3123 Central St · Kansas City, MO 64111

$159,000

3 bd · 1.0 ba · 1,406 sqft · SingleFamily public records · 1 Days on market

Built 1907 4,718 sqft lot $113/sqft · 53% below area

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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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +6.5/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Corporate Owned - Call for Addendums. Earnest Deposit must be Certified Funds. Pre-Approval or Proof Funds required.

Key facts

• 4,718 sq ft lot
• Built 1907

Property features AI

Finance

• Other: Above-grade finished area reported (value withheld per instructions)
• Financial info: Annual tax amount listed (amount withheld per instructions)

Exterior

• Parking: Off-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; High-speed internet available
• Home design: Single-family residence; Residential property; 2 stories; Approximately 101+ years old; Facing direction not provided
• Construction: Brick trim construction; Composition roof; Full basement (stone/rock)
• Exterior features: Deck; Porch; Metal and wood fencing; City lot; Property listed as fixer

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 3 bedrooms (all on second level); Bedroom sizes include 15' x 12', 10' x 9', and 13' x 12'
• Flooring: Vinyl; Wood
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Smart thermostat; Smoke detector(s); Fireplace; Full stone/rock basement
• Laundry & utility: Washer and dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Cap rate 8.1% 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 rising (+3.4%/yr); 162 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 36% of the median local income ($62k/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 $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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y 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 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,000

Questions for the listing agent

1. Built in 1907 — 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. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.62%
• DSCR: 1.29
• GRM: 7.2

CMA / ARV

• ARV (median comp): $338,163
• List price: $159,000
• Delta: -52.98%
• 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
3123 Central St	0.00mi	3/1.5	1,406 (0%)	1mo	$159,000	$113	97
3129 Central St	0.01mi	3/1.5	1,453 (+3%)	3mo	$175,000	$120	90
3343 Baltimore Ave	0.27mi	3/1.5	1,452 (+3%)	4mo	$175,000	$121	76
3137 Mcgee St	0.40mi	3/1.0	1,379 (-2%)	6mo	$329,900	$239	72
3419 Central St	0.36mi	2/2.0 (-1)	1,360 (-3%)	5mo	$275,000	$202	64
942 W 32nd Ter	0.51mi	3/1.5	1,398 (-1%)	12mo	$389,000	$278	63
3006 Jarboe St	0.56mi	3/2.0	1,440 (+2%)	9mo	$163,900	$114	58
940 W 34th St	0.59mi	3/1.0	1,330 (-5%)	12mo	$280,000	$211	53
1015 W 29th St	0.58mi	3/3.0	1,512 (+8%)	2mo	$285,000	$188	51
3405 Karnes Blvd	0.50mi	2/1.0 (-1)	1,512 (+8%)	12mo	$275,000	$182	50
3409 Holmes St	0.74mi	3/1.5	1,349 (-4%)	11mo	$285,000	$211	47
948 W 32nd Ter	0.54mi	3/2.0	1,584 (+13%)	8mo	$397,000	$251	43

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 · 3.42% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-9,252
• Equity at exit: $23,707

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $15,685
• Equity at exit: $13,747

Cash invested: $44,520 (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 64111

• Rents YoY: 3.4%
• Active inventory: 162
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,836 high
• Mortgage (P&I): −$834
• Tax from tax record: −$304 /mo · $3,654/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $246

