4417 N Oak Trfy · Kansas City, MO 64116

$130,000

2 bd · 1.0 ba · 1,154 sqft · SingleFamily public records · 5 Days on market

Built 1942 9,142 sqft lot Est $253k · 49% under

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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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.1/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This house has a lot of space for the money-The 4th bedroom in the basement could be converted to a rec room-while sellers lived here they added on to house and updated kitchen-newer appliances-sellers are leaving refig/washer/dryer/microwave/lawn mower/patio furniture-great for first time home buyers Fenced backyard and storage shed-Great sun room off the back-This house has some extra space for a family-School bus provides front door drop off and pick up-the property is being sold as is but they welcome inspections.

Key facts

• 9,142 sq ft lot
• Garage
• Listed 5 days

Property features AI

Finance

• Financial info: Property age: 51–75 years
• HOA & community: Association fee includes: Other

Exterior

• Parking: Attached garage (1 car)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Metro Free telecom option
• Home design: Single-family residence; Residential property; 1.5-story home; Home faces front (garage faces front)
• Construction: Metal siding; Composition roof; Has finished basement with walk-up access and a basement bedroom
• Exterior features: Metal fencing; Shed(s); City lot

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: 4 bedrooms (primary on main level; other bedrooms on second and basement levels)
• Flooring: Wood floors in living areas and some bedrooms; Carpet in select rooms; Vinyl in kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling (central air)
• Interior features: Walk-in closets; Window coverings; Thermal windows; Sun room; Main-floor primary bedroom; Family room on main level
• Laundry & utility: Washer and dryer included; Dedicated laundry room in basement

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 $266 ($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 8.7% 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.
• North Kansas City 74 (urban): math 38% / reading 49% proficiency, ranked #98 of 324 in MO (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crestview Elementary (math 32% / reading 37%, grade F, #676 of 1,115 statewide, top 66%, 435 students, 68% FRL); North Kansas City High (math 14% / reading 37%, grade F, #433 of 521 statewide, top 83%, 1,640 students, 55% FRL) — zoned schools average 62% FRL vs 37% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 44% district-wide (-14 pts) — the specific schools serving this property underperform the North Kansas City 74 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.7%/yr); 88 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 341 units permitted in Clay County in 2024 (40 in 5+ unit buildings).

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.
• Clay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y ago; this cycle's ask is 18% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1942 — 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: 1.11% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.76%
• DSCR: 1.39
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $252,726
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 NE 43rd Ter	0.20mi	3/2.0 (+1)	1,138 (-1%)	9mo	$249,000	$219	72
429 NE 42nd St	0.36mi	2/1.0	1,232 (+7%)	1mo	$150,000	$122	71
209 NE Briarcliff Pkwy	0.38mi	2/1.5	1,196 (+4%)	10mo	$249,000	$208	66
609 NE 42nd St	0.38mi	2/1.0	1,267 (+10%)	3mo	$214,750	$169	64
622 NE 43rd St	0.28mi	2/1.0	1,022 (-11%)	6mo	$200,000	$196	62
211 NW Briarcliff Rd	0.53mi	2/1.5	1,200 (+4%)	6mo	$300,000	$250	62
712 NE 45th St	0.27mi	3/2.0 (+1)	1,080 (-6%)	9mo	$200,000	$185	60
5 NW Briarcliff Rd	0.45mi	3/1.0 (+1)	1,250 (+8%)	10mo	$305,000	$244	52
915 NE 44th St	0.43mi	3/2.0 (+1)	1,036 (-10%)	5mo	$199,500	$193	50
4131 N Main St	0.46mi	3/3.0 (+1)	1,056 (-8%)	9mo	$275,000	$260	44
657 NE Russell Rd	0.64mi	3/1.0 (+1)	1,032 (-11%)	4mo	$240,000	$233	44
4121 N Campbell Ave	0.56mi	3/2.0 (+1)	1,302 (+13%)	2mo	$345,000	$265	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 · 4.74% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,572
• Equity at exit: $19,383

10-year hold

• IRR: 10.3%
• Equity multiple: 1.86×
• Total profit: $31,358
• 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 64116

• Rents YoY: 4.7%
• Active inventory: 88
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,441 high
• Mortgage (P&I): −$682
• Tax from tax record: −$137 /mo · $1,644/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $266

Break-even live

Break-even rent $1,105

Max offer price $130,000

Occupancy floor 77%

Sensitivity live

Price	-10% $339	-5% $302	+0% $266	+5% $229	+10% $192
Rent	-10% $152	-5% $209	+0% $266	+5% $323	+10% $380
Rate	-1.0pp $331	-0.5pp $299	base $266	+0.5pp $232	+1.0pp $198

