1845 Ewing Ave · Kansas City, MO 64126

$204,000

4 bd · 2.0 ba · 1,714 sqft · MultiFamily public records · 28 Days on market

Built 1965 10,454 sqft lot $119/sqft · 22% above area Est $167k · 22% over

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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 +25.2/30.0
• Appreciation +10.0/10.0
• DSCR +8.2/10.0
• 1% rule +5.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0

Multi-family units

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

Listing remarks MLS

New Price!!!All Brick Ranch duplex, 2 bedrooms, 1 bathroom each unit. Walk-out basement with washer/dryer hook up. Seller financing available to deserving buyer with large down payment. !!!!

Key facts

• 0.24 acre lot
• Built 1965
• Listed 28 days

Property features AI

Finance

• Other: Zoning: MF
• Financial info: Property type: Residential income (multi-family/duplex)

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Individual water heaters; Individual heat and air
• Home design: Duplex (residential income property); Single-story
• Construction: Brick veneer exterior; Composition roof
• Exterior features: Public maintenance road access; Property sits on approximately 0.24-acre lot (estimated)

Interior

• Kitchen: Each unit includes a range/oven; Storm doors (listed under unit equipment)
• Bedrooms: Two 2-bedroom units
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Basement
• Laundry & utility: Each unit has its own hot water heater; Individual heating and air systems

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $204k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive. Per door: $227/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $204k).
• Recommended offer: $201k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: 21 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $57k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($201k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $200,940 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.03% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.54%
• DSCR: 1.42
• GRM: 8.1

CMA / ARV

• ARV (median comp): $166,786
• List price: $204,000
• Delta: 22.31%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.2%
• Equity multiple: 3.45×
• Total profit: $139,919
• Equity at exit: $183,779

10-year hold

• IRR: 27.0%
• Equity multiple: 7.81×
• Total profit: $389,122
• Equity at exit: $396,327

Cash invested: $57,120 (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 64126

• Active inventory: 21
• Price-to-rent: 16.2×

Monthly cashflow live

• Estimated rent: $2,103 high
• Mortgage (P&I): −$1,070
• Tax from tax record: −$53 /mo · $632/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $454

Break-even live

Break-even rent $1,528

Max offer price $204,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,104
Total (2 units)			$2,103

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: $51,000
• Closing costs: $6,120
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5852 E 20th St Unit TOP-1724 Kansas City, MO	3.0	1.5	1482	$1,075	$0.73	2d	1	0.57mi
1812 Elmwood Ave Kansas City, MO	3.0	1.0	1650	$1,600	$0.97	16d	1	1.43mi

Listing history 30 events

1. 2026-06-13
   statusdays on market $204,000 Pending 28 DOM
2. 2026-06-09
   days on market $204,000 Active 26 DOM
3. 2026-06-08
   days on market $204,000 Active 25 DOM
4. 2026-06-07
   days on market $204,000 Active 24 DOM
5. 2026-06-05
   pricedays on market $204,000 Active 21 DOM
6. 2026-06-03
   days on market $220,000 Active 20 DOM
7. 2026-06-02
   days on market $220,000 Active 19 DOM
8. 2026-06-01
   days on market $220,000 Active 18 DOM
9. 2026-05-31
   days on market $220,000 Active 17 DOM
10. 2026-05-15
    listed $220,000 Active 2021-char remark
11. 2026-05-07
    historical $220,000 2021-char remark
12. 2025-01-22
    historical
13. 2024-07-26
    listed $220,000 Active
14. 2018-05-19
    historical

    Show marketing remark (190 chars)

    New Price!!!All Brick Ranch duplex, 2 bedrooms, 1 bathroom each unit. Walk-out basement with washer/dryer hook up. Seller financing available to deserving buyer with large down payment. !!!!

15. 2018-05-08
    price $82,500

    Show marketing remark (190 chars)

    New Price!!!All Brick Ranch duplex, 2 bedrooms, 1 bathroom each unit. Walk-out basement with washer/dryer hook up. Seller financing available to deserving buyer with large down payment. !!!!

16. 2018-05-02
    price $102,499

    Show marketing remark (190 chars)

    New Price!!!All Brick Ranch duplex, 2 bedrooms, 1 bathroom each unit. Walk-out basement with washer/dryer hook up. Seller financing available to deserving buyer with large down payment. !!!!

17. 2018-04-19
    listed $110,999 Active

    Show marketing remark (190 chars)

    New Price!!!All Brick Ranch duplex, 2 bedrooms, 1 bathroom each unit. Walk-out basement with washer/dryer hook up. Seller financing available to deserving buyer with large down payment. !!!!

18. 2017-10-09
    soldstatus
19. 2017-10-04
    soldstatus Sold
20. 2017-09-19
    historical Contingent - Accepting Backup Offers
21. 2017-09-18
    listed $70,000 Active
22. 2016-06-08
    soldstatus Sold
23. 2016-06-08
    soldstatus
24. 2016-05-25
    historical Contingent - Accepting Backup Offers
25. 2016-05-05
    listed $65,000 Active
26. 2008-07-01
    soldstatus
27. 2008-02-29
    listed $34,900
28. 2006-11-07
    soldstatus
29. 1999-11-30
    soldstatus
30. 1994-07-25
    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: $632 · $53/mo
• Projected year-2 tax: $1,979 · $165/mo
• Expected delta: +$1,347/yr (+$112/mo · 213.0%)

ⓘ 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: $25,236
• − Mortgage interest: −$11,427
• − Property taxes: −$632
• − Insurance: −$1,020
• − Repairs & maintenance: −$2,019
• − Management: −$2,019
• − Depreciation: −$5,935
• Taxable income: $2,184
• Est. tax owed @ 24.0%: −$524
• After-tax cash flow: $4,922/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
• City population: 439,467
• Population (ZIP): 6,433

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 0.62)
• Race & ethnicity: Hispanic / Latino 57% Two or more races 29% White 19% Black 14% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 38% Cuban 4%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 36% · Canada
• Languages at home: 44% English-only · Spanish 50% Vietnamese 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: ▲ 100.10%
• Current HPI: 369.8782
• Rent YoY: —
• Metro: —
• 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

+484.5% since first listed

23 events — show timeline

• 2026-06-11 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-06-05 Price Changed $204,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-15 Listed $220,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-07 Coming Soon $220,000 Heartland MLS as Distributed by MLS Grid
• 2025-01-22 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-07-26 Listed $220,000 Heartland MLS as Distributed by MLS Grid
• 2018-05-19 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2018-05-08 Price Changed $82,500 Heartland MLS as Distributed by MLS Grid
• 2018-05-02 Price Changed $102,499 Heartland MLS as Distributed by MLS Grid
• 2018-04-19 Listed $110,999 Heartland MLS as Distributed by MLS Grid
• 2017-10-09 Sold (Public Records) — Public Records
• 2017-10-04 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2017-09-19 Contingent — Heartland MLS as Distributed by MLS Grid
• 2017-09-18 Listed $70,000 Heartland MLS as Distributed by MLS Grid
• 2016-06-08 Sold (Public Records) — Public Records
• 2016-06-08 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-05-25 Contingent — Heartland MLS as Distributed by MLS Grid
• 2016-05-05 Listed $65,000 Heartland MLS as Distributed by MLS Grid
• 2008-07-01 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-02-29 Listed $34,900 Heartland MLS as Distributed by MLS Grid
• 2006-11-07 Sold (Public Records) — Public Records
• 1999-11-30 Sold (Public Records) — Public Records
• 1994-07-25 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $632 · -36.3% YoY. Source: county tax records.