2518 Charlotte St · Kansas City, MO 64108

$161,500

2 bd · 1.0 ba · 784 sqft · SingleFamily public records · 2 Days on market

Built 1880 3,023 sqft lot

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Why this score? — see what drove the D+ 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 +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking for an investment opportunity in the heart of Kansas City's Hospital Hill area? This charming 2-bedroom, 1-bath home offers the convenience of single-floor living and incredible potential just minutes from the UMKC School of Medicine and a short distance from the proposed new downtown professional baseball stadium. Inside, you'll find a spacious living room filled with natural light, while outside a large deck provides the perfect space for relaxing or entertaining. Conveniently located near hospitals, shopping, restaurants, and entertainment, this property is ideal as a primary residence, rental investment, or housing for medical students and professionals. Don't miss this opportun

Key facts

• Large deck
• Near hospitals
• Near shopping

Tags

• SINGLE-FLOOR LIVING
• LARGE DECK
• NEAR HOSPITALS
• NEAR SHOPPING
• NEAR RESTAURANTS
• NEAR ENTERTAINMENT

Property features AI

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Ranch style; Living area reported as 784
• Construction: Frame construction with shingle siding; Composition roof
• Exterior features: Deck; Porch; Partial fencing; Not in a flood plain

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms (both on the first level)
• Flooring: Laminate
• Bathrooms: 1 full bathroom with shower-over-tub (first level)
• Heating & cooling: Natural gas heating; Electric cooling (has cooling)
• Interior features: Ceiling fan(s); 6 total rooms; Ranch floor plan
• Laundry & utility: Washer and dryer included; Laundry located off the kitchen on the bedroom level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $169 ($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 $149k (7.5% below list).
• Recommended offer: $149k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: 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.
• Zoned schools: Ac Prep Elementary (math 12% / reading 27%, grade F, #941 of 1,115 statewide, top 86%, 341 students, 99% FRL); Central Middle School (math 0% / reading 9%, grade F, #388 of 391 statewide, top 99%, 428 students, 99% FRL); Northeast High (math 2% / reading 22%, grade F, #497 of 521 statewide, top 96%, 657 students, 100% FRL) — zoned schools average 99% FRL vs 75% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 98 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,417 (7.5% below list)

Questions for the listing agent

1. Built in 1880 — 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. 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?
4. 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?
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: 0.93% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $37,632
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2524 Woodland Ave	0.72mi	2/1.0	764 (-3%)	20mo	$36,500	$48	45

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 · 0.44% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.58×
• Total profit: $-19,208
• Equity at exit: $24,080

10-year hold

• IRR: -6.9%
• Equity multiple: 0.61×
• Total profit: $-17,675
• Equity at exit: $13,964

Cash invested: $45,220 (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 64108

• Home prices YoY: -25.2%
• Rents YoY: 0.4%
• Active inventory: 98
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,494 high
• Mortgage (P&I): −$847
• Tax from tax record: −$97 /mo · $1,168/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $169

Break-even live

Break-even rent $1,280

Max offer price $161,500

Occupancy floor 84%

Sensitivity live

Price	-10% $260	-5% $215	+0% $169	+5% $123	+10% $77
Rent	-10% $51	-5% $110	+0% $169	+5% $228	+10% $287
Rate	-1.0pp $250	-0.5pp $210	base $169	+0.5pp $127	+1.0pp $84

