2600 Euclid Ave · Kansas City, MO 64127

$90,000

3 bd · 1.5 ba · 2,064 sqft · SingleFamily public records · 105 Days on market

Built 1921 3,894 sqft lot

---

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
• 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

Investors - A Fixer-Upper. Separate Quarters W/ Entrance (Former Beauty Salon). Face Of Fireplace Burgularized. Great Potential. * $500 Selling Bonus At $10000. Unique.

Key facts

• 3,894 sq ft lot
• Built 1921
• Listed 105 days

Property features AI

Finance

• Other: Property listed as a fixer and advertised 'Fixer Up' — suitable for renovation
• Financial info: Annual tax amount listed

Exterior

• Parking: Off-street parking
• Utilities: Public water (city/public - verify); Public sewer; Cable, fiber, and high-speed internet available
• Home design: Single-family residence; Residential property; 2-story floor plan; Corner lot; Inside city limits
• Construction: Board & batten siding with stone and frame elements; Composition roof; Approximate living area 2,702 (per listing); Age: 101+ years
• Exterior features: Porch; Outbuilding / shed(s); Fixer condition

Interior

• Bedrooms: 5 bedrooms (includes a main-floor primary bedroom and a basement bedroom)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with forced air and heat pump options; Gas-capable heat pump; Electric cooling (central)
• Interior features: Entry and family room on the main level; Main floor primary bedroom; Formal dining area; Basement bedroom; Inside entrance to basement; Unfinished basement with walk-out access; One fireplace in the family room
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $671 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.2% 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; 107 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $1,566/mo this rent would consume 57% 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.
• At projected returns (-3.0% appreciation + 0.9% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y ago; this cycle's ask has dropped $40k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1921 — 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 105 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 1921 — 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: 1.74% ✓
• Cap rate: 15.24%
• Cash-on-cash: 31.97%
• DSCR: 2.42
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $214,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2328 Prospect Ave	0.48mi	3/1.5	1,963 (-5%)	4mo	$135,000	$69	66
2528 Olive St	0.25mi	3/2.0	1,768 (-14%)	1mo	$214,900	$122	62
2638 Benton Blvd	0.56mi	4/2.5 (+1)	2,156 (+4%)	1mo	$224,000	$104	56
2116 Garfield Ave	0.50mi	3/3.0	2,210 (+7%)	5mo	$350,000	$158	55
1315 E 28th Ter	0.53mi	4/2.0 (+1)	2,086 (+1%)	14mo	$175,500	$84	54
2740 Park Ave	0.29mi	3/2.5	1,855 (-10%)	14mo	$184,000	$99	54
3041 Park Ave	0.63mi	4/2.0 (+1)	2,283 (+11%)	1mo	$105,000	$46	45
2935 Wayne Ave	0.51mi	4/1.5 (+1)	2,358 (+14%)	8mo	$204,900	$87	41
2600 West Paseo Blvd	0.42mi	4/3.5 (+1)	2,357 (+14%)	7mo	$625,000	$265	38
2625 Benton Blvd	0.60mi	4/3.5 (+1)	2,322 (+12%)	6mo	$295,000	$127	33
2528 Bellefontaine Ave	0.69mi	4/1.5 (+1)	1,800 (-13%)	12mo	$169,000	$94	32
2416 Forest Ave	0.61mi	4/4.0 (+1)	2,348 (+14%)	11mo	$669,000	$285	25

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: 24.7%
• Equity multiple: 1.99×
• Total profit: $24,981
• Equity at exit: $13,419

10-year hold

• IRR: 31.2%
• Equity multiple: 3.55×
• Total profit: $64,243
• 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: 107
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,566 high
• Mortgage (P&I): −$472
• Tax from tax record: −$56 /mo · $674/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $671

