20 W Pocahontas Ln · Kansas City, MO 64114

$50,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 5 Days on market

Built 1940 7,027 sqft 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
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Great location with great opportunity. CASH only. Proof of funds must match the name on the offer. This house needs lots of work-see pictures for details. Being sold as is. Located in wonderful Indian Village. Deadline for offers is Wednesday May 20th at 8:00. Information deemed reliable but not guaranteed. Buyer and Buyer’s Agent are responsible for independently verifying all information including, but not limited to, square footage, lot size, taxes, schools, HOA information, room dimensions, zoning, permits, property condition, and any other material facts. Listing Broker and Seller make no warranties or representations as to the accuracy of the information provided

Key facts

• 7,027 sq ft lot
• Garage
• Built 1940

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water (verify); Public sewer; Cable, fiber, and high-speed internet available
• Home design: Single-family residence; Ranch floor plan; Residential property
• Construction: Brick/mortar construction; Composition roof
• Exterior features: Fixer-up condition; Partial fencing; City limits / city lot

Interior

• Bedrooms: 2 bedrooms (both on the main floor)
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Wood flooring; Formal dining area; Main-floor bedrooms including a main-floor primary bedroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 20.4% 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 fast (+4.6%/yr); 178 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $346 of loan paydown is wiped out by about $2k 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 + 4.6% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.59% ✓
• Cap rate: 20.45%
• Cash-on-cash: 50.55%
• DSCR: 3.25
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $226,848
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 W Pocahontas Ln	0.00mi	2/1.0	816 (0%)	1mo	$50,000	$61	100
101 E Pocahontas Ln	0.14mi	2/1.0	768 (-6%)	1mo	$220,000	$286	83
8117 Walnut St	0.48mi	2/1.0	802 (-2%)	2mo	$160,000	$200	73
301 W 81st Ter	0.48mi	2/1.0	800 (-2%)	2mo	$215,000	$269	73
104 W 83rd Ter	0.28mi	2/1.0	767 (-6%)	6mo	$225,000	$293	72
605 W 88th Ter	0.53mi	2/1.0	812 (-0%)	6mo	$244,000	$300	70
8418 Summit St	0.48mi	2/1.0	759 (-7%)	3mo	$240,000	$316	64
205 W 82nd Ter	0.35mi	2/1.0	902 (+10%)	5mo	$250,000	$277	62
426 W 87th St	0.35mi	3/1.0 (+1)	900 (+10%)	3mo	$250,000	$278	59
8011 Main St	0.63mi	3/1.0 (+1)	850 (+4%)	2mo	$225,000	$265	57
8357 Locust St	0.41mi	3/1.0 (+1)	936 (+15%)	0mo	$265,000	$283	51
409 E 90th St	0.70mi	3/1.0 (+1)	920 (+13%)	3mo	$215,000	$234	39

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 · 4.57% rent growth · sell at horizon

5-year hold

• IRR: 50.3%
• Equity multiple: 3.26×
• Total profit: $31,613
• Equity at exit: $7,455

10-year hold

• IRR: 56.5%
• Equity multiple: 7.07×
• Total profit: $85,012
• Equity at exit: $4,323

Cash invested: $14,000 (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 64114

• Rents YoY: 4.6%
• Active inventory: 178
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,297 high
• Mortgage (P&I): −$262
• Tax from tax record: −$152 /mo · $1,824/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $590

Break-even live

Break-even rent $551

Max offer price $50,000

Occupancy floor 50%

Sensitivity live

Price	-10% $618	-5% $604	+0% $590	+5% $576	+10% $561
Rent	-10% $487	-5% $538	+0% $590	+5% $641	+10% $692
Rate	-1.0pp $615	-0.5pp $602	base $590	+0.5pp $577	+1.0pp $564

