2819 E 63rd St · Kansas City, MO 64130

$135,000

3 bd · 1.0 ba · 1,281 sqft · SingleFamily public records · 58 Days on market

Built 1930 6,287 sqft lot $105/sqft · at area comps Est $139k · 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 +20.0/30.0
• ARV discount +8.7/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• 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 MLS

Check out this super low maintenance rental property, centrally located with easy access to US-71. It was remodeled in 2023, with a new kitchen with quartz countertops, fresh paint throughout, a new front deck, and refinished hardwoods. Rent is currently $1375, so cashflow is easy. This property is also being sold as a part of a package. Contact listing agent for details.

Key facts

• Quartz countertops
• New kitchen
• Centrally located

Tags

• CENTRALLY LOCATED
• NEW KITCHEN
• QUARTZ COUNTERTOPS
• NEW FRONT DECK
• REFINISHED HARDWOODS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Rents rising fast (+4.4%/yr); 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 40% of the median local income ($42k/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 $933 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.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1930 — 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: 1.03% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $138,641
• List price: $135,000
• Delta: -2.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6326 Bellefontaine Ave	0.14mi	3/2.0	1,285 (+0%)	12mo	$185,000	$144	79
3207 E 62nd St	0.25mi	2/1.0 (-1)	1,280 (-0%)	8mo	$59,900	$47	76
6139 S Benton Ave	0.17mi	4/2.0 (+1)	1,379 (+8%)	4mo	$75,000	$54	67
3424 E 62nd St	0.41mi	2/1.5 (-1)	1,212 (-5%)	6mo	$70,000	$58	60
5823 College Ave	0.62mi	3/2.0	1,296 (+1%)	15mo	$154,000	$119	53
3225 E 60th St	0.43mi	2/1.0 (-1)	1,104 (-14%)	2mo	$120,000	$109	50
6701 Walrond Ave	0.54mi	3/1.5	1,176 (-8%)	11mo	$120,000	$102	50
2206 E 67 Ter	0.66mi	3/1.5	1,220 (-5%)	12mo	$135,000	$111	49
6727 Agnes Ave	0.57mi	3/1.0	1,100 (-14%)	4mo	$90,000	$82	46
2241 E 67th St	0.59mi	2/1.0 (-1)	1,218 (-5%)	16mo	$125,000	$103	46
6133 Swope Pkwy	0.62mi	3/1.5	1,090 (-15%)	6mo	$145,000	$133	40
5829 Walrond Ave	0.58mi	4/1.5 (+1)	1,416 (+10%)	14mo	$160,000	$113	36

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 · 4.42% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-9,221
• Equity at exit: $20,129

10-year hold

• IRR: 4.8%
• Equity multiple: 1.38×
• Total profit: $14,247
• Equity at exit: $11,672

Cash invested: $37,800 (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 64130

• Home prices YoY: -21.5%
• Rents YoY: 4.4%
• Active inventory: 187
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$708
• Tax from tax record: −$169 /mo · $2,028/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $167

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 83%

Sensitivity live

Price	-10% $243	-5% $205	+0% $167	+5% $128	+10% $90
Rent	-10% $57	-5% $112	+0% $167	+5% $222	+10% $277
Rate	-1.0pp $235	-0.5pp $201	base $167	+0.5pp $132	+1.0pp $96