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: $40,375
• Closing costs: $4,845
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2543 Cherry St Unit 1 Kansas City, MO	2.0	1.0	975	$1,302	$1.34	0d	1	0.13mi
2543 Cherry St Apt 3 Kansas City, MO	2.0	1.0	975	$1,402	$1.44	46d	1	0.13mi
2501 Troost Ave Kansas City, MO	2.0	1.0–2.0	984	$2,679	$2.72	46d	15	0.24mi
2710 Holmes St Unit 3S Kansas City, MO	1.0	1.0	670	$1,095	$1.63	10d	1	0.25mi
2727 Campbell St Unit 2727-1SW Kansas City, MO	2.0	1.0	1000	$1,250	$1.25	10d	1	0.29mi
2725 Campbell St Unit 2725-1 NE Kansas City, MO	2.0	1.0	1000	$1,250	$1.25	46d	1	0.30mi
2732 Charlotte St Kansas City, MO	1.0	1.0	600	$950	$1.58	5d	1	0.32mi
2732 Charlotte St Kansas City, MO	1.0	1.0	600	$950	$1.58	46d	1	0.32mi
2705 McGee Trfy Kansas City, MO	3.0	1.0–2.0	1000	$2,339	$2.34	0d	15	0.38mi
901 E 28th St Kansas City, MO	1.0	1.0	900	$947	$1.05	18d	1	0.38mi
2821 Charlotte St Unit 2n Kansas City, MO	2.0	1.0	935	$1,195	$1.28	46d	1	0.44mi
2525 Main St #704 Kansas City, MO	1.0	1.0	631	$1,350	$2.14	13d	1	0.47mi
2903 Cherry St Kansas City, MO	1.0	1.0	743	$1,500	$2.02	10d	2	0.50mi
2903 Cherry St Unit 607 Kansas City, MO	1.0	1.0	743	$1,500	$2.02	14d	1	0.50mi
2903 Cherry St Unit 611 Kansas City, MO	1.0	1.0	743	$1,500	$2.02	22d	1	0.50mi
2911 Cherry St Kansas City, MO	1.0	1.0	743	$1,255	$1.69	46d	1	0.51mi
2915 Cherry St Kansas City, MO	1.0–2.0	1.0–2.0	995	$1,625	$1.63	46d	7	0.51mi
2107 Grand Blvd Kansas City, MO	1.0	1.0	616	$1,590	$2.58	46d	1	0.57mi
2107 Grand Blvd #903 Kansas City, MO	1.0	1.0	920	$1,500	$1.63	23d	1	0.57mi
2107 Grand Blvd #1207 Kansas City, MO	1.0	1.5	900	$2,250	$2.50	10d	1	0.57mi
2029 Grand Blvd Kansas City, MO	1.0	1.0	706	$1,400	$1.98	46d	1	0.58mi
104 E 28 Ter Kansas City, MO	1.0–2.0	1.0–2.5	1087	$2,699	$2.48	0d	11	0.59mi
103 E 28 Ter Kansas City, MO	1.0	1.0	1050	$1,886	$1.80	0d	1	0.61mi
103 E 28 Ter Kansas City, MO	2.0	2.0	980	$1,979	$2.02	46d	1	0.61mi
1108 E 30th St Unit St301 Kansas City, MO	1.0	1.0	830	$1,095	$1.32	46d	1	0.62mi
1918 Locust St Kansas City, MO	2.0	1.0–2.0	734	$1,943	$2.65	0d	28	0.62mi
217 W Pershing Rd Kansas City, MO	1.0	1.0	743	$1,841	$2.48	0d	1	0.66mi
217 W Pershing Rd Kansas City, MO	1.0	1.0	662	$1,764	$2.66	26d	1	0.66mi
3035 Harrison St Kansas City, MO	1.0–2.0	1.0	725	$1,250	$1.72	5d	1	0.70mi
2538 Woodland Ave Unit 2B Kansas City, MO	2.0	1.0	850	$950	$1.12	23d	1	0.71mi
1500 E 29th St Kansas City, MO	1.0	1.0	650	$895	$1.38	10d	1	0.72mi
3022 McGee St Kansas City, MO	1.0	1.0	700	$945	$1.35	46d	1	0.74mi
2101 Vine St Kansas City, MO	1.0–2.0	1.0	942	$1,499	$1.59	18d	1	0.74mi
1989 Main St Kansas City, MO	2.0	1.0–2.0	770	$2,465	$3.20	0d	16	0.74mi
105 E 30th St Unit 1C Kansas City, MO	1.0	1.0	700	$850	$1.21	19d	1	0.75mi
3100 Gillham Plz Kansas City, MO	1.0	1.0	568	$1,125	$1.98	22d	1	0.75mi
311 W 22nd St Kansas City, MO	3.0	1.0–2.0	1009	$3,319	$3.29	0d	59	0.75mi
3014 Grand Ave Unit 3S Kansas City, MO	1.0	1.0	900	$1,150	$1.28	46d	1	0.76mi
2938 Flora Ave Unit 1s Kansas City, MO	2.0	1.0	795	$875	$1.10	0d	1	0.77mi
2938 Flora Ave Unit 1s Kansas City, MO	2.0	1.0	795	$875	$1.10	6d	1	0.77mi

Listing history 3 events

1. 2026-06-22
   days on market $161,500 Coming Soon 2 DOM
2. 2026-06-21
   remarks 699-char remark
3. 2026-06-21
   listed $161,500 Coming Soon 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: $1,168 · $97/mo
• Projected year-2 tax: $1,567 · $131/mo
• Expected delta: +$399/yr (+$33/mo · 34.2%)

ⓘ 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: $17,930
• − Mortgage interest: −$9,047
• − Property taxes: −$1,168
• − Insurance: −$808
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$4,698
• Taxable loss: −$659
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $2,185/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): 10,495
• Household income: $80,551
• Rent vs Own: 67.7% rent · 32.3% own
• Severe rent burden: 864.0

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: White 50% Black 26% Hispanic / Latino 17% Two or more races 12% Asian 3%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 9% Arabic 1% French/Haitian/Cajun 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: ▼ -91.93%
• Current HPI: 273.3599
• Rent YoY: ▲ 0.44%
• 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

2 events — show timeline

• 2026-06-21 Coming Soon $161,500 Heartland MLS as Distributed by MLS Grid
• 1995-12-18 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2017): $1,168 · +2.1% YoY. Source: county tax records.