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8700 Wornall Rd Kansas City, MO	1.0–3.0	1.0	836	$995	$1.19	16d	3	0.29mi
421 W 87 Pl Kansas City, MO	3.0	1.0	1056	$1,195	$1.13	17d	1	0.29mi
8704 Wornall Rd Unit B Kansas City, MO	2.0	1.0	820	$995	$1.21	17d	1	0.30mi
439 W 87 Pl Kansas City, MO	1.0	1.0	616	$795	$1.29	17d	1	0.33mi
8701 Chestnut Cir Kansas City, MO	1.0–2.0	1.0–2.0	925	$1,115	$1.21	3d	15	0.43mi
8410 Summit St Kansas City, MO	2.0	1.0	768	$1,375	$1.79	17d	1	0.52mi
803 W 84th St Kansas City, MO	2.0	1.0	950	$1,095	$1.15	21d	1	0.54mi
8104 McGee St Kansas City, MO	2.0	1.0	1100	$1,350	$1.23	25d	1	0.57mi
320 E 79th Ter Kansas City, MO	3.0	1.0	1100	$1,700	$1.55	45d	1	0.82mi
8208 Troost Ave Kansas City, MO	1.0–2.0	1.0	761	$1,395	$1.83	8d	2	0.85mi
8208 Troost Ave Unit 8218-3 Kansas City, MO	2.0	1.0	750	$1,345	$1.79	45d	1	0.85mi
8150 Troost Ave Unit 53 Kansas City, MO	2.0	1.0	900	$1,200	$1.33	45d	1	0.88mi
8222 Troost Ave Unit 8222-1 Kansas City, MO	2.0	1.0	825	$1,400	$1.70	15d	1	0.89mi
8101 Campbell St Kansas City, MO	2.0	1.0	820	$888	$1.08	3d	1	0.90mi
8660 State Line Rd Leawood, KS	1.0–3.0	1.0–2.5	1156	$2,530	$2.19	3d	17	1.00mi
8226 Flora Ave Kansas City, MO	2.0	1.0	862	$1,200	$1.39	4d	1	1.15mi
7605 Locust St Kansas City, MO	2.0	1.0	744	$1,325	$1.78	8d	1	1.22mi
7524 Baltimore Ave Kansas City, MO	2.0	1.0	1000	$1,300	$1.30	17d	1	1.26mi
9534 Charlotte St Kansas City, MO	2.0	1.0	828	$795	$0.96	17d	1	1.43mi
7425 Pennsylvania Ave Kansas City, MO	3.0	2.0	1000	$1,695	$1.70	8d	1	1.44mi
7610 Terrace St Kansas City, MO	2.0	1.0	1000	$1,525	$1.52	45d	1	1.45mi
2311 W 79th St Prairie Village, KS	2.0	1.0	1050	$2,300	$2.19	13d	1	1.45mi
9548 Charlotte St Kansas City, MO	2.0	1.0	850	$1,025	$1.21	21d	1	1.47mi
7544 Terrace St Unit 7544TER Kansas City, MO	2.0	1.0	1000	$1,525	$1.52	45d	1	1.48mi

Listing history 4 events

1. 2026-05-21
   status Pending
2. 2026-05-17
   listed $50,000 Active
3. 2026-05-16
   historical $50,000
4. 1985-11-15
   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: $1,824 · $152/mo
• Projected year-2 tax: $1,824 · $152/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 ≥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: $15,566
• − Mortgage interest: −$2,801
• − Property taxes: −$1,824
• − Insurance: −$250
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$1,455
• Taxable income: $6,746
• Est. tax owed @ 24.0%: −$1,619
• After-tax cash flow: $5,458/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): 24,229
• Household income: $81,275
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 851.0

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 (75%)
• Race & ethnicity: White 75% Black 11% Two or more races 8% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 3% Italian 3% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 2%

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: ▼ -311.24%
• Current HPI: 280.5587
• Rent YoY: ▲ 4.57%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-17 Listed $50,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-16 Coming Soon $50,000 Heartland MLS as Distributed by MLS Grid
• 1985-11-15 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,824 · +15.2% YoY. Source: county tax records.