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6431 S Benton Ave Kansas City, MO	3.0	1.0	1160	$1,225	$1.06	24d	1	0.18mi
6328 College Ave Kansas City, MO	3.0	1.5	1856	$1,399	$0.75	4d	1	0.26mi
3604 E 61st St Unit 3604 Kansas City, MO	3.0	1.0	875	$1,300	$1.49	44d	1	0.53mi
6703 Walrond Ave Kansas City, MO	2.0	1.0	912	$1,200	$1.32	2d	1	0.54mi
2430 E 67th Ter Kansas City, MO	3.0	2.0	960	$1,195	$1.24	44d	1	0.56mi
2237 E 67th St Kansas City, MO	4.0	1.0	1300	$1,500	$1.15	17d	1	0.58mi
5824 Wabash Ave Kansas City, MO	3.0	1.0	1276	$1,050	$0.82	44d	1	0.60mi
2811 E 58th St Kansas City, MO	4.0	1.0	1348	$1,473	$1.09	44d	1	0.61mi
5801 Wabash Ave Kansas City, MO	3.0	1.0	1200	$1,200	$1.00	44d	1	0.65mi
5752 College Ave Kansas City, MO	4.0	1.0	1120	$1,600	$1.43	17d	1	0.67mi
6812 College Ave Kansas City, MO	4.0	2.0	1152	$1,795	$1.56	24d	1	0.69mi
1702 Bushman Dr Kansas City, MO	1.0–2.0	1.0–2.0	895	$1,065	$1.19	44d	1	0.76mi
2120 E 68th Ter Kansas City, MO	2.0	1.0	930	$1,200	$1.29	24d	1	0.77mi
6821 Bales Ave Kansas City, MO	3.0	1.5	1430	$1,595	$1.12	20d	1	0.78mi
2100 E 58th St Kansas City, MO	2.0	1.0	1030	$1,500	$1.46	44d	1	0.79mi
3615 E 58th St Unit 1 Kansas City, MO	2.0	1.0	936	$875	$0.93	44d	1	0.79mi
3617 E 58th St Unit 2 Kansas City, MO	2.0	1.0	936	$875	$0.93	44d	1	0.80mi
1805 E 67th St Kansas City, MO	2.0	1.0	1064	$1,200	$1.13	17d	1	0.81mi
3861 E 60th St Kansas City, MO	3.0	2.0	1491	$1,250	$0.84	3d	1	0.83mi
1850 E 68th Ter Kansas City, MO	4.0	2.0	1400	$1,600	$1.14	17d	1	0.84mi
1831 E 68th St Kansas City, MO	3.0	1.0	1043	$1,250	$1.20	17d	1	0.84mi
5650 Askew Ave Kansas City, MO	4.0	2.0	1200	$1,341	$1.12	24d	1	0.85mi
6404 The Paseo Kansas City, MO	1.0–2.0	1.0–2.0	942	$1,600	$1.70	3d	6	0.86mi
3600 E 57th St Kansas City, MO	3.0	1.0	1037	$1,250	$1.21	44d	1	0.87mi
3821 E 58th St Kansas City, MO	3.0	1.5	1153	$1,350	$1.17	17d	1	0.88mi
5614 Indiana Ave Kansas City, MO	3.0	1.0	900	$1,175	$1.31	44d	1	0.89mi
4211 E 61st St Kansas City, MO	2.0	1.5	1220	$1,500	$1.23	44d	1	0.91mi
5708 Euclid Ave Kansas City, MO	4.0	2.0	1350	$1,600	$1.19	17d	1	0.91mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	15d	1	0.91mi
1435 E 66th Ter Kansas City, MO	3.0	1.0	988	$1,340	$1.36	13d	1	0.93mi
6653 Lydia Ave Kansas City, MO	3.0	1.0	962	$1,500	$1.56	17d	1	1.02mi
6014 Virginia Ave Kansas City, MO	2.0	1.0	1072	$1,111	$1.04	8d	1	1.05mi
5531 Euclid Ave Kansas City, MO	3.0	1.0	1135	$1,300	$1.15	44d	1	1.05mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,645	$1.50	24d	1	1.06mi
6024 Tracy Ave Kansas City, MO	3.0	1.0	1000	$1,250	$1.25	17d	1	1.10mi
7127 Bales Ave Kansas City, MO	3.0	1.0	900	$1,350	$1.50	24d	1	1.12mi
6901 Jackson Ave Unit 6903 Kansas City, MO	3.0	1.0	1000	$1,200	$1.20	22d	1	1.13mi
5524 Woodland Ave Kansas City, MO	3.0	1.0	1243	$1,095	$0.88	24d	1	1.14mi
5414 Brooklyn Ave Kansas City, MO	3.0	1.5	1856	$1,650	$0.89	17d	1	1.17mi
7240 Agnes Ave Kansas City, MO	3.0	1.0	1140	$1,350	$1.18	2d	1	1.20mi

