2317 E 49th St · Kansas City, MO 64130

$50,000

2 bd · 1.0 ba · 575 sqft · SingleFamily public records · 1 Days on market

Built 1923

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

New roof and paint on outside is less than 3 years old. Needs some interior work. Ready to be setup up to your liking.

Key facts

• Built 1923

Property features AI

Exterior

• Home design: Built in 1923
• Exterior features: Located in the Blue Hills subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 18.8% 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: 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.
• Zoned schools: M. L. King Elementary (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 665 students, 100% FRL); Central Middle School (math 0% / reading 9%, grade F, #388 of 391 statewide, top 99%, 428 students, 99% FRL); Southeast High School (math 2% / reading 12%, grade F, #512 of 521 statewide, top 99%, 487 students, 99% FRL) — zoned schools average 99% FRL vs 75% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 6% at this address vs 18% district-wide (-12 pts) — the specific schools serving this property underperform the Kansas City 33 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.4%/yr); 187 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k 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 + 4.4% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

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

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1923 — 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: 2.10% ✓
• Cap rate: 18.77%
• Cash-on-cash: 44.55%
• DSCR: 2.98
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.42% rent growth · sell at horizon

5-year hold

• IRR: 43.1%
• Equity multiple: 2.89×
• Total profit: $26,513
• Equity at exit: $7,455

10-year hold

• IRR: 49.8%
• Equity multiple: 6.15×
• Total profit: $72,108
• Equity at exit: $4,323

Cash invested: $14,000 (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 64130

• Home prices YoY: -21.5%
• Rents YoY: 4.4%
• Active inventory: 187
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,049 high
• Mortgage (P&I): −$262
• Tax from tax record: −$26 /mo · $316/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $520

Break-even live

Break-even rent $392

Max offer price $50,000

Occupancy floor 45%

Sensitivity live

Price	-10% $548	-5% $534	+0% $520	+5% $506	+10% $491
Rent	-10% $437	-5% $478	+0% $520	+5% $561	+10% $603
Rate	-1.0pp $545	-0.5pp $532	base $520	+0.5pp $507	+1.0pp $494

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3017 E 51st St Kansas City, MO	2.0	1.0	621	$1,303	$2.10	10d	1	0.48mi
4838 The Paseo Kansas City, MO	1.0	1.0	518	$827	$1.60	46d	1	0.64mi
1410 E 49th St Kansas City, MO	1.0	1.0	518	$873	$1.69	46d	1	0.64mi
4818 Paseo Blvd Unit 1W Kansas City, MO	1.0	1.0	526	$945	$1.80	26d	1	0.64mi
4818 Paseo Blvd Kansas City, MO	1.0	1.0	518	$850	$1.64	46d	9	0.64mi
4828 The Paseo Kansas City, MO	1.0	1.0	518	$827	$1.60	46d	1	0.65mi
4818 Paseo Blvd Kansas City, MO	1.0	1.0	526	$945	$1.80	14d	10	0.65mi
4818 Paseo Blvd Kansas City, MO	1.0	1.0	526	$945	$1.80	6d	8	0.65mi
4832 The Paseo Kansas City, MO	1.0	1.0	518	$873	$1.69	46d	1	0.65mi
4840 The Paseo Kansas City, MO	1.0	1.0	518	$827	$1.60	46d	1	0.65mi
4818 The Paseo Unit 2N Kansas City, MO	1.0	1.0	526	$995	$1.89	26d	1	0.65mi
4818 The Paseo Unit 2N Kansas City, MO	1.0	1.0	526	$945	$1.80	19d	1	0.65mi
4818 The Paseo Unit 3S Kansas City, MO	1.0	1.0	526	$895	$1.70	26d	1	0.65mi
4820 The Paseo Kansas City, MO	1.0	1.0	518	$873	$1.69	46d	1	0.66mi
1500 E 46th St Kansas City, MO	1.0–3.0	1.0	803	$1,050	$1.31	46d	1	0.68mi
1320 E 49th St Kansas City, MO	1.0	1.0	550	$1,000	$1.82	5d	2	0.69mi
3315 E 52nd St Kansas City, MO	2.0	1.0	662	$1,125	$1.70	26d	1	0.71mi
5702 Euclid Ave Kansas City, MO	2.0	1.0	683	$1,000	$1.46	46d	1	1.01mi
5713 Brooklyn Ave Kansas City, MO	2.0	1.0	600	$1,200	$2.00	10d	1	1.02mi
2305 E 41st St Kansas City, MO	2.0	1.0	750	$1,000	$1.33	10d	1	1.02mi
4232 Virginia Ave Unit 1 Kansas City, MO	1.0	1.0	592	$750	$1.27	22d	1	1.08mi
4200 Tracy Ave Kansas City, MO	1.0	1.0	500	$1,150	$2.30	26d	1	1.17mi
2512 E 59th St Kansas City, MO	2.0	1.0	750	$1,150	$1.53	46d	1	1.21mi
2205 E 59th St Kansas City, MO	2.0	1.0	724	$1,025	$1.42	19d	1	1.23mi
815 E 42nd St Unit 815-3W Kansas City, MO	1.0	1.0	650	$1,050	$1.62	10d	1	1.36mi
817 E 42nd St Kansas City, MO	1.0	1.0	650	$1,050	$1.62	6d	1	1.36mi
811 E 42nd St Kansas City, MO	1.0	1.0	650	$1,050	$1.62	0d	1	1.37mi
809 E 42nd St Unit 809-3W Kansas City, MO	1.0	1.0	650	$1,050	$1.62	46d	1	1.37mi
801 E 42nd St Unit 3E Kansas City, MO	1.0	1.0	700	$965	$1.38	6d	1	1.38mi
4800 Oak St Kansas City, MO	1.0–3.0	1.0–2.0	967	$1,929	$1.99	0d	17	1.39mi
303 Brush Creek Blvd Kansas City, MO	1.0	1.0	575	$950	$1.65	46d	6	1.46mi
607 E 42nd St Kansas City, MO	1.0–2.0	1.0	625	$1,150	$1.84	6d	3	1.46mi
605 E 42nd St Unit 605-1B Kansas City, MO	1.0	1.0	400	$915	$2.29	26d	1	1.47mi
4201 Kenwood Ave Kansas City, MO	2.0	1.0	750	$919	$1.23	24d	2	1.48mi

Listing history 4 events

1. 2026-05-26
   listed $50,000 Active
2. 2016-05-10
   soldstatus
3. 2000-05-19
   soldstatus
4. 1998-05-21
   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: $316 · $26/mo
• Projected year-2 tax: $485 · $40/mo
• Expected delta: +$169/yr (+$14/mo · 53.5%)

ⓘ 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,594
• − Mortgage interest: −$2,801
• − Property taxes: −$316
• − Insurance: −$250
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$1,455
• Taxable income: $5,757
• Est. tax owed @ 24.0%: −$1,382
• After-tax cash flow: $4,855/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): 19,644
• Household income: $42,221
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1132.0

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 (80%)
• Race & ethnicity: Black 80% White 9% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Swedish 0%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -73.32%
• Current HPI: 267.491
• Rent YoY: ▲ 4.42%
• 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

4 events — show timeline

• 2026-05-26 Listed $50,000 FSBO.com
• 2016-05-10 Sold (Public Records) — Public Records
• 2000-05-19 Sold (Public Records) — Public Records
• 1998-05-21 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $316 · +14.2% YoY. Source: county tax records.