Break-even live

Break-even rent $716

Max offer price $90,000

Occupancy floor 52%

Sensitivity live

Price	-10% $722	-5% $697	+0% $671	+5% $646	+10% $620
Rent	-10% $548	-5% $609	+0% $671	+5% $733	+10% $795
Rate	-1.0pp $717	-0.5pp $694	base $671	+0.5pp $648	+1.0pp $624

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 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2708 Olive St Kansas City, MO	4.0	2.0	1585	$1,500	$0.95	18d	1	0.31mi
2729 Grove St Kansas City, MO	3.0	2.0	1510	$1,375	$0.91	44d	1	0.38mi
2501 Troost Ave Kansas City, MO	2.0	1.0–2.0	984	$2,679	$2.72	44d	15	0.59mi
2523 Charlotte St Kansas City, MO	3.0	3.0	1500	$2,050	$1.37	44d	1	0.80mi
2715 Holmes St Kansas City, MO	3.0	2.0	1848	$2,095	$1.13	17d	1	0.87mi
2901 Charlotte St Kansas City, MO	2.0	1.0	1700	$1,700	$1.00	13d	1	0.87mi
3205 E 31st St Kansas City, MO	4.0	1.0	1800	$1,325	$0.74	24d	1	1.02mi
2705 McGee Trfy Kansas City, MO	3.0	1.0–2.0	1000	$2,881	$2.88	2d	13	1.09mi
2002 E 35th St Kansas City, MO	3.0	2.0	1426	$1,295	$0.91	8d	1	1.10mi
2018 E 35th St Kansas City, MO	3.0	2.0	1502	$1,800	$1.20	4d	1	1.10mi
3434 Olive St Kansas City, MO	3.0	2.0	2020	$1,445	$0.72	44d	1	1.11mi
3305 E 19th St Kansas City, MO	2.0	1.0	1500	$1,200	$0.80	44d	1	1.12mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	8d	1	1.17mi
3434 Chestnut Ave Kansas City, MO	2.0	1.0	1512	$1,100	$0.73	11d	1	1.20mi
2846 Myrtle Ave Kansas City, MO	3.0	2.0	1705	$1,350	$0.79	17d	1	1.31mi
3419 College Ave Kansas City, MO	4.0	1.0	1608	$1,300	$0.81	3d	1	1.35mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	24d	1	1.36mi
3333 Gillham Rd Kansas City, MO	4.0	2.0	1500	$2,000	$1.33	15d	1	1.42mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	11d	1	1.48mi
217 W Pershing Rd Kansas City, MO	2.0	2.0	1423	$2,807	$1.97	5d	1	1.48mi
2980 Baltimore Ave Kansas City, MO	2.0	2.0	1225	$2,354	$1.92	44d	5	1.50mi

Listing history 5 events

1. 2026-06-21
   days on market $90,000 Active 105 DOM
2. 2026-06-18
   days on market $90,000 Active 102 DOM
3. 2026-06-17
   days on market $90,000 Active 101 DOM
4. 2026-06-16
   remarks 687-char remark
5. 2026-06-16
   listed $90,000 Active 100 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: $674 · $56/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$198/yr (+$17/mo · 29.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,790
• − Mortgage interest: −$5,041
• − Property taxes: −$674
• − Insurance: −$450
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$2,618
• Taxable income: $6,999
• Est. tax owed @ 24.0%: −$1,680
• After-tax cash flow: $6,376/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

+800.0% since first listed

19 events — show timeline

• 2026-06-16 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-24 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-03 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-03-23 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-13 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-07 Price Changed $90,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-07 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-01-26 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-01-13 Price Changed $100,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-11 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-01-10 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-01-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-12-26 Price Changed $115,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-19 Listed $129,900 Heartland MLS as Distributed by MLS Grid
• 2025-12-04 Coming Soon $129,900 Heartland MLS as Distributed by MLS Grid
• 2020-06-10 Sold (Public Records) — Public Records
• 1998-05-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1998-03-19 Listed $10,000 Heartland MLS as Distributed by MLS Grid
• 1994-12-14 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $674 · +17.1% YoY. Source: county tax records.