4200 E 58th St · Kansas City, MO 64130

$130,000

2 bd · 1.0 ba · 616 sqft · SingleFamily public records · 116 Days on market

Built 1925 3,926 sqft lot $211/sqft · 100% above area Est $105k · 24% over

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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 +20.1/30.0
• DSCR +6.4/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly complete remodeled home, New kitchen, New air conditioning, New HVAC System, New water heater, New indoor paint, New roof, Hurry don't miss this opportunity won't last long!!!!!

Key facts

• 3,926 sq ft lot
• Built 1925
• Listed 116 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (10.3% below list).
• Recommended offer: $117k (10.3% below list) — sets the bar for 1% rule.
• 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 33% 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 $899 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 116 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,655 (10.3% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. 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?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.31%
• DSCR: 1.24
• GRM: 9.3

CMA / ARV

• ARV (median comp): $105,008
• List price: $130,000
• Delta: 23.80%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5700 Norton Ave	0.13mi	3/1.0 (+1)	704 (+14%)	10mo	$99,000	$141	57
5220 Norton Ave	0.69mi	1/1.0 (-1)	624 (+1%)	24mo	$59,900	$96	41
3313 E 55th St	0.63mi	2/1.0	704 (+14%)	17mo	$49,900	$71	32

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-9,183
• Equity at exit: $19,383

10-year hold

• IRR: 4.3%
• Equity multiple: 1.33×
• Total profit: $12,082
• Equity at exit: $11,240

Cash invested: $36,400 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,167 high
• Mortgage (P&I): −$682
• Tax from tax record: −$25 /mo · $295/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $161

Break-even live

Break-even rent $963

Max offer price $130,000

Occupancy floor 81%

Sensitivity live

Price	-10% $235	-5% $198	+0% $161	+5% $124	+10% $88
Rent	-10% $69	-5% $115	+0% $161	+5% $207	+10% $253
Rate	-1.0pp $227	-0.5pp $194	base $161	+0.5pp $127	+1.0pp $93

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3315 E 52nd St Kansas City, MO	2.0	1.0	662	$1,125	$1.70	24d	1	0.86mi
2512 E 59th St Kansas City, MO	2.0	1.0	750	$1,150	$1.53	44d	1	1.04mi
3017 E 51st St Kansas City, MO	2.0	1.0	621	$1,303	$2.10	8d	1	1.08mi
3601 E Meyer Blvd Kansas City, MO	1.0	1.0	560	$900	$1.61	44d	1	1.11mi
5713 Brooklyn Ave Kansas City, MO	2.0	1.0	600	$1,200	$2.00	8d	1	1.23mi
2205 E 59th St Kansas City, MO	2.0	1.0	724	$1,025	$1.42	17d	1	1.24mi
5702 Euclid Ave Kansas City, MO	2.0	1.0	683	$1,000	$1.46	44d	1	1.39mi

Listing history 41 events

1. 2026-06-09
   days on market $130,000 Active 116 DOM
2. 2026-06-08
   days on market $130,000 Active 115 DOM
3. 2026-06-07
   days on market $130,000 Active 114 DOM
4. 2026-06-05
   days on market $130,000 Active 111 DOM
5. 2026-06-03
   days on market $130,000 Active 110 DOM
6. 2026-06-02
   days on market $130,000 Active 109 DOM
7. 2026-06-01
   days on market $130,000 Active 108 DOM
8. 2026-05-31
   days on market $130,000 Active 107 DOM
9. 2026-05-17
   status Active 183-char remark

   Show marketing remark (183 chars)

   Newly complete remodeled home, New kitchen, New air conditioning, New HVAC System, New water heater, New indoor paint, New roof, Hurry don't miss this opportunity won't last long!!!!!

10. 2026-05-12
    status Pending 183-char remark

    Show marketing remark (183 chars)

    Newly complete remodeled home, New kitchen, New air conditioning, New HVAC System, New water heater, New indoor paint, New roof, Hurry don't miss this opportunity won't last long!!!!!

11. 2026-05-07
    historical Active Under Contract 183-char remark

    Show marketing remark (183 chars)

    Newly complete remodeled home, New kitchen, New air conditioning, New HVAC System, New water heater, New indoor paint, New roof, Hurry don't miss this opportunity won't last long!!!!!

12. 2026-02-21
    price $130,000 183-char remark

    Show marketing remark (183 chars)

    Newly complete remodeled home, New kitchen, New air conditioning, New HVAC System, New water heater, New indoor paint, New roof, Hurry don't miss this opportunity won't last long!!!!!

