5046 Glenside Ct · Kansas City, MO 64129

$132,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 32 Days on market

Built 1950 0.30 ac lot $131/sqft · 22% below area Est $169k · 22% under

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Why this score? — see what drove the C 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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfectly positioned in the quaint Eastwood Hills community, this 2-bedroom, 1-bath home offers both convenience and opportunity in one of Kansas City’s well-connected locations. Just minutes from Arrowhead Stadium, Highway 435, and the attractions of downtown and the Plaza, this area continues to benefit from strong growth and accessibility. Inside, you’ll find hardwood floors, a flexible layout, and a dedicated office that could easily function as a third bedroom, guest space, or additional living area. The home sits on a large lot, offering plenty of room to enjoy outdoor living, expand, or add value over time. A full basement and 1-car garage provide additional storage, growth opportunities and flexibility. With ongoing momentum in the surrounding area and proximity to some of Kansas City’s most iconic destinations, it’s a location that continues to stand out. Down payment assistance options may be available, making this an even more accessible opportunity to step into homeownership or grow your portfolio.

Key facts

• Proximity to plaza
• Large lot
• Full basement

Tags

• DEDICATED OFFICE
• LARGE LOT
• FULL BASEMENT
• 1-CAR GARAGE
• PROXIMITY TO DOWNTOWN
• PROXIMITY TO PLAZA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (1.3% below list).
• Recommended offer: $128k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• Raytown C-2 (suburban): math 12% / reading 28% proficiency, ranked #302 of 324 in MO (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 52 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 30% of the median local income ($51k/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 $913 of loan paydown is wiped out by about $4k 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 32 days — a 3% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,040 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1950 — 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. 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: 0.99% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.14%
• DSCR: 1.23
• GRM: 8.4

CMA / ARV

• ARV (median comp): $169,359
• List price: $132,000
• Delta: -22.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6347 Sni A Bar Rd	0.17mi	2/1.0	973 (-4%)	9mo	$169,000	$174	79
6615 Fairway Dr	0.26mi	2/1.0	938 (-7%)	11mo	$97,000	$103	67
5053 Belmeade Rd	0.17mi	3/1.0 (+1)	930 (-8%)	14mo	$149,900	$161	62
6501 E 56th St	0.74mi	2/2.0	1,040 (+3%)	6mo	$225,000	$216	51
4834 Eastern Ave	0.69mi	3/1.0 (+1)	912 (-10%)	4mo	$155,000	$170	44
5919 E 56th St	0.72mi	3/1.5 (+1)	1,113 (+10%)	2mo	$199,000	$179	41
7405 E 49th St	0.74mi	3/1.0 (+1)	864 (-14%)	2mo	$82,000	$95	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.69×
• Total profit: $-11,317
• Equity at exit: $19,682

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $3,100
• Equity at exit: $11,413

Cash invested: $36,960 (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 64129

• Home prices YoY: -9.8%
• Active inventory: 52
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,302 high
• Mortgage (P&I): −$692
• Tax from tax record: −$123 /mo · $1,482/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $158

Break-even live

Break-even rent $1,102

Max offer price $132,000

Occupancy floor 83%

Sensitivity live

Price	-10% $233	-5% $196	+0% $158	+5% $121	+10% $84
Rent	-10% $55	-5% $107	+0% $158	+5% $210	+10% $261
Rate	-1.0pp $225	-0.5pp $192	base $158	+0.5pp $124	+1.0pp $89

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4730 Richmond Ave Kansas City, MO	3.0	1.0	821	$1,395	$1.70	45d	1	0.84mi
7611 E 47th Ter Kansas City, MO	3.0	1.0	840	$1,276	$1.52	8d	1	0.90mi
7615 E 49th St Kansas City, MO	2.0	1.0	888	$1,095	$1.23	45d	1	0.95mi
7601 Sni a Bar Ter Kansas City, MO	2.0	1.0	827	$1,099	$1.33	45d	1	0.97mi
5707 E 40th St Kansas City, MO	3.0	1.0	816	$1,295	$1.59	13d	1	1.28mi
5636 E 40th St Kansas City, MO	3.0	1.0	816	$1,225	$1.50	4d	1	1.30mi
5700 E 40th St Kansas City, MO	3.0	1.0	816	$1,245	$1.53	22d	1	1.30mi
5601 E 39th Ter Kansas City, MO	3.0	1.0	816	$1,225	$1.50	4d	1	1.32mi
4900 E 41st Ter Kansas City, MO	3.0	2.0	1270	$1,500	$1.18	17d	1	1.33mi
3911 Oakley Ave Kansas City, MO	2.0	1.0	816	$1,195	$1.46	13d	1	1.39mi
3949 Doctor Martin Luther King Junior Blvd Kansas City, MO	1.0–2.0	1.0–2.0	945	$1,565	$1.66	3d	3	1.43mi
5126 Booth Ave Kansas City, MO	2.0	1.0	950	$1,149	$1.21	13d	1	1.43mi

