9903 Wheeling St · Kansas City, MO 64134

$130,000

4 bd · 1.5 ba · 1,368 sqft · SingleFamily public records · 7 Days on market

Built 1956 8,712 sqft lot Est $213k · 39% under

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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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super Buy On This 3 Bdrm With Full Bsmnt, Siding Etc Etc Needs Some Tlc From 99th And Blue Ridge Go West To Wheeling Then South To House

Key facts

• 8,712 sq ft lot
• Garage
• Built 1956

Property features AI

Finance

• Financial info: Annual property tax reported

Exterior

• Parking: Attached garage facing front; 1 garage space; Basement access to parking
• Utilities: Public water; Public sewer; Metro Free telecom service
• Home design: Single-family ranch-style residence; One story; Inside city limits
• Construction: Concrete and metal siding construction; Composition roof; Full concrete basement
• Exterior features: Metal fencing; City lot; Lot dimensions approximately 65 x 135

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 3 bedrooms (all on the first floor)
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Ceiling fans; Window coverings; Thermal windows; Two fireplaces
• Laundry & utility: Basement with inside entrance

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 10.2% 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: crime F.
• Hickman Mills C-1 (urban): math 8% / reading 18% proficiency, ranked #314 of 324 in MO (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ervin Elementary School (math 8% / reading 12%, grade F, #1,037 of 1,115 statewide, top 94%, 629 students, 100% FRL); Smith-Hale Middle (math 7% / reading 19%, grade F, #368 of 391 statewide, top 94%, 770 students, 100% FRL); Ruskin High School (math 8% / reading 47%, grade F, #416 of 521 statewide, top 80%, 1,273 students, 100% FRL) — zoned schools average 100% FRL vs 78% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.7%/yr); 147 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 34% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k 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 + 6.7% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 29y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $43k; list at $130k implies a 204% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1956 — 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: 1.26% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.05%
• DSCR: 1.63
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $213,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9903 Wheeling St	0.00mi	3/1.5 (-1)	1,368 (0%)	1mo	$130,000	$95	94
5904 E 100th St	0.16mi	3/1.0 (-1)	1,344 (-2%)	1mo	$210,000	$156	82
10013 Belmont Ave	0.20mi	4/2.0	1,296 (-5%)	5mo	$204,900	$158	76
9629 Beacon Ave	0.23mi	3/2.0 (-1)	1,440 (+5%)	4mo	$195,000	$135	70
10200 Fremont Ave	0.41mi	3/1.5 (-1)	1,392 (+2%)	4mo	$179,000	$129	70
6302 Fairlane Dr	0.36mi	4/2.0	1,242 (-9%)	3mo	$225,000	$181	64
10008 Hardesty Ave	0.49mi	3/1.0 (-1)	1,296 (-5%)	2mo	$160,000	$123	60
10200 Blue Ridge Blvd	0.60mi	3/2.5 (-1)	1,403 (+3%)	1mo	$189,900	$135	58
6706 E 98th St	0.42mi	3/2.0 (-1)	1,558 (+14%)	3mo	$195,000	$125	48
9810 Hardesty Ave	0.48mi	3/2.5 (-1)	1,544 (+13%)	1mo	$249,900	$162	46
6815 E 99th Ter	0.46mi	3/2.5 (-1)	1,557 (+14%)	1mo	$250,000	$161	46
6309 E 102nd Ter	0.44mi	3/2.0 (-1)	1,558 (+14%)	4mo	$290,000	$186	46

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 · 6.73% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.34×
• Total profit: $12,455
• Equity at exit: $19,383

10-year hold

• IRR: 20.5%
• Equity multiple: 3.03×
• Total profit: $74,049
• Equity at exit: $11,240

Cash invested: $36,400 (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 64134

• Rents YoY: 6.7%
• Active inventory: 147
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,636 high
• Mortgage (P&I): −$682
• Tax from tax record: −$130 /mo · $1,566/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $426

Break-even live

Break-even rent $1,097

Max offer price $130,000

Occupancy floor 69%

Sensitivity live

Price	-10% $500	-5% $463	+0% $426	+5% $389	+10% $353
Rent	-10% $297	-5% $362	+0% $426	+5% $491	+10% $555
Rate	-1.0pp $492	-0.5pp $459	base $426	+0.5pp $393	+1.0pp $358

