9512 Charlotte St · Kansas City, MO 64131

$200,000

2 bd · 1.0 ba · 828 sqft · MultiFamily public records · 41 Days on market

Built 1954 5,546 sqft lot $242/sqft · 91% above area Est $210k · at est.

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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 +20.8/30.0
• ARV discount +9.6/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Check out this duplex. Each unit has two bedrooms and one bathroom. 9514 Charlotte is rented at $875/month, lease ends 3/31/2025. Roof is 4 years old. Water heater in 9512 Charlotte was replaced 5/2022.

Key facts

• 5,546 sq ft lot
• Built 1954
• Listed 41 days

Property features AI

Finance

• Financial info: Gross income reported: $22,275; Operating expenses include maintenance, property management and other expenses; Under 80% current occupancy
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: City/public water (verify); Public sewer; 100 amp electric service; Individual heat and air
• Home design: Duplex residential income property; 2 stories
• Construction: Board & batten siding; Composition roof
• Exterior features: Off-street parking; Lot approximately 5,546 square feet (public records)

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Bedrooms: Two 2-bedroom units
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Dishwasher; Refrigerator; Gas range
• Laundry & utility: Indoor laundry; Individual water heaters

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive. Per door: $137/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Center 58 (urban): math 12% / reading 29% proficiency, ranked #301 of 324 in MO (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+4.0%/yr); 131 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 39% of the median local income ($64k/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 $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 41 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask is 20001% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $194,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.88%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

• ARV (median comp): $209,793
• List price: $200,000
• Delta: -4.67%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.97% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-12,829
• Equity at exit: $29,821

10-year hold

• IRR: 4.7%
• Equity multiple: 1.36×
• Total profit: $20,115
• Equity at exit: $17,292

Cash invested: $56,000 (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 64131

• Rents YoY: 4.0%
• Active inventory: 131
• Price-to-rent: 15.9×

Monthly cashflow live

• Estimated rent: $2,097 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $274

Break-even live

Break-even rent $1,750

Max offer price $200,000

Occupancy floor 82%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,098
Total (2 units)			$2,097

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9534 Charlotte St Kansas City, MO	2.0	1.0	828	$795	$0.96	16d	1	0.09mi
9548 Charlotte St Kansas City, MO	2.0	1.0	850	$1,025	$1.21	19d	1	0.13mi
1520 E 97th St Kansas City, MO	1.0–3.0	1.0–2.0	1163	$1,246	$1.07	2d	7	0.61mi
808 E 100 Ter Kansas City, MO	1.0–2.0	1.0	660	$1,170	$1.77	43d	4	0.63mi
808 E 100 Ter Kansas City, MO	1.0	1.0	576	$1,020	$1.77	23d	1	0.63mi
510 E 101st St Kansas City, MO	1.0–2.0	1.0–2.0	918	$1,290	$1.41	4d	5	0.77mi
201 W 99th Ter Kansas City, MO	1.0–2.0	1.0–2.5	1262	$1,962	$1.55	1d	52	0.88mi
8701 Chestnut Cir Kansas City, MO	1.0–2.0	1.0–2.0	925	$1,115	$1.21	1d	15	1.04mi
114 W 103rd St Kansas City, MO	1.0–2.0	1.0–2.0	925	$1,225	$1.32	4d	9	1.09mi
439 W 87 Pl Kansas City, MO	1.0	1.0	616	$795	$1.29	16d	1	1.33mi
8704 Wornall Rd Unit B Kansas City, MO	2.0	1.0	820	$995	$1.21	16d	1	1.33mi
8700 Wornall Rd Kansas City, MO	1.0–3.0	1.0	836	$995	$1.19	14d	3	1.35mi
421 W 87 Pl Kansas City, MO	3.0	1.0	1056	$1,195	$1.13	16d	1	1.37mi
10466 Wornall Rd Kansas City, MO	1.0–2.0	1.0–1.5	960	$1,095	$1.14	20d	3	1.45mi

