4676 E 37th Ter · Kansas City, MO 64128

$79,900

2 bd · 1.0 ba · 964 sqft · SingleFamily public records · 326 Days on market

Built 1925 4,356 sqft lot $83/sqft · 39% below area Est $132k · 39% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Great 2 bedroom investment property. Currently occupied. Great tenant, Great neighborhood! Roof was replaced a couple years ago. New hot water heater and AC Unit added 6 months ago. This is a cute home with minimal maintenance issues. Call listing agent for more questions. TURN KEY!

Key facts

• Minimal maintenance
• Hot water heater
• Ac unit

Tags

• ROOF REPLACED
• HOT WATER HEATER
• AC UNIT
• MINIMAL MAINTENANCE
• TURN KEY

🏷️ Possibly a rental listed for sale. The $79,900 price doesn't fit this home's estimated sale value (~$132,035) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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 fast (+4.7%/yr); 87 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 41% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($552 loan paydown + $8k 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 + 4.7% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 326 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 326 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 1925 — 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: 1.55% ✓
• Cap rate: 13.66%
• Cash-on-cash: 26.33%
• DSCR: 2.17
• GRM: 5.4

CMA / ARV

• ARV (median comp): $132,035
• List price: $79,900
• Delta: -39.49%
• 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
3920 Spruce Ave	0.40mi	2/1.0	968 (+0%)	4mo	$105,000	$108	78
5200 E 39th Ter	0.26mi	2/1.0	910 (-6%)	5mo	$140,000	$154	74
3713 Kensington Ave	0.30mi	3/1.0 (+1)	912 (-5%)	8mo	$90,000	$99	65
3630 Jackson Ave	0.47mi	2/1.0	888 (-8%)	5mo	$59,000	$66	61
4504 E 43rd St	0.62mi	2/1.0	907 (-6%)	2mo	$140,000	$154	60
4132 Spruce Ave	0.57mi	3/1.0 (+1)	912 (-5%)	2mo	$99,995	$110	58
3942 Myrtle Ave	0.59mi	2/1.0	890 (-8%)	3mo	$85,000	$96	58
3028 Drury Ave	0.65mi	3/1.0 (+1)	1,019 (+6%)	2mo	$115,000	$113	54
3624 Mersington Ave	0.65mi	2/1.0	888 (-8%)	9mo	$76,000	$86	49
3640 Cleveland Ave	0.70mi	2/2.0	900 (-7%)	4mo	$105,000	$117	49
4000 Oakley Ave	0.51mi	3/1.5 (+1)	1,104 (+14%)	1mo	$184,000	$167	45
3316 Cypress Ave	0.65mi	3/1.0 (+1)	1,100 (+14%)	3mo	$90,000	$82	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 4.65% rent growth · sell at horizon

5-year hold

• IRR: 45.1%
• Equity multiple: 4.43×
• Total profit: $76,847
• Equity at exit: $71,980

10-year hold

• IRR: 39.7%
• Equity multiple: 10.22×
• Total profit: $206,209
• Equity at exit: $155,228

Cash invested: $22,372 (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 64128

• Home prices YoY: 21.6%
• Rents YoY: 4.7%
• Active inventory: 87
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,238 high
• Mortgage (P&I): −$419
• Tax from tax record: −$35 /mo · $422/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $491

Break-even live

Break-even rent $617

Max offer price $79,900

Occupancy floor 55%

Sensitivity live

Price	-10% $536	-5% $513	+0% $491	+5% $468	+10% $446
Rent	-10% $393	-5% $442	+0% $491	+5% $540	+10% $589
Rate	-1.0pp $531	-0.5pp $511	base $491	+0.5pp $470	+1.0pp $449

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4902 E 39th St Kansas City, MO	2.0	1.0	820	$1,300	$1.59	17d	1	0.02mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	8d	1	0.27mi
3911 Oakley Ave Kansas City, MO	2.0	1.0	816	$1,195	$1.46	13d	1	0.45mi
5601 E 39th Ter Kansas City, MO	3.0	1.0	816	$1,225	$1.50	4d	1	0.48mi
5636 E 40th St Kansas City, MO	3.0	1.0	816	$1,225	$1.50	4d	1	0.55mi
5700 E 40th St Kansas City, MO	3.0	1.0	816	$1,245	$1.53	22d	1	0.55mi
5707 E 40th St Kansas City, MO	3.0	1.0	816	$1,295	$1.59	13d	1	0.58mi
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	17d	1	0.60mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	44d	1	0.65mi
3243 Denver Dr Kansas City, MO	1.0–3.0	1.0	862	$1,088	$1.26	44d	1	0.75mi
3118 Chelsea Ave Kansas City, MO	2.0	1.0	864	$980	$1.13	44d	1	0.85mi
4216 Cleveland Ave Kansas City, MO	2.0	1.0	780	$1,125	$1.44	17d	1	0.87mi
4005 Bales Ave Kansas City, MO	2.0	1.0	792	$1,050	$1.33	44d	1	0.89mi
3032 Elmwood Ave Kansas City, MO	3.0	1.0	1027	$1,275	$1.24	8d	1	0.96mi
5108 E 30th St Kansas City, MO	3.0	1.0	960	$1,400	$1.46	4d	1	1.05mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	24d	1	1.11mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	17d	1	1.16mi
3310 College Ave Kansas City, MO	3.0	1.0	874	$995	$1.14	44d	1	1.18mi
2855 Van Brunt Blvd Unit A Kansas City, MO	2.0	1.0	744	$1,080	$1.45	44d	1	1.21mi
3330 Agnes Ave Kansas City, MO	3.0	1.0	1000	$1,410	$1.41	44d	1	1.33mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	17d	1	1.41mi