Break-even live

Break-even rent $1,525

Max offer price $159,000

Occupancy floor 82%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3040 Baltimore Ave Kansas City, MO	2.0	1.0–2.0	1363	$5,999	$4.40	2d	75	0.17mi
2980 Baltimore Ave Kansas City, MO	2.0	2.0	1225	$2,354	$1.92	44d	5	0.22mi
218 W 34th St Kansas City, MO	3.0	2.5	1300	$1,859	$1.43	14d	1	0.28mi
302 W 34th St Apt 1E Kansas City, MO	2.0	1.0	950	$1,195	$1.26	7d	1	0.28mi
3420 Broadway Blvd Kansas City, MO	1.0–3.0	1.0–2.0	1043	$2,160	$2.07	24d	2	0.29mi
118 W Armour Blvd Kansas City, MO	1.0–3.0	1.0–2.0	934	$2,110	$2.26	14d	5	0.41mi
118 W Armour Blvd Kansas City, MO	1.0–3.0	1.0–2.0	934	$2,095	$2.24	24d	7	0.41mi
3435 Main St Kansas City, MO	2.0	1.0–2.0	659	$1,695	$2.57	2d	12	0.43mi
3435 Main St Kansas City, MO	2.0	1.0–2.0	655	$1,675	$2.56	16d	12	0.43mi
211 W Armour Blvd Kansas City, MO	2.0	1.0–2.0	816	$2,050	$2.51	2d	20	0.44mi
211 W Armour Blvd Kansas City, MO	2.0	1.0–2.0	816	$1,999	$2.45	44d	13	0.44mi
128 E 29th St Kansas City, MO	2.0	2.5	1375	$2,749	$2.00	44d	1	0.45mi
103 E 28 Ter Kansas City, MO	2.0	2.0	980	$1,979	$2.02	44d	1	0.46mi
104 E 28 Ter Kansas City, MO	1.0–2.0	1.0–2.5	1087	$2,699	$2.48	3d	12	0.49mi
310 E 34th St Kansas City, MO	1.0–2.0	1.0	1009	$1,375	$1.36	44d	1	0.52mi
3560 Broadway Blvd Kansas City, MO	2.0	1.0–2.0	680	$1,560	$2.29	16d	26	0.52mi
3560 Broadway Blvd Kansas City, MO	2.0	1.0–2.0	727	$1,880	$2.59	2d	35	0.52mi
3100 Gillham Plz Kansas City, MO	2.0	2.0	1141	$1,195	$1.05	4d	1	0.53mi
214 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	650	$1,655	$2.55	4d	33	0.53mi
214 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	688	$1,655	$2.40	16d	30	0.53mi
3408 Gillham Rd Kansas City, MO	2.0	1.0	1180	$1,499	$1.27	44d	1	0.53mi
3130 Gillham Rd Unit 105 Kansas City, MO	2.0	2.0	1141	$1,195	$1.05	7d	1	0.58mi
3436 Gillham Rd Kansas City, MO	2.0	1.0	947	$1,468	$1.55	3d	6	0.59mi
3431 Gillham Rd Kansas City, MO	2.0	1.0	947	$1,464	$1.55	44d	6	0.60mi
301 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	1023	$2,050	$2.00	2d	9	0.60mi
301 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	1023	$2,105	$2.06	44d	8	0.60mi
2903 Gillham Rd Kansas City, MO	2.0	2.0	1159	$1,695	$1.46	44d	1	0.63mi
3333 Gillham Rd Kansas City, MO	4.0	2.0	1500	$2,000	$1.33	14d	1	0.63mi
3616 Warwick Blvd Kansas City, MO	2.0	1.0	950	$1,312	$1.38	3d	1	0.67mi
3724 Broadway Blvd Kansas City, MO	2.0	1.0	727	$1,580	$2.17	21d	1	0.68mi
2915 Cherry St Kansas City, MO	1.0–2.0	1.0–2.0	995	$1,625	$1.63	44d	7	0.68mi
227 E 27th St Kansas City, MO	2.0	2.0	1172	$1,960	$1.67	44d	1	0.68mi
520 E Armour Blvd Kansas City, MO	3.0	1.0–2.0	782	$1,970	$2.52	16d	19	0.68mi
520 E Armour Blvd Kansas City, MO	3.0	1.0–2.0	882	$2,630	$2.98	2d	22	0.68mi
2645 Madison Ave Unit 6 Kansas City, MO	3.0	2.0	1500	$2,300	$1.53	44d	1	0.69mi
3704 Wyandotte St Apt 7 Kansas City, MO	2.0	1.0	950	$1,195	$1.26	44d	1	0.69mi
2705 McGee Trfy Kansas City, MO	3.0	1.0–2.0	1000	$2,881	$2.88	2d	13	0.69mi
525 E Armour Blvd Kansas City, MO	1.0–2.0	1.0–2.0	696	$1,620	$2.33	3d	30	0.70mi
525 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	696	$1,650	$2.37	16d	38	0.70mi
3633 Walnut St Kansas City, MO	2.0	1.0	900	$1,188	$1.32	24d	1	0.70mi

Listing history 7 events

1. 2026-05-10
   status Pending 608-char remark
2. 2026-05-09
   listed $159,000 Active 608-char remark
3. 2026-05-06
   historical $159,000 608-char remark
4. 2006-10-17
   soldstatus 116-char remark

   Show marketing remark (116 chars)

   Corporate Owned - Call for Addendums. Earnest Deposit must be Certified Funds. Pre-Approval or Proof Funds required.

5. 2006-10-13
   soldstatus
6. 2006-08-17
   listed $129,900 116-char remark

   Show marketing remark (116 chars)

   Corporate Owned - Call for Addendums. Earnest Deposit must be Certified Funds. Pre-Approval or Proof Funds required.

7. 1992-09-23
   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: $3,654 · $304/mo
• Projected year-2 tax: $3,654 · $304/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 ≥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: $22,027
• − Mortgage interest: −$8,906
• − Property taxes: −$3,654
• − Insurance: −$795
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$4,625
• Taxable income: $522
• Est. tax owed @ 24.0%: −$125
• After-tax cash flow: $2,822/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): 16,887
• Household income: $61,729
• Rent vs Own: 68.8% rent · 31.2% own
• Severe rent burden: 1606.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 10% Black 10% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 90% English-only · Spanish 5% Other Asian/Pacific 1% Chinese 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: ▼ -341.84%
• Current HPI: 282.068
• Rent YoY: ▲ 3.42%
• 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

+22.4% since first listed

8 events — show timeline

• 2026-05-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2026-05-10 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-09 Listed $159,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-06 Coming Soon $159,000 Heartland MLS as Distributed by MLS Grid
• 2006-10-17 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-10-13 Sold (Public Records) — Public Records
• 2006-08-17 Listed $129,900 Heartland MLS as Distributed by MLS Grid
• 1992-09-23 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $3,654 · +4.8% YoY. Source: county tax records.