Listing history 21 events

1. 2026-06-17
   status $200,000 Pending 41 DOM
2. 2026-06-17
   days on market $200,000 Active Under Contract 41 DOM
3. 2026-06-16
   days on market $200,000 Active Under Contract 40 DOM
4. 2026-06-15
   days on market $200,000 Active Under Contract 39 DOM
5. 2026-06-13
   days on market $200,000 Active Under Contract 37 DOM
6. 2026-06-09
   days on market $200,000 Active Under Contract 33 DOM
7. 2026-06-08
   days on market $200,000 Active Under Contract 32 DOM
8. 2026-06-07
   days on market $200,000 Active Under Contract 31 DOM
9. 2026-06-03
   days on market $200,000 Active Under Contract 27 DOM
10. 2026-06-02
    statusdays on market $200,000 Active Under Contract 26 DOM
11. 2026-06-01
    days on market $200,000 Active 25 DOM
12. 2026-05-31
    days on market $200,000 Active 24 DOM
13. 2026-05-12
    listed $995
14. 2026-05-07
    listed $200,000 Active 429-char remark
15. 2024-10-07
    soldstatus Closed 203-char remark

    Show marketing remark (203 chars)

    Check out this duplex. Each unit has two bedrooms and one bathroom. 9514 Charlotte is rented at $875/month, lease ends 3/31/2025. Roof is 4 years old. Water heater in 9512 Charlotte was replaced 5/2022.

16. 2024-09-05
    historical Active Under Contract 203-char remark

    Show marketing remark (203 chars)

    Check out this duplex. Each unit has two bedrooms and one bathroom. 9514 Charlotte is rented at $875/month, lease ends 3/31/2025. Roof is 4 years old. Water heater in 9512 Charlotte was replaced 5/2022.

17. 2024-08-16
    listed $200,000 Active 203-char remark

    Show marketing remark (203 chars)

    Check out this duplex. Each unit has two bedrooms and one bathroom. 9514 Charlotte is rented at $875/month, lease ends 3/31/2025. Roof is 4 years old. Water heater in 9512 Charlotte was replaced 5/2022.

18. 2022-05-12
    price $795
19. 2004-07-30
    soldstatus

    Show marketing remark (63 chars)

    occupied duplex selling property "as is" owner/broker

20. 2004-05-04
    listed $75,000

    Show marketing remark (63 chars)

    occupied duplex selling property "as is" owner/broker

21. 1996-03-18
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,164
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − Depreciation: −$5,818
• Taxable income: $116
• Est. tax owed @ 24.0%: −$28
• After-tax cash flow: $3,266/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: Center 58
• NCES district ID: 2908250
• Math proficiency: 12% ▼ -15.00%
• Reading proficiency: 29% ▼ -6.00%
• Median HH income: $43,544
• Composite: 17.64/100
• National rank: #9031
• State rank: #301 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): 21,942
• Household income: $64,201
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1249.0

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 0.61)
• Race & ethnicity: White 48% Black 39% Hispanic / Latino 7% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 5% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 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: ▼ -253.25%
• Current HPI: 340.8202
• Rent YoY: ▲ 3.97%
• 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

+166.7% since first listed

11 events — show timeline

• 2026-06-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-06-02 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-05-12 Listed for Rent $995 RentEngineListings
• 2026-05-07 Listed $200,000 Heartland MLS as Distributed by MLS Grid
• 2024-10-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-09-05 Contingent — Heartland MLS as Distributed by MLS Grid
• 2024-08-16 Listed $200,000 Heartland MLS as Distributed by MLS Grid
• 2022-05-12 Price Changed $795 RENT.
• 2004-07-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-05-04 Listed $75,000 Heartland MLS as Distributed by MLS Grid
• 1996-03-18 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $272 · -84.2% YoY. Source: county tax records.