Listing history 25 events

1. 2026-06-09
   days on market $132,000 Active 32 DOM
2. 2026-06-08
   days on market $132,000 Active 31 DOM
3. 2026-06-07
   days on market $132,000 Active 30 DOM
4. 2026-06-03
   days on market $132,000 Active 26 DOM
5. 2026-06-02
   status $132,000 Active 25 DOM
6. 2026-05-04
   status Active 1049-char remark

   Show marketing remark (1049 chars)

   Perfectly positioned in the quaint Eastwood Hills community, this 2-bedroom, 1-bath home offers both convenience and opportunity in one of Kansas City’s well-connected locations. Just minutes from Arrowhead Stadium, Highway 435, and the attractions of downtown and the Plaza, this area continues to benefit from strong growth and accessibility. Inside, you’ll find hardwood floors, a flexible layout, and a dedicated office that could easily function as a third bedroom, guest space, or additional living area. The home sits on a large lot, offering plenty of room to enjoy outdoor living, expand, or add value over time. A full basement and 1-car garage provide additional storage, growth opportunities and flexibility. With ongoing momentum in the surrounding area and proximity to some of Kansas City’s most iconic destinations, it’s a location that continues to stand out. Down payment assistance options may be available, making this an even more accessible opportunity to step into homeownership or grow your portfolio.

7. 2026-04-28
   status Pending 1049-char remark

   Show marketing remark (1049 chars)

   Perfectly positioned in the quaint Eastwood Hills community, this 2-bedroom, 1-bath home offers both convenience and opportunity in one of Kansas City’s well-connected locations. Just minutes from Arrowhead Stadium, Highway 435, and the attractions of downtown and the Plaza, this area continues to benefit from strong growth and accessibility. Inside, you’ll find hardwood floors, a flexible layout, and a dedicated office that could easily function as a third bedroom, guest space, or additional living area. The home sits on a large lot, offering plenty of room to enjoy outdoor living, expand, or add value over time. A full basement and 1-car garage provide additional storage, growth opportunities and flexibility. With ongoing momentum in the surrounding area and proximity to some of Kansas City’s most iconic destinations, it’s a location that continues to stand out. Down payment assistance options may be available, making this an even more accessible opportunity to step into homeownership or grow your portfolio.

8. 2026-04-20
   status Active 1049-char remark

   Show marketing remark (1049 chars)

   Perfectly positioned in the quaint Eastwood Hills community, this 2-bedroom, 1-bath home offers both convenience and opportunity in one of Kansas City’s well-connected locations. Just minutes from Arrowhead Stadium, Highway 435, and the attractions of downtown and the Plaza, this area continues to benefit from strong growth and accessibility. Inside, you’ll find hardwood floors, a flexible layout, and a dedicated office that could easily function as a third bedroom, guest space, or additional living area. The home sits on a large lot, offering plenty of room to enjoy outdoor living, expand, or add value over time. A full basement and 1-car garage provide additional storage, growth opportunities and flexibility. With ongoing momentum in the surrounding area and proximity to some of Kansas City’s most iconic destinations, it’s a location that continues to stand out. Down payment assistance options may be available, making this an even more accessible opportunity to step into homeownership or grow your portfolio.

