4818 E 45th St · Kansas City, MO 64130

$130,000

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 42 Days on market

Built 1954 7,473 sqft lot Est $154k · 16% 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 +27.4/30.0
• ARV discount +14.6/15.0
• DSCR +9.6/10.0
• 1% rule +6.4/10.0
• 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

Welcome Home to this 3-bedroom, 1-bath corner-lot home in the heart of Vineyard Valley: thoughtfully updated and truly move-in ready. Step inside to find a bright, stylish interior featuring a beautifully refreshed kitchen with a modern feel, updated finishes, and all appliances included. The home offers a very spacious primary bedroom along with a versatile bonus living area created from a converted garage. This flexible space is ideal for a home office, second living room, game room, workout area, or whatever suits your lifestyle. Outside, enjoy a fenced yard with plenty of room to relax or entertain. Major improvements include a full roof replacement completed in August 2025, offering pe

Key facts

• 7,473 sq ft lot
• Built 1954
• Listed 42 days

Property features AI

Finance

• Other: Located inside city limits
• HOA & community: No association fees

Exterior

• Parking: Off-street parking; Other parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch floor plan; Residential property; One story
• Construction: Frame construction; Composition roof; Slab foundation; Built approximately 51–75 years ago
• Exterior features: Patio; Partial metal fencing; City lot; Corner lot

Interior

• Kitchen: Dishwasher; Exhaust fan; Refrigerator; Electric range; Built-in features
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom on main level with walk-in closet; Other bedrooms with carpet
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric heating; Electric cooling (has cooling)
• Interior features: Ceiling fans; Walk-in closet(s); Main floor primary bedroom; Eat-in kitchen
• Laundry & utility: Laundry facilities on main/bedroom level

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 $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: 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.
• Zoned schools: George Melcher Elementary (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 296 students, 99% FRL); Central High School (math 2% / reading 17%, grade F, #507 of 521 statewide, top 98%, 535 students, 99% FRL) — zoned schools average 99% FRL vs 75% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.4%/yr); 185 active listings in the ZIP; 28 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 42% 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.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 19y 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.
• Current owner paid $57k; list at $130k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1954 — 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: 1.14% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.48%
• DSCR: 1.56
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $154,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4818 E 45th St	0.00mi	4/1.0 (+1)	1,296 (0%)	1mo	$130,000	$100	94
4621 E 43rd Ter	0.18mi	3/1.5	1,248 (-4%)	4mo	$118,750	$95	81
4307 Lister Ave	0.21mi	4/2.0 (+1)	1,261 (-3%)	1mo	$164,900	$131	76
4736 E 44th Ter	0.06mi	3/1.5	1,448 (+12%)	3mo	$135,000	$93	73
4505 Lister Ave	0.04mi	3/2.0	1,166 (-10%)	10mo	$95,000	$81	69
4714 E 44th St	0.12mi	4/1.5 (+1)	1,135 (-12%)	6mo	$155,000	$137	62
4905 E 40th Pl	0.57mi	3/2.0	1,318 (+2%)	10mo	$199,900	$152	58
4920 E 40th Ter	0.57mi	3/2.5	1,224 (-6%)	0mo	$115,000	$94	58
4511 Norton St	0.47mi	3/2.0	1,164 (-10%)	1mo	$139,000	$119	57
4027 E 45th St	0.49mi	4/1.0 (+1)	1,107 (-15%)	1mo	$165,000	$149	48
5000 E 39th Ter	0.72mi	3/1.5	1,154 (-11%)	2mo	$115,000	$100	45
4000 Oakley Ave	0.67mi	3/1.5	1,104 (-15%)	1mo	$184,000	$167	41

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: 3.6%
• Equity multiple: 1.14×
• Total profit: $5,149
• Equity at exit: $19,383

10-year hold

• IRR: 14.3%
• Equity multiple: 2.22×
• Total profit: $44,412
• 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: 185
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,480 high
• Mortgage (P&I): −$682
• Tax from tax record: −$54 /mo · $653/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $379

Break-even live

Break-even rent $1,000

Max offer price $130,000

Occupancy floor 69%

Sensitivity live

Price	-10% $452	-5% $415	+0% $379	+5% $342	+10% $305
Rent	-10% $262	-5% $320	+0% $379	+5% $437	+10% $496
Rate	-1.0pp $444	-0.5pp $412	base $379	+0.5pp $345	+1.0pp $311

