4103 E 107th St · Kansas City, MO 64137

$185,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 192 Days on market

Built 1958 10,464 sqft lot $193/sqft · 16% below area Est $219k · 16% under

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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).

• ARV discount +14.5/15.0
• Cash flow +10.6/30.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• DSCR +3.1/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

With a brand-new roof already in place, this 3-bedroom home is ready for its next chapter. Ideal for first-time buyers or investors looking for opportunity and value. One of several properties hitting the market soon, available individually or as part of a package offering. More details coming soon!

Key facts

• 0.24 acre lot
• Garage
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (25.5% below list).
• Recommended offer: $138k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: crime F.
• Hickman Mills C-1 (urban): math 8% / reading 18% proficiency, ranked #314 of 324 in MO (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ervin Elementary School (math 8% / reading 12%, grade F, #1,037 of 1,115 statewide, top 94%, 629 students, 100% FRL); Smith-Hale Middle (math 7% / reading 19%, grade F, #368 of 391 statewide, top 94%, 770 students, 100% FRL); Ruskin High School (math 8% / reading 47%, grade F, #416 of 521 statewide, top 80%, 1,273 students, 100% FRL) — zoned schools average 100% FRL vs 78% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.3%/yr); 58 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 192 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,879 (25.5% 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. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.09%
• DSCR: 0.91
• GRM: 11.2

CMA / ARV

• ARV (median comp): $219,261
• List price: $185,000
• Delta: -15.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3706 E 107th St	0.22mi	3/1.0	960 (0%)	5mo	$185,000	$193	86
3710 E 106th Ter	0.20mi	3/1.0	960 (0%)	8mo	$149,900	$156	84
10717 Bales Ave	0.28mi	3/2.0	957 (-0%)	8mo	$179,900	$188	75
10708 Indiana Ave	0.38mi	3/2.0	912 (-5%)	3mo	$188,000	$206	67
10704 Mersington Ave	0.13mi	3/2.0	1,044 (+9%)	11mo	$250,000	$239	66
3707 E 107 Ter	0.22mi	3/1.0	1,095 (+14%)	1mo	$195,000	$178	65
10719 Mersington Ave	0.12mi	3/2.0	1,103 (+15%)	1mo	$250,000	$227	65
11203 Cleveland Ave	0.69mi	3/1.0	888 (-8%)	3mo	$169,500	$191	52
3203 E 107th Ter	0.47mi	3/2.0	1,104 (+15%)	0mo	$164,900	$149	49
11213 Myrtle Ave	0.75mi	3/1.5	1,030 (+7%)	5mo	$190,000	$184	47
11208 Kensington Ave	0.73mi	3/1.0	1,081 (+13%)	2mo	$225,000	$208	43
10907 Grandview Rd	0.70mi	3/2.0	1,104 (+15%)	8mo	$165,000	$149	32

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 · 7.33% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.43×
• Total profit: $-29,504
• Equity at exit: $27,584

10-year hold

• IRR: -1.2%
• Equity multiple: 0.90×
• Total profit: $-5,132
• Equity at exit: $15,995

Cash invested: $51,800 (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 64137

• Rents YoY: 7.3%
• Active inventory: 58
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,379 high
• Mortgage (P&I): −$970
• Tax from tax record: −$132 /mo · $1,588/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-90

Break-even live

Break-even rent $1,493

Max offer price $169,039

Occupancy floor —

Sensitivity live

Price	-10% $14	-5% $-38	+0% $-90	+5% $-143	+10% $-195
Rent	-10% $-199	-5% $-145	+0% $-90	+5% $-36	+10% $19
Rate	-1.0pp $3	-0.5pp $-43	base $-90	+0.5pp $-138	+1.0pp $-187