9. 2026-04-17
   historical 1049-char remark

   Show marketing remark (1049 chars)

   Perfectly positioned in the quaint Eastwood Hills community, this 2-bedroom, 1-bath home offers both convenience and opportunity in one of Kansas City’s well-connected locations. Just minutes from Arrowhead Stadium, Highway 435, and the attractions of downtown and the Plaza, this area continues to benefit from strong growth and accessibility. Inside, you’ll find hardwood floors, a flexible layout, and a dedicated office that could easily function as a third bedroom, guest space, or additional living area. The home sits on a large lot, offering plenty of room to enjoy outdoor living, expand, or add value over time. A full basement and 1-car garage provide additional storage, growth opportunities and flexibility. With ongoing momentum in the surrounding area and proximity to some of Kansas City’s most iconic destinations, it’s a location that continues to stand out. Down payment assistance options may be available, making this an even more accessible opportunity to step into homeownership or grow your portfolio.

10. 2026-04-16
    listed $132,000 Active 1049-char remark

    Show marketing remark (1049 chars)

    Perfectly positioned in the quaint Eastwood Hills community, this 2-bedroom, 1-bath home offers both convenience and opportunity in one of Kansas City’s well-connected locations. Just minutes from Arrowhead Stadium, Highway 435, and the attractions of downtown and the Plaza, this area continues to benefit from strong growth and accessibility. Inside, you’ll find hardwood floors, a flexible layout, and a dedicated office that could easily function as a third bedroom, guest space, or additional living area. The home sits on a large lot, offering plenty of room to enjoy outdoor living, expand, or add value over time. A full basement and 1-car garage provide additional storage, growth opportunities and flexibility. With ongoing momentum in the surrounding area and proximity to some of Kansas City’s most iconic destinations, it’s a location that continues to stand out. Down payment assistance options may be available, making this an even more accessible opportunity to step into homeownership or grow your portfolio.

11. 2026-02-10
    historical
12. 2026-01-17
    price $133,975
13. 2025-09-10
    price $135,577
14. 2025-08-06
    price $139,900
15. 2025-06-27
    listed $143,000 Active
16. 2023-12-16
    historical $950
17. 2023-12-07
    listed $950
18. 2016-10-14
    soldstatus
19. 2010-12-01
    soldstatus
20. 2010-06-09
    soldstatus
21. 2010-03-26
    listed $14,900
22. 1999-06-14
    soldstatus
23. 1999-02-17
    listed $64,500
24. 1998-10-12
    soldstatus
25. 1992-06-23
    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: $1,482 · $123/mo
• Projected year-2 tax: $1,482 · $123/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 ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,629
• − Mortgage interest: −$7,394
• − Property taxes: −$1,482
• − Insurance: −$660
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$3,840
• Taxable loss: −$247
• Est. tax savings @ 24.0%: +$59
• After-tax cash flow: $1,958/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: Raytown C-2
• NCES district ID: 2926070
• Math proficiency: 12% ▼ -11.00%
• Reading proficiency: 28% ▼ -9.00%
• Median HH income: $47,215
• Composite: 17.59/100
• National rank: #9039
• State rank: #302 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): 9,267
• Household income: $51,310
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 349.0

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 45% White 37% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 4% Italian 2% Armenian 1%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 8% Arabic 1%

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: ▼ -32.25%
• Current HPI: 297.5233
• Rent YoY: —
• 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

+104.7% since first listed

20 events — show timeline

• 2026-05-04 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-20 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-17 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-16 Listed $132,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-10 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-01-17 Price Changed $133,975 Heartland MLS as Distributed by MLS Grid
• 2025-09-10 Price Changed $135,577 Heartland MLS as Distributed by MLS Grid
• 2025-08-06 Price Changed $139,900 Heartland MLS as Distributed by MLS Grid
• 2025-06-27 Listed $143,000 Heartland MLS as Distributed by MLS Grid
• 2023-12-16 Rental Removed $950 APPFOLIO
• 2023-12-07 Listed for Rent $950 APPFOLIO
• 2016-10-14 Sold (Public Records) — Public Records
• 2010-12-01 Sold (Public Records) — Public Records
• 2010-06-09 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-03-26 Listed $14,900 Heartland MLS as Distributed by MLS Grid
• 1999-06-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1999-02-17 Listed $64,500 Heartland MLS as Distributed by MLS Grid
• 1998-10-12 Sold (Public Records) — Public Records
• 1992-06-23 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,482 · +15.3% YoY. Source: county tax records.