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 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4900 E 41st Ter Kansas City, MO	3.0	2.0	1270	$1,500	$1.18	17d	1	0.36mi
4206 Vineyard Rd Kansas City, MO	4.0	1.5	1056	$1,500	$1.42	15d	1	0.40mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	44d	1	0.76mi
4653 Benton Blvd Kansas City, MO	3.0	2.0	1594	$1,600	$1.00	8d	1	0.86mi
3949 Doctor Martin Luther King Junior Blvd Kansas City, MO	1.0–2.0	1.0–2.0	945	$1,565	$1.66	3d	3	0.87mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	8d	1	0.92mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	17d	1	0.98mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	24d	1	1.06mi
4935 College Ave Kansas City, MO	3.0	1.0	1216	$1,350	$1.11	24d	1	1.13mi
3713 Cleveland Ave Kansas City, MO	4.0	1.0	1256	$1,250	$1.00	17d	1	1.14mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	17d	1	1.15mi
5004 Glenside Dr Kansas City, MO	4.0	1.5	1685	$1,756	$1.04	44d	1	1.19mi
4116 Bellefontaine Ave Kansas City, MO	3.0	1.0	1234	$1,000	$0.81	24d	1	1.20mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	24d	1	1.21mi
3818 Indiana Ave Kansas City, MO	3.0	1.5	1223	$1,147	$0.94	44d	1	1.23mi
4534 S Benton Ave Kansas City, MO	2.0	1.0	912	$1,045	$1.15	17d	1	1.25mi
4119 S Benton Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	44d	1	1.28mi
4212 E 55th St Kansas City, MO	4.0	2.0	1132	$1,800	$1.59	44d	1	1.31mi
3414 Elmwood Ave Kansas City, MO	4.0	1.0	1109	$1,300	$1.17	17d	1	1.33mi
4911 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	18d	1	1.33mi
4917 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	24d	1	1.34mi
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	17d	1	1.34mi
3525 Monroe Ave Kansas City, MO	3.0	2.0	1569	$1,500	$0.96	44d	1	1.36mi
5215 Walrond Ave Kansas City, MO	4.0	2.0	1198	$1,710	$1.43	24d	1	1.38mi
5013 S Benton Ave Kansas City, MO	3.0	1.0	978	$1,225	$1.25	24d	1	1.38mi
5038 S Benton Ave Kansas City, MO	4.0	3.0	1500	$1,875	$1.25	22d	1	1.44mi
3817 S Benton Ave Kansas City, MO	4.0	1.5	1380	$1,650	$1.20	24d	1	1.46mi
3332 Norton Ave Kansas City, MO	3.0	1.0	1272	$1,350	$1.06	44d	1	1.48mi

Listing history 50 events

1. 2026-05-18
   status Pending
2. 2026-04-21
   historical Active Under Contract
3. 2026-04-06
   listed $130,000 Active
4. 2026-03-11
   status Pending
5. 2026-03-10
   historical
6. 2026-02-25
   listed $120,000 Active
7. 2025-07-16
   status Pending
8. 2025-07-16
   historical
9. 2025-06-05
   price $135,000
10. 2025-04-23
    listed $150,000 Active
11. 2025-04-16
    historical
12. 2025-01-16
    listed $140,000 Active
13. 2025-01-08
    historical
14. 2024-12-13
    price $140,000
15. 2024-11-12
    price $145,000
16. 2024-09-08
    listed $150,000 Active
17. 2024-08-11
    historical
18. 2024-07-05
    price $145,000
19. 2024-05-29
    price $149,999
20. 2024-05-12
    historical $1,350
21. 2024-05-07
    price $155,000
22. 2024-04-12
    listed $1,350
23. 2024-04-11
    listed $160,000 Active
24. 2024-04-10
    historical $1,350
25. 2024-04-04
    price $1,350
26. 2024-04-03
    listed $1,300
27. 2022-12-31
    historical
28. 2022-11-29
    price $165,000
29. 2022-10-27
    price $175,000
30. 2022-10-12
    price $180,000
31. 2022-09-14
    listed $185,000 Active
32. 2019-06-12
    soldstatus $57,000
33. 2016-12-20
    soldstatus
34. 2016-10-12
    soldstatus
35. 2016-10-12
    soldstatus
36. 2016-10-06
    soldstatus Sold
37. 2016-09-16
    status Pending
38. 2016-09-15
    historical Contingent - Accepting Backup Offers
39. 2016-09-14
    listed $19,900 Active
40. 2015-01-20
    soldstatus
41. 2014-09-23
    soldstatus
42. 2014-08-29
    soldstatus
43. 2014-04-10
    soldstatus
44. 2014-04-10
    soldstatus
45. 2014-03-30
    listed $24,999
46. 2014-02-18
    soldstatus
47. 2014-01-21
    listed $11,500
48. 2014-01-17
    historical
49. 2013-10-25
    listed $11,500
50. 2013-10-24
    historical

