4912 Skiles Ave · Kansas City, MO 64129

$130,000

3 bd · 1.0 ba · 954 sqft · SingleFamily public records · 1 Days on market

Built 1949 0.28 ac lot Est $140k · 7% 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 +25.0/30.0
• ARV discount +10.8/15.0
• DSCR +8.1/10.0
• 1% rule +5.8/10.0
• 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

HomeSteps Home-As Is-No Seller Disclosure/Special Addendums Apply-Proof of Funds/Preapproval w/ Offer-No Contingencies-E/Deposit must be Certified Funds-Attractive cozy Ranch on large lot-Fenced backyard-Detached Garage-Great neighborhood in convenient location-Partially finished Lower Level.

Key facts

• 0.28 acre lot
• Garage
• Built 1949

Property features AI

Finance

• Other: Not in a flood plain; Age: approximately 76–100 years; Above-grade finished area reported by owner; Below-grade finished area source: public records

Exterior

• Parking: Detached garage that faces front (1-car garage)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Single-family residence; Residential property; Ranch-style; One story
• Construction: Frame construction with wood siding; Composition roof
• Exterior features: Patio; Metal fencing; City lot; Paved road with public maintenance

Interior

• Kitchen: Country-style kitchen
• Bedrooms: 3 bedrooms, all on the first floor
• Flooring: Carpet; Laminate; Wood
• Bathrooms: 1 full bathroom (first floor); Full basement with inside entrance
• Heating & cooling: Forced air heating (natural gas); Electric cooling
• Interior features: Thermal windows; Country kitchen; Ranch floor plan; Smoke detector(s)
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 8.9% 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $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

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

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1949 — 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: 1.08% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.28%
• DSCR: 1.41
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $140,238
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5002 Skiles Ave	0.09mi	3/1.0	984 (+3%)	1mo	$150,000	$152	90
7726 Sni A Bar Rd	0.14mi	3/1.0	984 (+3%)	1mo	$145,000	$147	88
7622 Sni a Bar Rd	0.14mi	3/1.0	1,008 (+6%)	6mo	$130,000	$129	80
5130 Palmer St	0.32mi	3/1.0	864 (-9%)	1mo	$124,900	$145	68
4834 Eastern Ave	0.47mi	3/1.0	912 (-4%)	4mo	$155,000	$170	67
7803 E 50th Ter	0.22mi	3/1.5	864 (-9%)	6mo	$174,900	$202	67
7405 E 49th St	0.42mi	3/1.0	864 (-9%)	2mo	$82,000	$95	62
7610 E 49th Ter	0.28mi	2/1.0 (-1)	864 (-9%)	5mo	$59,999	$69	62
7409 E 49th St	0.40mi	3/1.0	864 (-9%)	8mo	$36,000	$42	59
7719 E 47th Ter	0.34mi	3/1.0	840 (-12%)	9mo	$125,000	$149	57
8803 E 49th St	0.56mi	3/1.0	1,020 (+7%)	8mo	$172,000	$169	56
7801 Ozark Rd	0.37mi	3/1.0	816 (-14%)	8mo	$110,000	$135	52

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-3,152
• Equity at exit: $19,383

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $20,260
• 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 64129

• Home prices YoY: -9.8%
• Active inventory: 52
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,403 high
• Mortgage (P&I): −$682
• Tax from tax record: −$91 /mo · $1,094/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $282

Break-even live

Break-even rent $1,047

Max offer price $130,000

Occupancy floor 75%

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7601 Sni a Bar Ter Kansas City, MO	2.0	1.0	827	$1,099	$1.33	44d	1	0.19mi
7615 E 49th St Kansas City, MO	2.0	1.0	888	$1,095	$1.23	44d	1	0.21mi
7611 E 47th Ter Kansas City, MO	3.0	1.0	840	$1,276	$1.52	8d	1	0.39mi
4730 Richmond Ave Kansas City, MO	3.0	1.0	821	$1,395	$1.70	44d	1	0.42mi
5126 Booth Ave Kansas City, MO	2.0	1.0	950	$1,149	$1.21	12d	1	0.43mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	2d	1	0.87mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	3d	1	0.87mi
8855 E 59th St Raytown, MO	3.0	1.5	864	$1,396	$1.62	44d	1	1.37mi

Listing history 11 events

1. 2026-06-18
   statusdays on market $130,000 Active 1 DOM
2. 2026-06-17
   remarks 629-char remark
3. 2026-06-17
   days on market $130,000 Coming Soon 11 DOM
4. 2026-06-16
   days on market $130,000 Coming Soon 10 DOM
5. 2026-06-15
   days on market $130,000 Coming Soon 9 DOM
6. 2026-06-13
   days on market $130,000 Coming Soon 7 DOM
7. 2026-06-13
   days on market $130,000 Coming Soon 6 DOM
8. 2026-06-09
   days on market $130,000 Coming Soon 3 DOM
9. 2026-06-08
   days on market $130,000 Coming Soon 2 DOM
10. 2026-06-07
    remarks 29-char remark
11. 2026-06-07
    listed $130,000 Coming Soon 1 DOM

ⓘ 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: $1,094 · $91/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$167/yr (+$14/mo · 15.3%)

ⓘ 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: $16,841
• − Mortgage interest: −$7,282
• − Property taxes: −$1,094
• − Insurance: −$650
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$3,782
• Taxable income: $1,338
• Est. tax owed @ 24.0%: −$321
• After-tax cash flow: $3,058/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

+155.3% since first listed

4 events — show timeline

• 2026-06-06 Coming Soon $130,000 Heartland MLS as Distributed by MLS Grid
• 2008-06-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-03-11 Listed $50,915 Heartland MLS as Distributed by MLS Grid
• 1994-03-18 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,094 · -4.5% YoY. Source: county tax records.