5144 Skiles St · Kansas City, MO 64129

$132,000

3 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 11 Days on market

Built 1958 9,827 sqft lot $119/sqft · 8% below area Est $144k · 8% under

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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 +24.7/30.0
• ARV discount +11.2/15.0
• DSCR +8.0/10.0
• 1% rule +5.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Darling home! This completely remodeled homes has all the amenities you've been looking for including washer/dryer, dishwasher, refrig, white appliances woodwork!NewAC/Furn, roof, gutters, windows, vinyl siding, carpet, paint, countertops, cabinets. .. and a HUGE master bedroom w/ 2 LARGE closets!Also Raytown Schools.

Key facts

• Spacious lot
• 9,827 sq ft lot
• Built 1958

Tags

• MOVE IN READY INTERIOR
• SPACIOUS LOT
• PARTIALLY FENCED BACKYARD
• EASY ACCESS TO AMENITIES
• LOW MAINTENANCE RANCH
• SOLID RENTAL POTENTIAL

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Other parking type
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Single-story (ranch); Entry and main living on first floor
• Construction: Vinyl siding; Composition roof
• Exterior features: Partial fencing

Interior

• Kitchen: Kitchen/dining combo; Kitchen on the first floor
• Bedrooms: 3 bedrooms on the first floor; Carpeted bedrooms
• Flooring: Carpet in primary living areas/bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Ranch floor plan; Basement (other/unspecified)
• Laundry & utility: Laundry located at bedroom level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $132k.

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 $132k).
• Cap rate 8.8% 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.
• Raytown C-2 (suburban): math 12% / reading 28% proficiency, ranked #302 of 324 in MO (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 52 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 33% of the median local income ($51k/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 $913 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y 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 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,000

Questions for the listing agent

1. Built in 1958 — 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: 1.06% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.94%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

• ARV (median comp): $143,938
• List price: $132,000
• Delta: -8.29%
• 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
7815 E 51st St	0.19mi	4/1.0 (+1)	1,128 (+2%)	1mo	$134,900	$120	83
7726 Sni A Bar Rd	0.15mi	3/1.0	984 (-11%)	1mo	$145,000	$147	73
5002 Skiles Ave	0.20mi	3/1.0	984 (-11%)	1mo	$150,000	$152	71
5118 Rinker Rd	0.15mi	3/2.0	1,224 (+10%)	3mo	$189,000	$154	69
7723 Sni-a-bar Rd	0.18mi	3/1.0	1,262 (+14%)	1mo	$125,000	$99	68
7622 Sni a Bar Rd	0.30mi	3/1.0	1,008 (-9%)	6mo	$130,000	$129	66
5615 Oakland Ave	0.67mi	3/1.0	1,102 (-1%)	5mo	$150,000	$136	63
7412 E 57th St	0.72mi	3/1.0	1,128 (+2%)	3mo	$149,900	$133	61
8409 E 47th Ter	0.54mi	3/1.0	1,200 (+8%)	1mo	$189,900	$158	60
7909 E 58th St	0.74mi	2/1.0 (-1)	1,100 (-1%)	3mo	$114,000	$104	57
8812 E 54th St	0.63mi	3/1.0	1,008 (-9%)	4mo	$100,000	$99	52
5611 Oakland Ave	0.65mi	3/1.0	1,274 (+15%)	3mo	$170,000	$133	42

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-3,883
• Equity at exit: $19,682

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $19,089
• Equity at exit: $11,413

Cash invested: $36,960 (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 64129

• Home prices YoY: -9.8%
• Active inventory: 52
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,405 high
• Mortgage (P&I): −$692
• Tax from tax record: −$87 /mo · $1,048/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $275

Break-even live

Break-even rent $1,056

Max offer price $132,000

Occupancy floor 75%

Sensitivity live

Price	-10% $350	-5% $313	+0% $275	+5% $238	+10% $201
Rent	-10% $164	-5% $220	+0% $275	+5% $331	+10% $386
Rate	-1.0pp $342	-0.5pp $309	base $275	+0.5pp $241	+1.0pp $206

