7710 NE 54th St · Kansas City, MO 64119

$210,000

3 bd · 2.0 ba · 972 sqft · SingleFamily public records · 1 Days on market

Built 1963 8,712 sqft lot Est $203k · at est.

---

Why this score? — see what drove the D- 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 +12.6/30.0
• ARV discount +6.0/15.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Schools +3.8/10.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well Maintained and Charming 3-Bedroom with Versatile Basement and Sunroom - Great Location and Great School! This delightful 3-bedroom, 1 full and 2 half-bath home offers comfort and space. The basement provides a recreation room, a bonus room, a workshop, and storage. Enjoy the enclosed sunroom and large yard. Located just 10 minutes to downtown, with convenient access to the freeway, extensive shopping, and Worlds of Fun, and in a great school district. All appliances included. The finalized listing is as follows: Charming 3-Bedroom with Versatile Basement and Sunroom - Great Location and Great School! This delightful 3-bedroom, 1 full and 2 half-bath home offers comfort and space. The b

Key facts

• 8,712 sq ft lot
• Garage
• Built 1963

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-26 ($-316/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (19.2% below list).
• Recommended offer: $170k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• 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.
• Zoned schools: Gracemor Elementary (math 23% / reading 35%, grade F, #842 of 1,115 statewide, top 76%, 630 students, 68% FRL); Winnetonka High (math 16% / reading 51%, grade F, #349 of 521 statewide, top 67%, 1,284 students, 60% FRL) — zoned schools average 64% FRL vs 37% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 44% district-wide (-12 pts) — the specific schools serving this property underperform the North Kansas City 74 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.1%/yr); 183 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $169,663 (19.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $203,148
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7917 56th St	0.22mi	3/1.5	1,024 (+5%)	1mo	$214,500	$209	78
7722 NE 55th St	0.05mi	2/2.0 (-1)	912 (-6%)	8mo	$180,000	$197	76
6929 NE 53rd St	0.52mi	3/1.0	960 (-1%)	4mo	$225,000	$234	67
479 NE Meadowbrook Rd	0.30mi	3/2.0	1,029 (+6%)	12mo	$235,000	$228	66
7719 56th St	0.10mi	3/1.0	871 (-10%)	11mo	$215,000	$247	64
5239 N Bristol Ave	0.49mi	3/1.0	1,055 (+8%)	8mo	$159,000	$151	53
7334 NE 51st St	0.58mi	3/1.0	1,056 (+9%)	4mo	$155,000	$147	52
5357 N Bennington Ave	0.69mi	3/2.0	1,100 (+13%)	2mo	$215,000	$195	44
5128 N Richmond Ave	0.58mi	3/1.0	833 (-14%)	3mo	$199,000	$239	42
5174 N Corrington Ave	0.53mi	3/1.0	840 (-14%)	8mo	$165,000	$196	42
8032 NE San Rafael Dr	0.74mi	3/1.0	874 (-10%)	5mo	$210,000	$240	41
8017 NE 50th St	0.67mi	3/1.0	874 (-10%)	12mo	$165,000	$189	38

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 · 6.09% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.48×
• Total profit: $-30,294
• Equity at exit: $31,312

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-4,867
• Equity at exit: $18,157

Cash invested: $58,800 (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 64119

• Rents YoY: 6.1%
• Active inventory: 183
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,697 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$178 /mo · $2,135/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-26

Break-even live

Break-even rent $1,730

Max offer price $205,351

Occupancy floor 97%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5128 N Palmer Ave Kansas City, MO	3.0	2.0	905	$1,646	$1.82	44d	1	0.53mi
8030 NE 50th St Kansas City, MO	3.0	1.5	1047	$1,595	$1.52	3d	1	0.64mi
1260 U.S. 69 Liberty, MO	3.0	2.0	1086	$1,196	$1.10	10d	1	0.94mi
6130 NE Vivion Rd Kansas City, MO	3.0	1.0	1056	$1,675	$1.59	10d	1	0.98mi
5042 N Bellaire Ave Kansas City, MO	2.0	1.0	900	$1,391	$1.55	23d	1	1.26mi

Listing history 4 events

1. 2026-04-21
   soldstatus
2. 2026-03-18
   status Pending
3. 2026-03-16
   listed $210,000 Active
4. 2026-02-23
   historical $210,000

ⓘ 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: $2,135 · $178/mo
• Projected year-2 tax: $2,135 · $178/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,360
• − Mortgage interest: −$11,763
• − Property taxes: −$2,135
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$6,109
• Taxable loss: −$3,955
• Est. tax savings @ 24.0%: +$949
• After-tax cash flow: $633/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): 33,199
• Household income: $83,929
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 603.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 8% Two or more races 8% Black 7% Asian 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 2% Italian 2% Slovak 2%
• Foreign-born: 7% · Canada, Vietnam, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Asian/Pacific 1% Other Indo-European 1%

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: ▼ -253.39%
• Current HPI: 215.8366
• Rent YoY: ▲ 6.09%
• 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

• 2026-04-21 Sold (Public Records) — Public Records
• 2026-03-18 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-16 Listed $210,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-23 Coming Soon $210,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2025): $2,135 · +7.0% YoY. Source: county tax records.