346 Topping Ave · Kansas City, MO 64123

$90,000

2 bd · 1.0 ba · 646 sqft · SingleFamily public records · 35 Days on market

Built 1952 5,581 sqft lot $139/sqft · at area comps Est $89k · at est.

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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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +6.7/15.0
• 1% rule +6.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

This home is one of eleven properties being offered as part of a unique investment portfolio opportunity. All MLS numbers are listed below, and buyers have the flexibility to purchase properties individually or bundle multiple homes together. This property is currently tenant occupied, so showings are unavailable or will be very limited. Being sold as-is, the goal is to maintain the current tenant and provide a seamless transition for investors seeking an established, income-producing property. Please reach out to Nate Longwell with questions, offers, or additional information. MLS NUMBERS: 2620321, 2620316, 2620313, 2620307, 2620302, 2620301, 2620297, 2620292, 2620225, 2620222, 2620202

Key facts

• 5,581 sq ft lot
• Built 1952
• Listed 34 days

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: Off-street parking
• Utilities: City/public water (verify); Public sewer
• Home design: Single-family residence; Residential property; Ranch style
• Construction: Wood siding; Composition roof
• Exterior features: Not in a flood plain; Lot approximately 5,581 square feet

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Ranch floor plan; Basement (other)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: 59 active listings in the ZIP; 8 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($87k) 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 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. 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: 1.14% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.49%
• DSCR: 1.56
• GRM: 7.3

CMA / ARV

• ARV (median comp): $88,506
• List price: $90,000
• Delta: 1.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5700 Smart Ave	0.04mi	2/1.0	620 (-4%)	15mo	$75,000	$121	79
445 N Lawndale Ave	0.60mi	2/1.0	699 (+8%)	2mo	$95,000	$136	57
701 Van Brunt Blvd	0.70mi	2/1.0	660 (+2%)	12mo	$125,000	$189	54
112 Bellaire Ave	0.21mi	2/1.5	736 (+14%)	19mo	$144,000	$196	49
621 Bennington Ave	0.62mi	2/1.0	672 (+4%)	21mo	$84,900	$126	47
6405 E 8th St	0.61mi	2/1.0	704 (+9%)	15mo	$85,000	$121	44
5832 Peery Ave	0.70mi	2/1.5	688 (+6%)	17mo	$50,000	$73	40
6401 E 8th St	0.60mi	2/1.0	704 (+9%)	23mo	$98,000	$139	38
719 Van Brunt Blvd	0.73mi	3/1.0 (+1)	730 (+13%)	15mo	$89,000	$122	27

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.08×
• Total profit: $2,087
• Equity at exit: $13,419

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $23,204
• Equity at exit: $7,782

Cash invested: $25,200 (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 64123

• Home prices YoY: -8.3%
• Active inventory: 59
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,028 high
• Mortgage (P&I): −$472
• Tax from tax record: −$40 /mo · $485/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $262

Break-even live

Break-even rent $696

Max offer price $90,000

Occupancy floor 69%

Sensitivity live

Price	-10% $313	-5% $288	+0% $262	+5% $237	+10% $211
Rent	-10% $181	-5% $222	+0% $262	+5% $303	+10% $343
Rate	-1.0pp $308	-0.5pp $285	base $262	+0.5pp $239	+1.0pp $215

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
445 N Lawndale Ave Kansas City, MO	2.0	1.0	700	$1,200	$1.71	24d	1	0.59mi
611 Ewing Ave Unit B Kansas City, MO	1.0	1.0	700	$800	$1.14	24d	1	0.74mi
3913 Scarritt Ave Apt 2W Kansas City, MO	1.0	1.0	700	$800	$1.14	3d	1	1.17mi
1616 Hardesty Ave Unit 1-108 Kansas City, MO	1.0	1.0	634	$1,150	$1.81	22d	1	1.17mi
301-307 N Gladstone Blvd Unit 307-42 Kansas City, MO	1.0	1.0	650	$850	$1.31	4d	1	1.20mi
307 N Gladstone Blvd Kansas City, MO	1.0	1.0	650	$850	$1.31	44d	3	1.21mi
3600 Saint John Ave Unit 109 Kansas City, MO	1.0	1.0	680	$750	$1.10	44d	1	1.30mi
108 N Indiana Ave Unit 3S Kansas City, MO	1.0	1.0	600	$699	$1.17	44d	1	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $90,000 Active 35 DOM
2. 2026-06-17
   days on market $90,000 Active 34 DOM
3. 2026-06-16
   days on market $90,000 Active 33 DOM
4. 2026-06-15
   days on market $90,000 Active 32 DOM
5. 2026-06-13
   days on market $90,000 Active 30 DOM
6. 2026-06-09
   days on market $90,000 Active 26 DOM
7. 2026-06-08
   days on market $90,000 Active 25 DOM
8. 2026-06-07
   days on market $90,000 Active 24 DOM
9. 2026-06-05
   days on market $90,000 Active 21 DOM
10. 2026-06-03
    days on market $90,000 Active 20 DOM
11. 2026-06-02
    days on market $90,000 Active 19 DOM
12. 2026-06-01
    days on market $90,000 Active 18 DOM
13. 2026-05-31
    days on market $90,000 Active 17 DOM
14. 2026-05-15
    listed $90,000 Active 696-char remark
15. 2026-05-15
    historical $90,000 696-char remark
16. 2025-11-07
    historical
17. 2025-06-27
    listed $90,000 Active
18. 2021-09-17
    soldstatus
19. 1994-12-12
    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: $485 · $40/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$388/yr (+$32/mo · 79.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $12,336
• − Mortgage interest: −$5,041
• − Property taxes: −$485
• − Insurance: −$450
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$2,618
• Taxable income: $1,767
• Est. tax owed @ 24.0%: −$424
• After-tax cash flow: $2,722/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): 11,833
• Household income: $54,443
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 338.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 48% White 34% Two or more races 25% Black 10% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 37% Puerto Rican 1% Cuban 3%
• Common ancestry: Italian 2% Arab 2% Romanian 1%
• Foreign-born: 22% · Canada, Vietnam, Philippines
• Languages at home: 58% English-only · Spanish 35% Arabic 2% Vietnamese 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: ▼ -35.35%
• Current HPI: 392.4402
• Rent YoY: —
• 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

6 events — show timeline

• 2026-05-15 Listed $90,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-15 Coming Soon $90,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-07 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-06-27 Listed $90,000 Heartland MLS as Distributed by MLS Grid
• 2021-09-17 Sold (Public Records) — Public Records
• 1994-12-12 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $485 · +22.2% YoY. Source: county tax records.