5211 Gladstone Blvd · Kansas City, MO 64123

$110,000

3 bd · 1.0 ba · 920 sqft · SingleFamily public records · 178 Days on market

Built 1920 3,226 sqft lot $120/sqft · 29% below area Est $146k · 25% under ↓ 8% since listing

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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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this 3 bed 1 bath bungalow. Whether you are a first time home buyer or an investor looking to add to your portfolio here is your chance. Located in Historic North East right on Gladstone Blvd.

Key facts

• 3,226 sq ft lot
• Built 1920
• Listed 177 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: 59 active listings in the ZIP; 9 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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 + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.17% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.69%
• DSCR: 1.56
• GRM: 7.1

CMA / ARV

• ARV (median comp): $146,335
• List price: $110,000
• Delta: -24.83%
• 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
447 N Hardesty Ave	0.10mi	2/1.0 (-1)	976 (+6%)	4mo	$187,000	$192	77
443 N Quincy Ave	0.10mi	2/1.0 (-1)	1,000 (+9%)	1mo	$169,000	$169	75
420 N Drury Ave	0.17mi	2/1.0 (-1)	834 (-9%)	0mo	$114,900	$138	71
5506 Scarritt Ave	0.32mi	2/1.0 (-1)	864 (-6%)	1mo	$40,000	$46	69
401 Oakley Ave	0.27mi	2/1.0 (-1)	976 (+6%)	12mo	$119,900	$123	62
420 N White Ave	0.46mi	3/2.0	966 (+5%)	7mo	$105,000	$109	60
423 Hardesty Ave	0.72mi	3/1.0	936 (+2%)	7mo	$34,900	$37	58
134 N Belmont Blvd	0.65mi	2/1.0 (-1)	874 (-5%)	4mo	$60,000	$69	53
314 N Topping Ave	0.40mi	2/1.5 (-1)	1,032 (+12%)	3mo	$124,900	$121	52
318 Barat Ave	0.73mi	2/1.0 (-1)	805 (-12%)	1mo	$89,500	$111	40
323 Lawndale Ave	0.64mi	2/1.0 (-1)	1,053 (+14%)	11mo	$125,000	$119	32
126 Belmont Blvd	0.75mi	3/2.0	799 (-13%)	12mo	$65,900	$82	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.09×
• Total profit: $2,901
• Equity at exit: $16,401

10-year hold

• IRR: 12.0%
• Equity multiple: 1.95×
• Total profit: $29,145
• Equity at exit: $9,511

Cash invested: $30,800 (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 64123

• Home prices YoY: -8.3%
• Active inventory: 59
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,283 high
• Mortgage (P&I): −$577
• Tax from tax record: −$65 /mo · $780/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $326

Break-even live

Break-even rent $870

Max offer price $110,000

Occupancy floor 70%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
445 N Lawndale Ave Kansas City, MO	2.0	1.0	700	$1,200	$1.71	23d	1	0.29mi
135 Lawndale Ave Kansas City, MO	3.0	2.0	920	$1,500	$1.63	7d	1	0.55mi
303 White Ave Unit 2 Kansas City, MO	2.0	1.0	1060	$950	$0.90	10d	1	0.71mi
3921 Norledge Ave Unit 2E Kansas City, MO	2.0	1.0	900	$950	$1.06	43d	1	0.82mi
3423 Garner Ave Unit B Kansas City, MO	2.0	1.0	800	$900	$1.12	43d	1	1.31mi
301 Benton Blvd Unit 2 Kansas City, MO	2.0	1.0	850	$1,025	$1.21	23d	1	1.37mi
301 Benton Blvd Unit 3 Kansas City, MO	2.0	1.0	850	$970	$1.14	7d	1	1.37mi
6011 E 11th St Kansas City, MO	3.0	1.0	900	$1,200	$1.33	16d	1	1.39mi
3435 E 7th St Kansas City, MO	2.0	1.0	970	$949	$0.98	7d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $110,000 Active 178 DOM
2. 2026-06-17
   days on market $110,000 Active 177 DOM
3. 2026-06-16
   days on market $110,000 Active 176 DOM
4. 2026-06-15
   days on market $110,000 Active 175 DOM
5. 2026-06-13
   days on market $110,000 Active 173 DOM
6. 2026-06-09
   days on market $110,000 Active 169 DOM
7. 2026-06-08
   days on market $110,000 Active 168 DOM
8. 2026-06-07
   days on market $110,000 Active 167 DOM
9. 2026-06-05
   days on market $110,000 Active 164 DOM
10. 2026-06-03
    days on market $110,000 Active 163 DOM
11. 2026-06-02
    days on market $110,000 Active 162 DOM
12. 2026-06-01
    days on market $110,000 Active 161 DOM
13. 2026-05-31
    days on market $110,000 Active 160 DOM
14. 2026-02-24
    price $110,000 202-char remark

    Show marketing remark (202 chars)

    Check out this 3 bed 1 bath bungalow. Whether you are a first time home buyer or an investor looking to add to your portfolio here is your chance. Located in Historic North East right on Gladstone Blvd.

15. 2026-01-06
    price $115,000 202-char remark

    Show marketing remark (202 chars)

    Check out this 3 bed 1 bath bungalow. Whether you are a first time home buyer or an investor looking to add to your portfolio here is your chance. Located in Historic North East right on Gladstone Blvd.

16. 2025-12-22
    listed $120,000 Active 202-char remark

    Show marketing remark (202 chars)

    Check out this 3 bed 1 bath bungalow. Whether you are a first time home buyer or an investor looking to add to your portfolio here is your chance. Located in Historic North East right on Gladstone Blvd.

17. 2004-03-16
    soldstatus
18. 1996-08-15
    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: $780 · $65/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$287/yr (+$24/mo · 36.8%)

ⓘ 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 ≥107°F today · 16 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: $15,395
• − Mortgage interest: −$6,162
• − Property taxes: −$780
• − Insurance: −$550
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$3,200
• Taxable income: $2,240
• Est. tax owed @ 24.0%: −$538
• After-tax cash flow: $3,372/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): 11,833
• Household income: $54,443
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 338.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 48% White 34% Two or more races 25% Black 10% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 37% Puerto Rican 1% Cuban 3%
• Common ancestry: Italian 2% Arab 2% Romanian 1%
• Foreign-born: 22% · Canada, Vietnam, Philippines
• Languages at home: 58% English-only · Spanish 35% Arabic 2% 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: ▼ -35.35%
• Current HPI: 392.4402
• Rent YoY: —
• 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

-8.3% since first listed

5 events — show timeline

• 2026-02-24 Price Changed $110,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-06 Price Changed $115,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-22 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2004-03-16 Sold (Public Records) — Public Records
• 1996-08-15 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $780 · -9.2% YoY. Source: county tax records.