1504 E 72 St · Kansas City, MO 64131

$119,000

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 92 Days on market

Built 1951 5,227 sqft lot $163/sqft · 10% below area Est $132k · 10% under ↓ 8% since listing

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Why this score? — see what drove the C+ 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 +25.4/30.0
• ARV discount +11.8/15.0
• DSCR +8.4/10.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS CUTIE IS MADE FOR YOU. REHABBED ALL THROUGHOUT WITH BEAUTIFUL FLOORS AND LOVELY CABINETS. WASHER AND DRYER IN THE HALL. GOOD SIZED BEDROOMS AND THE BATHROOM HAS A JACUZZI TUB. DON'T MISS OUT ON THIS ONE.

Key facts

• 5,227 sq ft lot
• Built 1951
• Listed 92 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $108k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: 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 (+4.0%/yr); 131 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $823 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 + 4.0% rent growth), your $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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: 1.05% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.92%
• DSCR: 1.44
• GRM: 8.0

CMA / ARV

• ARV (median comp): $131,692
• List price: $119,000
• Delta: -9.64%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7103 Flora Ave	0.09mi	2/1.0	728 (0%)	7mo	$55,000	$76	90
7128 Wayne Ave	0.04mi	2/1.0	728 (0%)	17mo	$79,000	$109	84
1508 E 72nd St	0.02mi	2/1.0	728 (0%)	23mo	$78,000	$107	80
7127 Highland Ave	0.12mi	3/1.0 (+1)	754 (+4%)	18mo	$95,000	$126	68
7212 Park Ave	0.46mi	2/1.0	762 (+5%)	8mo	$169,900	$223	64
7113 Tracy St	0.21mi	2/1.0	792 (+9%)	19mo	$99,900	$126	60
7118 Highland Ave	0.10mi	3/1.0 (+1)	825 (+13%)	13mo	$179,900	$218	57
2209 E 72nd St	0.44mi	3/1.0 (+1)	771 (+6%)	9mo	$120,000	$156	57
7228 Wabash Ave	0.59mi	2/1.0	793 (+9%)	13mo	$160,000	$202	47
2300 E 72nd St	0.48mi	2/1.0	792 (+9%)	22mo	$159,000	$201	45
2304 E 75th St	0.63mi	2/1.0	832 (+14%)	4mo	$69,900	$84	43

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 · 3.97% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-565
• Equity at exit: $17,743

10-year hold

• IRR: 10.1%
• Equity multiple: 1.81×
• Total profit: $27,027
• Equity at exit: $10,289

Cash invested: $33,320 (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 64131

• Rents YoY: 4.0%
• Active inventory: 131
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,246 high
• Mortgage (P&I): −$624
• Tax from tax record: −$35 /mo · $422/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $275

Break-even live

Break-even rent $897

Max offer price $119,000

Occupancy floor 73%

Sensitivity live

Price	-10% $343	-5% $309	+0% $275	+5% $242	+10% $208
Rent	-10% $177	-5% $226	+0% $275	+5% $325	+10% $374
Rate	-1.0pp $335	-0.5pp $306	base $275	+0.5pp $245	+1.0pp $213

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	13d	1	0.63mi
6921 Prospect Ave Unit C Kansas City, MO	1.0	1.0	538	$850	$1.58	4d	1	0.73mi
316 E Gregory Blvd Unit 3W Kansas City, MO	1.0	1.0	700	$1,149	$1.64	17d	1	0.91mi
6551 Rockhill Rd Kansas City, MO	1.0–2.0	1.0–2.0	912	$2,128	$2.33	2d	10	0.92mi
7605 Locust St Kansas City, MO	2.0	1.0	744	$1,325	$1.78	8d	1	0.93mi
202 E Gregory Blvd Kansas City, MO	1.0	1.0	600	$1,149	$1.92	2d	2	0.96mi
8101 Campbell St Kansas City, MO	2.0	1.0	820	$888	$1.08	2d	1	1.18mi
8208 Troost Ave Unit 8218-3 Kansas City, MO	2.0	1.0	750	$1,345	$1.79	44d	1	1.29mi
8208 Troost Ave Kansas City, MO	1.0–2.0	1.0	761	$1,395	$1.83	8d	2	1.30mi
1702 Bushman Dr Kansas City, MO	1.0–2.0	1.0–2.0	895	$1,065	$1.19	44d	1	1.31mi
3601 E Meyer Blvd Kansas City, MO	1.0	1.0	560	$900	$1.61	44d	1	1.47mi

Listing history 21 events

1. 2026-06-18
   days on market $119,000 Active 92 DOM
2. 2026-06-17
   days on market $119,000 Active 91 DOM
3. 2026-06-16
   days on market $119,000 Active 90 DOM
4. 2026-06-15
   days on market $119,000 Active 89 DOM
5. 2026-06-13
   days on market $119,000 Active 87 DOM
6. 2026-06-09
   days on market $119,000 Active 83 DOM
7. 2026-06-08
   days on market $119,000 Active 82 DOM
8. 2026-06-07
   days on market $119,000 Active 81 DOM
9. 2026-06-05
   days on market $119,000 Active 78 DOM
10. 2026-06-03
    days on market $119,000 Active 77 DOM
11. 2026-06-02
    days on market $119,000 Active 76 DOM
12. 2026-06-01
    days on market $119,000 Active 75 DOM
13. 2026-05-31
    days on market $119,000 Active 74 DOM
14. 2026-03-18
    listed $119,000 Active 208-char remark

    Show marketing remark (208 chars)

    THIS CUTIE IS MADE FOR YOU. REHABBED ALL THROUGHOUT WITH BEAUTIFUL FLOORS AND LOVELY CABINETS. WASHER AND DRYER IN THE HALL. GOOD SIZED BEDROOMS AND THE BATHROOM HAS A JACUZZI TUB. DON'T MISS OUT ON THIS ONE.

15. 2025-10-23
    historical
16. 2025-10-06
    price $130,000
17. 2025-08-06
    price $135,000
18. 2025-08-05
    listed $130,000 Active
19. 2025-07-17
    historical
20. 2011-06-10
    soldstatus
21. 1993-05-10
    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: $1,154 · $96/mo
• Expected delta: +$733/yr (+$61/mo · 173.8%)

ⓘ 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 · 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: $14,950
• − Mortgage interest: −$6,666
• − Property taxes: −$422
• − Insurance: −$595
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$3,462
• Taxable income: $1,413
• Est. tax owed @ 24.0%: −$339
• After-tax cash flow: $2,966/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): 21,942
• Household income: $64,201
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1249.0

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 0.61)
• Race & ethnicity: White 48% Black 39% Hispanic / Latino 7% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 5% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -253.25%
• Current HPI: 340.8202
• Rent YoY: ▲ 3.97%
• 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

-8.5% since first listed

8 events — show timeline

• 2026-03-18 Listed $119,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-23 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-10-06 Price Changed $130,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-06 Price Changed $135,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-05 Listed $130,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-17 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2011-06-10 Sold (Public Records) — Public Records
• 1993-05-10 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $422 · -38.7% YoY. Source: county tax records.