ⓘ 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: $653 · $54/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$608/yr (+$51/mo · 93.0%)

ⓘ 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,756
• − Mortgage interest: −$7,282
• − Property taxes: −$653
• − Insurance: −$650
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$3,782
• Taxable income: $2,548
• Est. tax owed @ 24.0%: −$612
• After-tax cash flow: $3,932/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

+1344.4% since first listed

54 events — show timeline

• 2026-05-18 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-21 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-04-06 Listed $130,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-11 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-10 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-02-25 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-16 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-07-16 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-06-05 Price Changed $135,000 Heartland MLS as Distributed by MLS Grid
• 2025-04-23 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2025-04-16 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-01-16 Listed $140,000 Heartland MLS as Distributed by MLS Grid
• 2025-01-08 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-12-13 Price Changed $140,000 Heartland MLS as Distributed by MLS Grid
• 2024-11-12 Price Changed $145,000 Heartland MLS as Distributed by MLS Grid
• 2024-09-08 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2024-08-11 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-07-05 Price Changed $145,000 Heartland MLS as Distributed by MLS Grid
• 2024-05-29 Price Changed $149,999 Heartland MLS as Distributed by MLS Grid
• 2024-05-12 Rental Removed $1,350 APPFOLIO
• 2024-05-07 Price Changed $155,000 Heartland MLS as Distributed by MLS Grid
• 2024-04-12 Listed for Rent $1,350 APPFOLIO
• 2024-04-11 Listed $160,000 Heartland MLS as Distributed by MLS Grid
• 2024-04-10 Rental Removed $1,350 APPFOLIO
• 2024-04-04 Price Changed $1,350 APPFOLIO
• 2024-04-03 Listed for Rent $1,300 APPFOLIO
• 2022-12-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-11-29 Price Changed $165,000 Heartland MLS as Distributed by MLS Grid
• 2022-10-27 Price Changed $175,000 Heartland MLS as Distributed by MLS Grid
• 2022-10-12 Price Changed $180,000 Heartland MLS as Distributed by MLS Grid
• 2022-09-14 Listed $185,000 Heartland MLS as Distributed by MLS Grid
• 2019-06-12 Sold (Public Records) $57,000 Public Records
• 2016-12-20 Sold (Public Records) — Public Records
• 2016-10-12 Sold (Public Records) — Public Records
• 2016-10-12 Sold (Public Records) — Public Records
• 2016-10-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-09-16 Pending — Heartland MLS as Distributed by MLS Grid
• 2016-09-15 Contingent — Heartland MLS as Distributed by MLS Grid
• 2016-09-14 Listed $19,900 Heartland MLS as Distributed by MLS Grid
• 2015-01-20 Sold (Public Records) — Public Records
• 2014-09-23 Sold (Public Records) — Public Records
• 2014-08-29 Sold (Public Records) — Public Records
• 2014-04-10 Sold (Public Records) — Public Records
• 2014-04-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2014-03-30 Listed $24,999 Heartland MLS as Distributed by MLS Grid
• 2014-02-18 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2014-01-21 Listed $11,500 Heartland MLS as Distributed by MLS Grid
• 2014-01-17 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2013-10-25 Listed $11,500 Heartland MLS as Distributed by MLS Grid
• 2013-10-24 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2013-06-21 Listed $15,000 Heartland MLS as Distributed by MLS Grid
• 2008-01-04 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-08-17 Listed $9,000 Heartland MLS as Distributed by MLS Grid
• 1986-01-10 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $653 · +4.5% YoY. Source: county tax records.