Listing history 39 events

1. 2026-06-18
   days on market $135,000 Active 58 DOM
2. 2026-06-17
   days on market $135,000 Active 57 DOM
3. 2026-06-16
   days on market $135,000 Active 56 DOM
4. 2026-06-15
   days on market $135,000 Active 55 DOM
5. 2026-06-13
   days on market $135,000 Active 53 DOM
6. 2026-06-09
   days on market $135,000 Active 49 DOM
7. 2026-06-08
   days on market $135,000 Active 48 DOM
8. 2026-06-07
   days on market $135,000 Active 47 DOM
9. 2026-06-05
   days on market $135,000 Active 44 DOM
10. 2026-06-03
    days on market $135,000 Active 43 DOM
11. 2026-06-02
    days on market $135,000 Active 42 DOM
12. 2026-06-01
    days on market $135,000 Active 41 DOM
13. 2026-05-31
    days on market $135,000 Active 40 DOM
14. 2026-04-21
    listed $135,000 Active 374-char remark

    Show marketing remark (374 chars)

    Check out this super low maintenance rental property, centrally located with easy access to US-71. It was remodeled in 2023, with a new kitchen with quartz countertops, fresh paint throughout, a new front deck, and refinished hardwoods. Rent is currently $1375, so cashflow is easy. This property is also being sold as a part of a package. Contact listing agent for details.

15. 2026-04-15
    historical
16. 2026-03-06
    historical $1,375
17. 2026-02-03
    price $1,375
18. 2026-01-31
    listed $1,350
19. 2025-12-12
    listed $1,036,800 Active
20. 2025-12-01
    historical
21. 2025-11-21
    status Active
22. 2025-11-10
    status Pending
23. 2025-04-17
    listed $149,000 Active
24. 2024-01-30
    historical
25. 2024-01-11
    listed $155,000 Active
26. 2024-01-11
    historical
27. 2023-11-07
    listed $160,000 Active
28. 2023-09-06
    status Pending
29. 2023-09-06
    historical
30. 2023-08-15
    listed $125,000 Active
31. 2021-10-26
    historical
32. 2021-10-20
    status Pending
33. 2021-10-14
    listed $360,000 Active
34. 2020-12-09
    soldstatus
35. 2020-04-14
    soldstatus
36. 2020-04-01
    soldstatus Sold
37. 2020-02-28
    status Pending
38. 2020-02-23
    listed $64,950 Active
39. 1996-06-25
    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: $2,028 · $169/mo
• Projected year-2 tax: $2,028 · $169/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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,707
• − Mortgage interest: −$7,562
• − Property taxes: −$2,028
• − Insurance: −$675
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$3,927
• Taxable loss: −$158
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $2,038/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

+107.9% since first listed

26 events — show timeline

• 2026-04-21 Listed $135,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-15 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-03-06 Rental Removed $1,375 TENANTTURNER2
• 2026-02-03 Price Changed $1,375 TENANTTURNER2
• 2026-01-31 Listed for Rent $1,350 TENANTTURNER2
• 2025-12-12 Listed $1,036,800 Heartland MLS as Distributed by MLS Grid
• 2025-12-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-11-21 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-11-10 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-04-17 Listed $149,000 Heartland MLS as Distributed by MLS Grid
• 2024-01-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-01-11 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-01-11 Listed $155,000 Heartland MLS as Distributed by MLS Grid
• 2023-11-07 Listed $160,000 Heartland MLS as Distributed by MLS Grid
• 2023-09-06 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-09-06 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-08-15 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 2021-10-26 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2021-10-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-10-14 Listed $360,000 Heartland MLS as Distributed by MLS Grid
• 2020-12-09 Sold (Public Records) — Public Records
• 2020-04-14 Sold (Public Records) — Public Records
• 2020-04-01 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-02-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-02-23 Listed $64,950 Heartland MLS as Distributed by MLS Grid
• 1996-06-25 Sold (Public Records) — Public Records

Property tax history

+12.5%/yr

Latest (2025): $2,028 · +94.1% YoY. Source: county tax records.