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10561 Cypress Ave Unit 41B Kansas City, MO	2.0	1.0	764	$875	$1.15	45d	1	0.38mi
10561 Cypress Ave Unit 41C Kansas City, MO	2.0	1.0	764	$875	$1.15	4d	1	0.38mi
11026 College Ln Kansas City, MO	1.0–2.0	1.0–1.5	754	$1,235	$1.64	3d	7	0.70mi
3311 E Red Bridge Rd Kansas City, MO	1.0–2.0	1.0–2.0	975	$1,295	$1.33	4d	19	0.73mi
11206 Norby Rd Kansas City, MO	3.0	1.0	1025	$1,375	$1.34	25d	1	0.82mi
11314 Indiana Ave Kansas City, MO	3.0	1.5	988	$1,500	$1.52	45d	1	0.96mi
10500 Hillcrest Rd Kansas City, MO	1.0–2.0	1.0–2.0	875	$1,350	$1.54	3d	63	1.01mi
3333 E 113 Ter Unit A Kansas City, MO	2.0	1.0	891	$1,050	$1.18	25d	1	1.01mi
3341 E 113 Ter Unit A Kansas City, MO	2.0	1.0	891	$1,050	$1.18	25d	1	1.02mi
3347 E 113 Ter Unit A Kansas City, MO	2.0	1.0	891	$1,050	$1.18	25d	1	1.04mi
5600 E 101st Ter Kansas City, MO	3.0	1.0	816	$1,395	$1.71	23d	1	1.10mi
5608 E 101st Ter Kansas City, MO	3.0	1.0	900	$1,500	$1.67	22d	1	1.11mi
5706 E 101st St Kansas City, MO	3.0	1.0	912	$1,475	$1.62	18d	1	1.24mi
5907 E 101st St Kansas City, MO	3.0	1.0	912	$1,595	$1.75	18d	1	1.35mi
5907 E 101st St Kansas City, MO	3.0	1.0	912	$1,595	$1.75	4d	1	1.35mi
5906 E 99th Ter Kansas City, MO	3.0	1.0	912	$1,399	$1.53	21d	1	1.47mi

Listing history 18 events

1. 2026-06-21
   days on market $185,000 Active 192 DOM
2. 2026-06-18
   days on market $185,000 Active 189 DOM
3. 2026-06-17
   days on market $185,000 Active 188 DOM
4. 2026-06-16
   days on market $185,000 Active 187 DOM
5. 2026-06-15
   days on market $185,000 Active 186 DOM
6. 2026-06-13
   days on market $185,000 Active 184 DOM
7. 2026-06-13
   days on market $185,000 Active 183 DOM
8. 2026-06-09
   days on market $185,000 Active 180 DOM
9. 2026-06-08
   days on market $185,000 Active 179 DOM
10. 2026-06-07
    days on market $185,000 Active 178 DOM
11. 2026-06-03
    days on market $185,000 Active 174 DOM
12. 2026-06-02
    days on market $185,000 Active 173 DOM
13. 2026-06-01
    days on market $185,000 Active 172 DOM
14. 2026-05-31
    days on market $185,000 Active 171 DOM
15. 2026-03-19
    price $185,000 300-char remark

    Show marketing remark (300 chars)

    With a brand-new roof already in place, this 3-bedroom home is ready for its next chapter. Ideal for first-time buyers or investors looking for opportunity and value. One of several properties hitting the market soon, available individually or as part of a package offering. More details coming soon!

16. 2025-12-12
    listed $195,000 Active 300-char remark

    Show marketing remark (300 chars)

    With a brand-new roof already in place, this 3-bedroom home is ready for its next chapter. Ideal for first-time buyers or investors looking for opportunity and value. One of several properties hitting the market soon, available individually or as part of a package offering. More details coming soon!

17. 2025-11-14
    historical $195,000 300-char remark

    Show marketing remark (300 chars)

    With a brand-new roof already in place, this 3-bedroom home is ready for its next chapter. Ideal for first-time buyers or investors looking for opportunity and value. One of several properties hitting the market soon, available individually or as part of a package offering. More details coming soon!

18. 2022-05-12
    price $1,125

ⓘ 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: $1,588 · $132/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$206/yr (+$17/mo · 13.0%)

ⓘ 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 2/10 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,545
• − Mortgage interest: −$10,363
• − Property taxes: −$1,588
• − Insurance: −$925
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$5,382
• Taxable loss: −$4,360
• Est. tax savings @ 24.0%: +$1,046
• After-tax cash flow: $-38/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: Hickman Mills C-1
• NCES district ID: 2914340
• Math proficiency: 8% ▼ -8.00%
• Reading proficiency: 18% ▼ -4.00%
• Median HH income: $40,908
• Composite: 11.2/100
• National rank: #9725
• State rank: #314 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): 9,422
• Household income: $66,036
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 356.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 23% Two or more races 7% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 5% Italian 3% Romanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 3% Arabic 3% 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: ▼ -145.45%
• Current HPI: 255.0556
• Rent YoY: ▲ 7.33%
• 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

+16344.4% since first listed

4 events — show timeline

• 2026-03-19 Price Changed $185,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-12 Listed $195,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-14 Coming Soon $195,000 Heartland MLS as Distributed by MLS Grid
• 2022-05-12 Price Changed $1,125 RENT.

Property tax history

+3.9%/yr

Latest (2025): $1,588 · -2.4% YoY. Source: county tax records.