

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Why this score? — see what drove the F 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 +7.2/30.0
• Appreciation +6.9/10.0
• Livability +3.9/5.0
• Schools +2.7/10.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +1.4/10.0

Listing remarks MLS

New new new! Beautifully remodeled home with Kansas City address in Independence school district. Brand new custom cabinets with quartz counter tops, stainless steel dishwasher, gas range/oven, and new back splash. Main level offers all new luxury vinyl flooring, new fixtures in every room, fully remodeled bathroom with quartz vanity top, and new carpet. Lower level finished offers a half bathroom and a second living space with luxury vinyl flooring that walks out to back yard. Large two car garage for storage or work space.

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Built 1972

Property features AI

Exterior

• Parking: Attached built-in garage with 2 spaces, garage door opener (garage faces rear)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Single-family residence; Raised ranch floor plan; Residential property
• Construction: Vinyl siding; Composition roof; Has a finished walk-out basement (concrete foundation)
• Exterior features: Deck; Patio; Satellite dish allowed; Shed(s); Metal fencing; Level lot; Not in a flood plain

Interior

• Kitchen: Quartz countertops; Built-in features; Dishwasher; Disposal; Exhaust fan; Electric range / free-standing electric oven; Eat-in kitchen
• Bedrooms: 3 bedrooms (all on the first floor)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom with ceramic tile, quartz counter and shower-over-tub; 1 half bathroom (basement) with vinyl flooring
• Heating & cooling: Forced air heating; Electric cooling (has air conditioning)
• Interior features: Ceiling fans; Window coverings; Thermal windows; Storm doors; Smoke detector(s)
• Laundry & utility: Laundry room on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (24.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (35.5% below list).
• Recommended offer: $132k (35.5% below list) — sets the bar for 1% rule.

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.
• Independence 30 (suburban): math 26% / reading 38% proficiency, ranked #252 of 324 in MO (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Truman High (math 18% / reading 34%, grade F, #430 of 521 statewide, top 83%, 1,662 students, 52% FRL).
• Market conditions: 34 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (3.8% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $132,233 (35.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1972 — 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.65% ✗
• Cap rate: 4.66%
• Cash-on-cash: -5.85%
• DSCR: 0.74
• GRM: 12.9

CMA / ARV

• ARV (on-the-fly): $184,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4724 Logan Ave	0.28mi	2/1.0 (-1)	825 (-6%)	3mo	$165,000	$200	67
15307 E 43rd Ter S	0.58mi	3/1.0	950 (+8%)	7mo	$199,900	$210	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.28×
• Total profit: $16,106
• Equity at exit: $102,033

10-year hold

• IRR: 7.5%
• Equity multiple: 2.24×
• Total profit: $71,233
• Equity at exit: $165,381

Cash invested: $57,400 (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 64136

• Home prices YoY: 1.4%
• Active inventory: 34
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,322 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$164 /mo · $1,967/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $-280

Break-even live

Break-even rent $1,676

Max offer price $155,583

Occupancy floor —

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3100 Quail Creek Dr Independence, MO	1.0–2.0	1.0	961	$1,330	$1.38	12d	1	0.44mi
16301 E 48th Ter Kansas City, MO	1.0–2.0	1.0–2.0	945	$1,270	$1.34	21d	7	0.67mi
12817 E 47th St S Independence, MO	2.0–3.0	1.0–2.0	1000	$1,193	$1.19	16d	1	1.34mi
13511 E 41st Ter S Independence, MO	3.0	2.0	925	$1,530	$1.65	23d	1	1.39mi

Listing history 18 events

1. 2026-05-09
   status Pending
2. 2026-05-08
   listed $205,000 Active
3. 2026-05-07
   historical $205,000
4. 2021-08-24
   soldstatus
5. 2021-08-19
   soldstatus Closed 530-char remark

   Show marketing remark (530 chars)

   New new new! Beautifully remodeled home with Kansas City address in Independence school district. Brand new custom cabinets with quartz counter tops, stainless steel dishwasher, gas range/oven, and new back splash. Main level offers all new luxury vinyl flooring, new fixtures in every room, fully remodeled bathroom with quartz vanity top, and new carpet. Lower level finished offers a half bathroom and a second living space with luxury vinyl flooring that walks out to back yard. Large two car garage for storage or work space.

6. 2021-07-27
   historical Active Under Contract 530-char remark

   Show marketing remark (530 chars)

   New new new! Beautifully remodeled home with Kansas City address in Independence school district. Brand new custom cabinets with quartz counter tops, stainless steel dishwasher, gas range/oven, and new back splash. Main level offers all new luxury vinyl flooring, new fixtures in every room, fully remodeled bathroom with quartz vanity top, and new carpet. Lower level finished offers a half bathroom and a second living space with luxury vinyl flooring that walks out to back yard. Large two car garage for storage or work space.