Listing history 27 events

1. 2026-06-21
   days on market $79,900 Active 326 DOM
2. 2026-06-18
   days on market $79,900 Active 323 DOM
3. 2026-06-17
   price $79,900 Active 322 DOM
4. 2026-06-17
   days on market $85,000 Active 322 DOM
5. 2026-06-16
   days on market $85,000 Active 321 DOM
6. 2026-06-15
   days on market $85,000 Active 320 DOM
7. 2026-06-13
   days on market $85,000 Active 318 DOM
8. 2026-06-09
   days on market $85,000 Active 314 DOM
9. 2026-06-08
   days on market $85,000 Active 313 DOM
10. 2026-06-07
    days on market $85,000 Active 312 DOM
11. 2026-06-05
    days on market $85,000 Active 309 DOM
12. 2026-06-03
    days on market $85,000 Active 308 DOM
13. 2026-06-02
    days on market $85,000 Active 307 DOM
14. 2026-06-01
    days on market $85,000 Active 306 DOM
15. 2026-05-31
    days on market $85,000 Active 305 DOM
16. 2025-07-30
    listed $85,000 Active 284-char remark

    Show marketing remark (284 chars)

    Great 2 bedroom investment property. Currently occupied. Great tenant, Great neighborhood! Roof was replaced a couple years ago. New hot water heater and AC Unit added 6 months ago. This is a cute home with minimal maintenance issues. Call listing agent for more questions. TURN KEY!

17. 2023-08-07
    soldstatus Closed 166-char remark

    Show marketing remark (166 chars)

    Great Investment Property, In a great neighborhood, Well maintained! Currently Rented/Occupied. This property is being sold as a package deal. Please see supplements.

18. 2023-07-28
    status Pending 166-char remark

    Show marketing remark (166 chars)

    Great Investment Property, In a great neighborhood, Well maintained! Currently Rented/Occupied. This property is being sold as a package deal. Please see supplements.

19. 2023-06-26
    status Active 166-char remark

    Show marketing remark (166 chars)

    Great Investment Property, In a great neighborhood, Well maintained! Currently Rented/Occupied. This property is being sold as a package deal. Please see supplements.

20. 2023-06-15
    status Pending 166-char remark

    Show marketing remark (166 chars)

    Great Investment Property, In a great neighborhood, Well maintained! Currently Rented/Occupied. This property is being sold as a package deal. Please see supplements.

21. 2023-06-13
    status Active 166-char remark

    Show marketing remark (166 chars)

    Great Investment Property, In a great neighborhood, Well maintained! Currently Rented/Occupied. This property is being sold as a package deal. Please see supplements.

22. 2023-06-12
    historical 166-char remark

    Show marketing remark (166 chars)

    Great Investment Property, In a great neighborhood, Well maintained! Currently Rented/Occupied. This property is being sold as a package deal. Please see supplements.

23. 2023-04-04
    price $80,000 166-char remark

    Show marketing remark (166 chars)

    Great Investment Property, In a great neighborhood, Well maintained! Currently Rented/Occupied. This property is being sold as a package deal. Please see supplements.

24. 2022-09-28
    listed $87,000 Active 166-char remark

    Show marketing remark (166 chars)

    Great Investment Property, In a great neighborhood, Well maintained! Currently Rented/Occupied. This property is being sold as a package deal. Please see supplements.

25. 2008-09-30
    soldstatus
26. 2008-03-12
    listed $9,900
27. 1995-10-30
    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: $422 · $35/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$354/yr (+$29/mo · 83.9%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,860
• − Mortgage interest: −$4,476
• − Property taxes: −$422
• − Insurance: −$400
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$2,324
• Taxable income: $4,861
• Est. tax owed @ 24.0%: −$1,167
• After-tax cash flow: $4,724/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): 11,912
• Household income: $36,088
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 946.0

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 Black (79%)
• Race & ethnicity: Black 79% Hispanic / Latino 9% White 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Swedish 1% Hispanic 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 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: ▲ 73.41%
• Current HPI: 412.6862
• Rent YoY: ▲ 4.65%
• 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

+758.6% since first listed

12 events — show timeline

• 2025-07-30 Listed $85,000 Heartland MLS as Distributed by MLS Grid
• 2023-08-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-07-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-06-26 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-06-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-06-13 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-06-12 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-04-04 Price Changed $80,000 Heartland MLS as Distributed by MLS Grid
• 2022-09-28 Listed $87,000 Heartland MLS as Distributed by MLS Grid
• 2008-09-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-03-12 Listed $9,900 Heartland MLS as Distributed by MLS Grid
• 1995-10-30 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $422 · -4.0% YoY. Source: county tax records.