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9909 Wheeling Ave Kansas City, MO	3.0	1.0	1208	$1,350	$1.12	17d	1	0.03mi
10002 Wheeling Ave Kansas City, MO	3.0	1.0	1572	$1,445	$0.92	17d	1	0.12mi
5906 E 99th Ter Kansas City, MO	3.0	1.0	912	$1,399	$1.53	21d	1	0.12mi
5907 E 101st St Kansas City, MO	3.0	1.0	912	$1,595	$1.75	17d	1	0.25mi
5907 E 101st St Kansas City, MO	3.0	1.0	912	$1,595	$1.75	4d	1	0.25mi
10000 Bennington Ave Kansas City, MO	4.0	2.5	1032	$1,550	$1.50	45d	1	0.28mi
5706 E 101st St Kansas City, MO	3.0	1.0	912	$1,475	$1.62	17d	1	0.33mi
9807 Drury Ave Kansas City, MO	3.0	2.0	1308	$1,711	$1.31	17d	1	0.44mi
10211 Bellaire Ave Kansas City, MO	4.0	2.0	1200	$2,200	$1.83	3d	1	0.45mi
5608 E 101st Ter Kansas City, MO	3.0	1.0	900	$1,500	$1.67	21d	1	0.46mi
10712 Bennington Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	17d	1	1.10mi
10401 Richmond Ave Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	25d	1	1.12mi
10716 Ewing Ave Kansas City, MO	4.0	2.0	1032	$1,550	$1.50	45d	1	1.14mi
9302 Fairwood Dr Kansas City, MO	3.0	1.0	1526	$1,585	$1.04	25d	1	1.21mi
10408 Smalley Ct Kansas City, MO	3.0	1.5	1500	$1,599	$1.07	25d	1	1.25mi
10607 Richmond Ave Kansas City, MO	3.0	1.0	912	$1,499	$1.64	17d	1	1.28mi
5705 E 109th Ter Kansas City, MO	3.0	1.0	1545	$1,395	$0.90	45d	1	1.29mi
9811 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,295	$1.42	45d	1	1.35mi
9727 Marsh Ave Kansas City, MO	3.0	1.0	1271	$1,706	$1.34	45d	1	1.35mi
10906 Ewing Ave Kansas City, MO	5.0	1.0	960	$1,600	$1.67	45d	1	1.37mi
8407 E 98th Ter Kansas City, MO	3.0	1.0	940	$1,395	$1.48	25d	1	1.43mi
8407 E 98th Ter Kansas City, MO	3.0	1.0	940	$1,395	$1.48	17d	1	1.43mi
7800 E 91st St Kansas City, MO	3.0	3.0	1747	$1,895	$1.08	45d	1	1.45mi
9809 Wallace Ave Kansas City, MO	3.0	1.0	956	$1,500	$1.57	25d	1	1.46mi
8300 E 104th Ter Kansas City, MO	3.0	1.0	1204	$1,400	$1.16	14d	1	1.47mi
8300 E 104th Ter Kansas City, MO	3.0	1.0	1204	$1,450	$1.20	25d	1	1.48mi

Listing history 11 events

1. 2026-04-30
   status Pending
2. 2026-04-24
   listed $130,000 Active
3. 2026-04-19
   historical $130,000
4. 2026-04-13
   historical $1,375
5. 2026-03-26
   listed $1,375
6. 2018-01-24
   soldstatus
7. 2017-10-10
   soldstatus
8. 1997-10-02
   soldstatus 137-char remark

   Show marketing remark (137 chars)

   Super Buy On This 3 Bdrm With Full Bsmnt, Siding Etc Etc Needs Some Tlc From 99th And Blue Ridge Go West To Wheeling Then South To House

9. 1997-08-18
   soldstatus $42,727
10. 1997-04-16
    listed $45,500 137-char remark

    Show marketing remark (137 chars)

    Super Buy On This 3 Bdrm With Full Bsmnt, Siding Etc Etc Needs Some Tlc From 99th And Blue Ridge Go West To Wheeling Then South To House

11. 1965-09-01
    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: $1,566 · $130/mo
• Projected year-2 tax: $1,566 · $130/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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,634
• − Mortgage interest: −$7,282
• − Property taxes: −$1,566
• − Insurance: −$650
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$3,782
• Taxable income: $3,213
• Est. tax owed @ 24.0%: −$771
• After-tax cash flow: $4,343/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: Hickman Mills C-1
• NCES district ID: 2914340
• Math proficiency: 8% ▼ -8.00%
• Reading proficiency: 18% ▼ -4.00%
• Median HH income: $40,908
• Composite: 11.2/100
• National rank: #9725
• State rank: #314 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): 22,964
• Household income: $58,170
• Rent vs Own: 47.4% rent · 52.6% own
• Severe rent burden: 718.0

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 0.58)
• Race & ethnicity: Black 58% White 28% Hispanic / Latino 10% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Arabic 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: ▼ -157.94%
• Current HPI: 277.895
• Rent YoY: ▲ 6.73%
• 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

+185.7% since first listed

11 events — show timeline

• 2026-04-30 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-24 Listed $130,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-19 Coming Soon $130,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-13 Rental Removed $1,375 SHOWMOJO
• 2026-03-26 Listed for Rent $1,375 SHOWMOJO
• 2018-01-24 Sold (Public Records) — Public Records
• 2017-10-10 Sold (Public Records) — Public Records
• 1997-10-02 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1997-08-18 Sold (Public Records) $42,727 Public Records
• 1997-04-16 Listed $45,500 Heartland MLS as Distributed by MLS Grid
• 1965-09-01 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,566 · -29.6% YoY. Source: county tax records.