7. 2021-07-24
   price $175,000 530-char remark

   Show marketing remark (530 chars)

   New new new! Beautifully remodeled home with Kansas City address in Independence school district. Brand new custom cabinets with quartz counter tops, stainless steel dishwasher, gas range/oven, and new back splash. Main level offers all new luxury vinyl flooring, new fixtures in every room, fully remodeled bathroom with quartz vanity top, and new carpet. Lower level finished offers a half bathroom and a second living space with luxury vinyl flooring that walks out to back yard. Large two car garage for storage or work space.

8. 2021-07-16
   listed $177,000 Active 530-char remark

   Show marketing remark (530 chars)

   New new new! Beautifully remodeled home with Kansas City address in Independence school district. Brand new custom cabinets with quartz counter tops, stainless steel dishwasher, gas range/oven, and new back splash. Main level offers all new luxury vinyl flooring, new fixtures in every room, fully remodeled bathroom with quartz vanity top, and new carpet. Lower level finished offers a half bathroom and a second living space with luxury vinyl flooring that walks out to back yard. Large two car garage for storage or work space.

9. 2021-06-08
   soldstatus
10. 2011-01-25
    soldstatus
11. 2011-01-21
    soldstatus 586-char remark

    Show marketing remark (586 chars)

    It's complete, new carpet, new paint, with new roof, maintenance free vinyl siding & thermal tilt in windows, new h2o heater, furnace & air are just 5 years old. Finished lower level rec room with 1 \ 2 bath. New flooring in kitchen & entry. Ceiling fans in all 3 bedrooms plus living room and kitchen. New dishwasher & gas stove. 2 New Garage Doors installed 11/04, insulation added to attic, new tub \ shower surround, 14 x 12 deck off the kitchen. Fenced treed yard, lots of landscaping and most of all, really low utility bills. Nothing to do but move in!!!!

12. 2010-07-08
    historical
13. 2010-07-01
    listed $94,900 586-char remark

    Show marketing remark (586 chars)

    It's complete, new carpet, new paint, with new roof, maintenance free vinyl siding & thermal tilt in windows, new h2o heater, furnace & air are just 5 years old. Finished lower level rec room with 1 \ 2 bath. New flooring in kitchen & entry. Ceiling fans in all 3 bedrooms plus living room and kitchen. New dishwasher & gas stove. 2 New Garage Doors installed 11/04, insulation added to attic, new tub \ shower surround, 14 x 12 deck off the kitchen. Fenced treed yard, lots of landscaping and most of all, really low utility bills. Nothing to do but move in!!!!

14. 2010-01-07
    listed $99,900
15. 2004-12-17
    soldstatus
16. 2004-12-15
    soldstatus
17. 2004-11-14
    listed $99,950
18. 1996-10-04
    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: $1,967 · $164/mo
• Projected year-2 tax: $1,988 · $166/mo
• Expected delta: +$21/yr (+$2/mo · 1.1%)

ⓘ 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 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,868
• − Mortgage interest: −$11,483
• − Property taxes: −$1,967
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$5,964
• Taxable loss: −$7,110
• Est. tax savings @ 24.0%: +$1,706
• After-tax cash flow: $-1,651/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: Independence 30
• NCES district ID: 2915480
• Math proficiency: 26% ▼ -8.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $41,843
• Composite: 27.04/100
• National rank: #7054
• State rank: #252 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
• City population: 439,467
• Population (ZIP): 1,544

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 0.61)
• Race & ethnicity: White 47% Black 41% Two or more races 12%
• Common ancestry: Romanian 11% Italian 5% Lithuanian 2%

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: ▲ 3.84%
• Current HPI: 268.7865
• Rent YoY: —
• Metro: —
• 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

+105.1% since first listed

18 events — show timeline

• 2026-05-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-08 Listed $205,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-07 Coming Soon $205,000 Heartland MLS as Distributed by MLS Grid
• 2021-08-24 Sold (Public Records) — Public Records
• 2021-08-19 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-07-27 Contingent — Heartland MLS as Distributed by MLS Grid
• 2021-07-24 Price Changed $175,000 Heartland MLS as Distributed by MLS Grid
• 2021-07-16 Listed $177,000 Heartland MLS as Distributed by MLS Grid
• 2021-06-08 Sold (Public Records) — Public Records
• 2011-01-25 Sold (Public Records) — Public Records
• 2011-01-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-07-08 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2010-07-01 Listed $94,900 Heartland MLS as Distributed by MLS Grid
• 2010-01-07 Listed $99,900 Heartland MLS as Distributed by MLS Grid
• 2004-12-17 Sold (Public Records) — Public Records
• 2004-12-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-11-14 Listed $99,950 Heartland MLS as Distributed by MLS Grid
• 1996-10-04 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,967 · -26.7% YoY. Source: county tax records.