3627 NE 41st St · Kansas City, MO 64117

$69,900

2 bd · 1.0 ba · 904 sqft · SingleFamily public records · 13 Days on market

Built 1950 0.48 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors! This is the one! Come see this beautiful treed private almost half acre lot (. 48 approximately). There is a house and unattached garage on the property. The house & garage are tear downs or total rebuilds. Sold as is and no contingencies. Great investment property. Great location!

Key facts

• 0.48 acre lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: City/public water (verify); Public sewer
• Home design: Single family residence; Residential property type; Ranch style; Approximately 900 above-grade living area
• Construction: Board & batten siding; Composition roof; Has basement
• Exterior features: City lot; Wooded lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; No central cooling
• Interior features: Ranch floor plan; Cellar; Other basement features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 14.0% 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.
• North Kansas City 74 (urban): math 38% / reading 49% proficiency, ranked #98 of 324 in MO (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 50 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 341 units permitted in Clay County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Clay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.5% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,900

Questions for the listing agent

1. Built in 1950 — 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: 1.74% ✓
• Cap rate: 14.02%
• Cash-on-cash: 27.59%
• DSCR: 2.23
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $184,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4420 N Jackson Ave	0.52mi	2/1.0	912 (+1%)	2mo	$164,950	$181	73
4013 NE Chaumiere Rd	0.18mi	2/1.0	1,012 (+12%)	6mo	$132,500	$131	67
4437 N Jackson Ave	0.58mi	3/1.0 (+1)	925 (+2%)	1mo	$169,900	$184	64
4444 N Chestnut Ave	0.68mi	2/1.0	888 (-2%)	5mo	$181,000	$204	62
4449 N Bellefontaine Ave	0.56mi	3/1.0 (+1)	874 (-3%)	3mo	$85,000	$97	61
3737 N Walrond Ave	0.50mi	3/2.0 (+1)	936 (+4%)	1mo	$85,000	$91	61
4452 N Walrond Ave	0.54mi	1/1.0 (-1)	866 (-4%)	5mo	$139,000	$161	58
4412 N Jackson Ave	0.51mi	3/1.0 (+1)	831 (-8%)	0mo	$170,000	$205	58
2800 Russell Rd	0.51mi	2/1.0	780 (-14%)	1mo	$180,000	$231	53
3634 N College Ave	0.64mi	2/1.0	1,013 (+12%)	1mo	$215,000	$212	50
4526 N Bellefontaine Ave	0.67mi	2/1.0	783 (-13%)	2mo	$210,000	$268	45
3636 NE Antioch Rd	0.74mi	2/1.0	784 (-13%)	2mo	$164,900	$210	42

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 · 0.49% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 1.73×
• Total profit: $14,371
• Equity at exit: $10,422

10-year hold

• IRR: 25.2%
• Equity multiple: 2.93×
• Total profit: $37,867
• Equity at exit: $6,044

Cash invested: $19,572 (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 64117

• Rents YoY: 0.5%
• Active inventory: 50
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,216 high
• Mortgage (P&I): −$367
• Tax from tax record: −$115 /mo · $1,382/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $450

Break-even live

Break-even rent $647

Max offer price $69,900

Occupancy floor 58%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4140 N Walrond Ave Unit 1-40108 Kansas City, MO	1.0	1.0	643	$900	$1.40	21d	1	0.31mi
4140 N Walrond Ave Unit 1-40010 Kansas City, MO	2.0	1.0	732	$1,000	$1.37	20d	1	0.31mi
4431 NE Winn Rd Kansas City, MO	2.0	1.0	600	$1,000	$1.67	23d	1	0.49mi
3735 N Walrond Ave Kansas City, MO	3.0	1.5	936	$1,175	$1.26	19d	1	0.54mi
3622 N Chouteau Trfy Kansas City, MO	2.0	2.0	1000	$1,125	$1.12	43d	1	0.59mi
4623 NE Winn Rd Kansas City, MO	2.0	1.0–2.0	852	$1,185	$1.39	2d	18	0.78mi
4515 NE 46th Ter Kansas City, MO	3.0	1.0	1047	$1,585	$1.51	23d	1	0.83mi
3501 N Drury Ave Kansas City, MO	2.0	1.0	890	$1,295	$1.46	21d	1	1.35mi
4763 N Highland Ave Kansas City, MO	1.0–2.0	1.0	950	$1,195	$1.26	2d	13	1.43mi
1321a NE 39th St Kansas City, MO	2.0	1.5–2.0	952	$1,732	$1.82	43d	3	1.46mi
5322 N Bales Ave Kansas City, MO	3.0	1.0	912	$1,495	$1.64	23d	1	1.49mi
1300 NE Parvin Rd Kansas City, MO	1.0–2.0	1.0–2.0	881	$1,530	$1.74	1d	15	1.50mi

Listing history 1 events

1. 2026-05-15
   listed $69,900 Active

ⓘ 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: $1,382 · $115/mo
• Projected year-2 tax: $1,382 · $115/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 ≥108°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: $14,595
• − Mortgage interest: −$3,915
• − Property taxes: −$1,382
• − Insurance: −$350
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$2,033
• Taxable income: $4,579
• Est. tax owed @ 24.0%: −$1,099
• After-tax cash flow: $4,301/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: North Kansas City 74
• NCES district ID: 2922800
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $55,444
• Composite: 37.88/100
• National rank: #4321
• State rank: #98 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: Clay County · 220,651 people
• City population: 439,467
• Metro: Kansas City, MO-KS
• Population (ZIP): 14,919
• Household income: $59,601
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 788.0

Population outlook (Clay County) Hauer SSP2

• Today (2025): 266,022 people
• By 2030: 280,057 · +5.3%
• By 2040: 306,153 · +15.1%
• By 2050: 328,630 · +23.5%
• By 2075: 375,182 · +41.0%
• By 2100: 392,861 · +47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 15% Black 14% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Arab 3% Lithuanian 2% Serbian 1%
• Foreign-born: 13% · Canada
• Languages at home: 84% English-only · Spanish 9% Other Indo-European 3% Arabic 2%

Political lean MEDSL · Clay

• 2024 margin: Lean R (+5.6) · D 46.4% · R 52.0% · Other 1.6%
• 2008→2024 swing: -4.9pp toward R · 2008: -0.7pp · 2024: -5.6pp
• All cycles: 2024: R+5.6 2020: R+4.1 2016: R+11.1 2012: R+8.4 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -229.68%
• Current HPI: 304.5632
• Rent YoY: ▲ 0.49%
• 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

1 event — show timeline

• 2026-05-15 Listed $69,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2025): $1,382 · +12.4% YoY. Source: county tax records.