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7707 E 50th Ter Kansas City, MO	4.0	2.0	1250	$1,250	$1.00	22d	1	0.27mi
5126 Booth Ave Kansas City, MO	2.0	1.0	950	$1,149	$1.21	13d	1	0.27mi
7601 Sni a Bar Ter Kansas City, MO	2.0	1.0	827	$1,099	$1.33	44d	1	0.40mi
7615 E 49th St Kansas City, MO	2.0	1.0	888	$1,095	$1.23	44d	1	0.41mi
8648 E 52nd Ter Kansas City, MO	3.0	1.5	1224	$1,395	$1.14	24d	1	0.48mi
7611 E 47th Ter Kansas City, MO	3.0	1.0	840	$1,276	$1.52	8d	1	0.62mi
4730 Richmond Ave Kansas City, MO	3.0	1.0	821	$1,395	$1.70	44d	1	0.63mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	3d	1	0.74mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	2d	1	0.74mi
8855 E 59th St Raytown, MO	3.0	1.5	864	$1,396	$1.62	44d	1	1.13mi
6017 Farley Ave Raytown, MO	2.0	2.5	1152	$1,495	$1.30	44d	1	1.27mi
5035 Overton Ave Kansas City, MO	3.0	2.0	1323	$1,795	$1.36	44d	1	1.42mi
4837 Overton Ave Kansas City, MO	3.0	1.5	1344	$1,611	$1.20	22d	1	1.45mi

Listing history 13 events

1. 2026-06-07
   statusdays on market $132,000 Pending 11 DOM
2. 2026-06-03
   days on market $132,000 Active 10 DOM
3. 2026-06-02
   days on market $132,000 Active 9 DOM
4. 2026-06-01
   days on market $132,000 Active 8 DOM
5. 2026-05-31
   days on market $132,000 Active 7 DOM
6. 2026-05-04
   status Pending 403-char remark
7. 2026-04-30
   listed $132,000 Active 403-char remark
8. 2016-07-27
   soldstatus
9. 2015-02-06
   soldstatus
10. 2004-05-21
    soldstatus
11. 2004-05-21
    soldstatus
12. 2004-05-20
    soldstatus 319-char remark

    Show marketing remark (319 chars)

    Darling home! This completely remodeled homes has all the amenities you've been looking for including washer/dryer, dishwasher, refrig, white appliances woodwork!NewAC/Furn, roof, gutters, windows, vinyl siding, carpet, paint, countertops, cabinets. .. and a HUGE master bedroom w/ 2 LARGE closets!Also Raytown Schools.

13. 2004-04-26
    listed $69,000 319-char remark

    Show marketing remark (319 chars)

    Darling home! This completely remodeled homes has all the amenities you've been looking for including washer/dryer, dishwasher, refrig, white appliances woodwork!NewAC/Furn, roof, gutters, windows, vinyl siding, carpet, paint, countertops, cabinets. .. and a HUGE master bedroom w/ 2 LARGE closets!Also Raytown Schools.

ⓘ 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: $1,048 · $87/mo
• Projected year-2 tax: $1,280 · $107/mo
• Expected delta: +$232/yr (+$19/mo · 22.1%)

ⓘ 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 · 16 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: $16,859
• − Mortgage interest: −$7,394
• − Property taxes: −$1,048
• − Insurance: −$660
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$3,840
• Taxable income: $1,219
• Est. tax owed @ 24.0%: −$293
• After-tax cash flow: $3,011/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: Raytown C-2
• NCES district ID: 2926070
• Math proficiency: 12% ▼ -11.00%
• Reading proficiency: 28% ▼ -9.00%
• Median HH income: $47,215
• Composite: 17.59/100
• National rank: #9039
• State rank: #302 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): 9,267
• Household income: $51,310
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 349.0

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 0.65)
• Race & ethnicity: Black 45% White 37% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 4% Italian 2% Armenian 1%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 8% Arabic 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: ▼ -32.25%
• Current HPI: 297.5233
• 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

+91.3% since first listed

10 events — show timeline

• 2026-06-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-27 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-05-04 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-30 Listed $132,000 Heartland MLS as Distributed by MLS Grid
• 2016-07-27 Sold (Public Records) — Public Records
• 2015-02-06 Sold (Public Records) — Public Records
• 2004-05-21 Sold (Public Records) — Public Records
• 2004-05-21 Sold (Public Records) — Public Records
• 2004-05-20 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-04-26 Listed $69,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.8%/yr

Latest (2025): $1,048 · -29.1% YoY. Source: county tax records.