13. 2026-02-21
    status Active 183-char remark

    Show marketing remark (183 chars)

    Newly complete remodeled home, New kitchen, New air conditioning, New HVAC System, New water heater, New indoor paint, New roof, Hurry don't miss this opportunity won't last long!!!!!

14. 2026-02-19
    status Pending 183-char remark

    Show marketing remark (183 chars)

    Newly complete remodeled home, New kitchen, New air conditioning, New HVAC System, New water heater, New indoor paint, New roof, Hurry don't miss this opportunity won't last long!!!!!

15. 2026-02-10
    price $125,000 183-char remark

    Show marketing remark (183 chars)

    Newly complete remodeled home, New kitchen, New air conditioning, New HVAC System, New water heater, New indoor paint, New roof, Hurry don't miss this opportunity won't last long!!!!!

16. 2026-02-08
    listed $130,000 Active 183-char remark

    Show marketing remark (183 chars)

    Newly complete remodeled home, New kitchen, New air conditioning, New HVAC System, New water heater, New indoor paint, New roof, Hurry don't miss this opportunity won't last long!!!!!

17. 2026-02-08
    historical $130,000 183-char remark

    Show marketing remark (183 chars)

    Newly complete remodeled home, New kitchen, New air conditioning, New HVAC System, New water heater, New indoor paint, New roof, Hurry don't miss this opportunity won't last long!!!!!

18. 2026-02-06
    historical
19. 2026-01-03
    price $150,000
20. 2025-11-06
    listed $160,000 Active
21. 2025-11-03
    historical
22. 2025-10-30
    historical
23. 2025-08-19
    price $170,000
24. 2025-08-01
    listed $185,000 Active
25. 2023-05-15
    soldstatus
26. 2023-05-12
    soldstatus Closed
27. 2023-04-21
    status Pending
28. 2023-04-17
    listed $80,000 Active
29. 2018-12-10
    soldstatus
30. 2018-10-17
    soldstatus
31. 2018-10-16
    soldstatus Sold
32. 2018-10-01
    status Pending
33. 2018-09-27
    price $5,999
34. 2018-09-20
    price $6,900
35. 2018-09-11
    price $7,900
36. 2018-09-11
    price $8,000
37. 2018-09-06
    price $8,500
38. 2018-08-30
    price $9,000
39. 2018-08-29
    listed $9,900 Active
40. 2016-02-25
    soldstatus
41. 1982-04-01
    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: $295 · $25/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$966/yr (+$80/mo · 327.5%)

ⓘ 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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,999
• − Mortgage interest: −$7,282
• − Property taxes: −$295
• − Insurance: −$650
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$3,782
• Taxable loss: −$250
• Est. tax savings @ 24.0%: +$60
• After-tax cash flow: $1,993/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

+1213.1% since first listed

33 events — show timeline

• 2026-05-17 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-05-12 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-07 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-02-21 Price Changed $130,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-21 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-02-19 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-10 Price Changed $125,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-08 Listed $130,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-08 Coming Soon $130,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-06 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-01-03 Price Changed $150,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-06 Listed $160,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-03 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2025-10-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-08-19 Price Changed $170,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-01 Listed $185,000 Heartland MLS as Distributed by MLS Grid
• 2023-05-15 Sold (Public Records) — Public Records
• 2023-05-12 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-04-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-04-17 Listed $80,000 Heartland MLS as Distributed by MLS Grid
• 2018-12-10 Sold (Public Records) — Public Records
• 2018-10-17 Sold (Public Records) — Public Records
• 2018-10-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-10-01 Pending — Heartland MLS as Distributed by MLS Grid
• 2018-09-27 Price Changed $5,999 Heartland MLS as Distributed by MLS Grid
• 2018-09-20 Price Changed $6,900 Heartland MLS as Distributed by MLS Grid
• 2018-09-11 Price Changed $7,900 Heartland MLS as Distributed by MLS Grid
• 2018-09-11 Price Changed $8,000 Heartland MLS as Distributed by MLS Grid
• 2018-09-06 Price Changed $8,500 Heartland MLS as Distributed by MLS Grid
• 2018-08-30 Price Changed $9,000 Heartland MLS as Distributed by MLS Grid
• 2018-08-29 Listed $9,900 Heartland MLS as Distributed by MLS Grid
• 2016-02-25 Sold (Public Records) — Public Records
• 1982-04-01 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $295 · -47.8% YoY. Source: county tax records.