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
619 NE 41st Ter Kansas City, MO	3.0	1.0	910	$1,495	$1.64	24d	1	0.44mi
5000 N Oak Trfy Kansas City, MO	3.0	1.0–2.0	1225	$1,163	$0.95	44d	1	0.63mi
1300 NE Parvin Rd Kansas City, MO	1.0–2.0	1.0–2.0	881	$1,530	$1.74	2d	15	0.67mi
3800 N Cherry Ln Kansas City, MO	2.0	1.0	825	$1,138	$1.38	15d	4	0.77mi
1321a NE 39th St Unit 1309A Kansas City, MO	2.0	2.0	1500	$1,699	$1.13	15d	1	0.93mi
1321a NE 39th St Kansas City, MO	2.0	1.5–2.0	952	$1,732	$1.82	44d	3	0.93mi
1321a NE 39th St Unit 1304B Kansas City, MO	2.0	2.5	1200	$1,509	$1.26	44d	1	0.93mi
4763 N Highland Ave Kansas City, MO	1.0–2.0	1.0	950	$1,195	$1.26	3d	13	0.99mi
1282 NW Vivion Rd Kansas City, MO	1.0–2.0	1.0–2.0	944	$1,583	$1.68	3d	4	1.23mi
3350 N Holmes St Kansas City, MO	2.0	1.0–2.5	975	$3,329	$3.41	2d	91	1.33mi

Listing history 12 events

1. 2026-06-07
   statusdays on market $130,000 Pending 5 DOM
2. 2026-06-05
   days on market $130,000 Active 4 DOM
3. 2026-06-03
   days on market $130,000 Active 3 DOM
4. 2026-06-02
   days on market $130,000 Active 2 DOM
5. 2026-06-01
   statusdays on market $130,000 Active 1 DOM
6. 2026-05-31
   days on market $130,000 Coming Soon 13 DOM
7. 2026-05-19
   historical $130,000
8. 2004-08-17
   soldstatus
9. 2004-08-13
   soldstatus 523-char remark

   Show marketing remark (523 chars)

   This house has a lot of space for the money-The 4th bedroom in the basement could be converted to a rec room-while sellers lived here they added on to house and updated kitchen-newer appliances-sellers are leaving refig/washer/dryer/microwave/lawn mower/patio furniture-great for first time home buyers Fenced backyard and storage shed-Great sun room off the back-This house has some extra space for a family-School bus provides front door drop off and pick up-the property is being sold as is but they welcome inspections.

10. 2004-06-04
    listed $109,900 523-char remark

    Show marketing remark (523 chars)

    This house has a lot of space for the money-The 4th bedroom in the basement could be converted to a rec room-while sellers lived here they added on to house and updated kitchen-newer appliances-sellers are leaving refig/washer/dryer/microwave/lawn mower/patio furniture-great for first time home buyers Fenced backyard and storage shed-Great sun room off the back-This house has some extra space for a family-School bus provides front door drop off and pick up-the property is being sold as is but they welcome inspections.

11. 2000-12-22
    soldstatus 230-char remark

    Show marketing remark (230 chars)

    Pc4821 Fixer Upper-Lots Of Potential! 20x17 Family Room, 13x9 Mstr, 12x9 Br2 Double Closets! Private Treed Fenced Back Yard W/ Storage Shed. Maintence Free Siding! 1 Car Garage & More! House In Estate-Sold "As Is".

12. 2000-09-29
    listed $69,900 230-char remark

    Show marketing remark (230 chars)

    Pc4821 Fixer Upper-Lots Of Potential! 20x17 Family Room, 13x9 Mstr, 12x9 Br2 Double Closets! Private Treed Fenced Back Yard W/ Storage Shed. Maintence Free Siding! 1 Car Garage & More! House In Estate-Sold "As Is".

ⓘ 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: $1,644 · $137/mo
• Projected year-2 tax: $1,644 · $137/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 ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,295
• − Mortgage interest: −$7,282
• − Property taxes: −$1,644
• − Insurance: −$650
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$3,782
• Taxable income: $1,170
• Est. tax owed @ 24.0%: −$281
• After-tax cash flow: $2,907/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: North Kansas City 74
• NCES district ID: 2922800
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $55,444
• Composite: 37.88/100
• National rank: #4321
• State rank: #98 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: Clay County · 220,651 people
• City population: 439,467
• Metro: Kansas City, MO-KS
• Population (ZIP): 18,046
• Household income: $64,123
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 844.0

Population outlook (Clay County) Hauer SSP2

• Today (2025): 266,022 people
• By 2030: 280,057 · +5.3%
• By 2040: 306,153 · +15.1%
• By 2050: 328,630 · +23.5%
• By 2075: 375,182 · +41.0%
• By 2100: 392,861 · +47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 63% Two or more races 15% Black 12% Hispanic / Latino 10% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Italian 3% Serbian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 91% English-only · Arabic 2% Spanish 2% Vietnamese 2%

Political lean MEDSL · Clay

• 2024 margin: Lean R (+5.6) · D 46.4% · R 52.0% · Other 1.6%
• 2008→2024 swing: -4.9pp toward R · 2008: -0.7pp · 2024: -5.6pp
• All cycles: 2024: R+5.6 2020: R+4.1 2016: R+11.1 2012: R+8.4 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -180.14%
• Current HPI: 256.6222
• Rent YoY: ▲ 4.74%
• 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

+86.0% since first listed

6 events — show timeline

• 2026-05-19 Coming Soon $130,000 Heartland MLS as Distributed by MLS Grid
• 2004-08-17 Sold (Public Records) — Public Records
• 2004-08-13 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-06-04 Listed $109,900 Heartland MLS as Distributed by MLS Grid
• 2000-12-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2000-09-29 Listed $69,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.7%/yr

Latest (2024): $1,644 · +0.9% YoY. Source: county tax records.