1603 E 82nd St · Kansas City, MO 64131

$103,500

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 58 Days on market

Built 1955 6,534 sqft lot $127/sqft · 13% below area Est $112k · 7% 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 +28.0/30.0
• ARV discount +10.8/15.0
• DSCR +9.9/10.0
• 1% rule +6.8/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this great investment property in Marlborough! This 2 bed / 1 bath home sits on a large lot and rents easily. Currently rents for $1075, leased through February 2027. This property is also being sold as a part of a package. Contact listing agent for details.

Key facts

• 6,534 sq ft lot
• Built 1955
• Listed 58 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $100k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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.
• Center 58 (urban): math 12% / reading 29% proficiency, ranked #301 of 324 in MO (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+4.0%/yr); 131 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $716 of loan paydown is wiped out by about $3k 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 + 4.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y 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 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,395 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1955 — 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: 1.18% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.28%
• DSCR: 1.59
• GRM: 7.1

CMA / ARV

• ARV (median comp): $111,752
• List price: $103,500
• Delta: -7.38%
• 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
8110 Paseo Blvd	0.13mi	2/1.0	792 (-3%)	3mo	$75,000	$95	87
1329 E 82nd St	0.19mi	2/1.0	822 (+1%)	4mo	$135,000	$164	86
1206 E 81 St	0.34mi	2/1.0	816 (0%)	4mo	$95,000	$116	81
8119 Wayne Ave	0.05mi	2/1.0	882 (+8%)	4mo	$85,000	$96	81
8236 Flora Ave	0.13mi	3/2.0 (+1)	864 (+6%)	0mo	$195,000	$226	75
8321 Olive St	0.53mi	2/1.0	803 (-2%)	0mo	$70,000	$87	72
8028 Flora Ave	0.20mi	2/1.0	906 (+11%)	1mo	$130,000	$143	71
2121 E 77th Ter	0.56mi	2/1.0	832 (+2%)	2mo	$78,000	$94	69
8029 Park Ave	0.44mi	2/1.0	744 (-9%)	4mo	$104,500	$140	62
2131 E 81st St	0.34mi	2/1.0	704 (-14%)	2mo	$65,000	$92	60
8111 Park Ave	0.42mi	3/2.0 (+1)	882 (+8%)	3mo	$129,900	$147	55
8405 Wabash Ave	0.63mi	2/1.0	936 (+15%)	2mo	$74,889	$80	45

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 · 3.97% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.17×
• Total profit: $4,828
• Equity at exit: $15,432

10-year hold

• IRR: 14.6%
• Equity multiple: 2.22×
• Total profit: $35,417
• Equity at exit: $8,949

Cash invested: $28,980 (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 64131

• Rents YoY: 4.0%
• Active inventory: 131
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,217 high
• Mortgage (P&I): −$543
• Tax from tax record: −$55 /mo · $661/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $321

Break-even live

Break-even rent $811

Max offer price $103,500

Occupancy floor 69%

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: $25,875
• Closing costs: $3,105
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8226 Flora Ave Kansas City, MO	2.0	1.0	862	$1,200	$1.39	2d	1	0.11mi
8222 Troost Ave Unit 8222-1 Kansas City, MO	2.0	1.0	825	$1,400	$1.70	14d	1	0.41mi
8208 Troost Ave Unit 8218-3 Kansas City, MO	2.0	1.0	750	$1,345	$1.79	43d	1	0.45mi
8208 Troost Ave Kansas City, MO	1.0–2.0	1.0	761	$1,395	$1.83	7d	2	0.46mi
8150 Troost Ave Unit 53 Kansas City, MO	2.0	1.0	900	$1,200	$1.33	43d	1	0.46mi
1830 E 78th St Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	12d	1	0.47mi
1861 E 78th St Kansas City, MO	3.0	1.0	864	$1,095	$1.27	16d	1	0.48mi
8101 Campbell St Kansas City, MO	2.0	1.0	820	$888	$1.08	1d	1	0.52mi
7560 Prospect Ave Unit G Kansas City, MO	1.0	1.0	900	$925	$1.03	3d	1	0.86mi
7560 Prospect Ave Unit F Kansas City, MO	1.0	1.0	900	$925	$1.03	43d	1	0.88mi
7427 Arleta Blvd Kansas City, MO	2.0	1.0	805	$1,150	$1.43	43d	1	0.95mi
320 E 79th Ter Kansas City, MO	3.0	1.0	1100	$1,700	$1.55	43d	1	0.96mi
8104 McGee St Kansas City, MO	2.0	1.0	1100	$1,350	$1.23	23d	1	0.98mi
8701 Chestnut Cir Kansas City, MO	1.0–2.0	1.0–2.0	925	$1,115	$1.21	1d	15	1.03mi
7605 Locust St Kansas City, MO	2.0	1.0	744	$1,325	$1.78	7d	1	1.08mi
7411 Montgall Ave Kansas City, MO	3.0	1.0	840	$1,200	$1.43	43d	1	1.14mi
3106 E 75th St Kansas City, MO	3.0	1.5	985	$1,225	$1.24	21d	1	1.26mi
7412 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	780	$1,200	$1.54	2d	1	1.29mi
7317 Agnes Ave Kansas City, MO	2.0	1.0	767	$895	$1.17	23d	1	1.34mi
7426 Indiana Ave Kansas City, MO	3.0	1.0	1100	$1,400	$1.27	43d	1	1.40mi
7524 Baltimore Ave Kansas City, MO	2.0	1.0	1000	$1,300	$1.30	16d	1	1.46mi

Listing history 31 events

1. 2026-06-18
   days on market $103,500 Active 58 DOM
2. 2026-06-17
   days on market $103,500 Active 57 DOM
3. 2026-06-16
   days on market $103,500 Active 56 DOM
4. 2026-06-15
   days on market $103,500 Active 55 DOM
5. 2026-06-13
   days on market $103,500 Active 53 DOM
6. 2026-06-09
   days on market $103,500 Active 49 DOM
7. 2026-06-08
   days on market $103,500 Active 48 DOM
8. 2026-06-07
   days on market $103,500 Active 47 DOM
9. 2026-06-03
   days on market $103,500 Active 43 DOM
10. 2026-06-02
    days on market $103,500 Active 42 DOM
11. 2026-06-01
    days on market $103,500 Active 41 DOM
12. 2026-05-31
    days on market $103,500 Active 40 DOM
13. 2026-04-21
    listed $103,500 Active 268-char remark

    Show marketing remark (268 chars)

    Check out this great investment property in Marlborough! This 2 bed / 1 bath home sits on a large lot and rents easily. Currently rents for $1075, leased through February 2027. This property is also being sold as a part of a package. Contact listing agent for details.

14. 2026-02-21
    historical $1,075
15. 2026-02-04
    listed $1,075
16. 2019-05-31
    soldstatus Sold 244-char remark

    Show marketing remark (244 chars)

    THIS IS READY FOR YOU TO MAKE IT YOUR HOME! THIS HOME FEATURES TONS OF NEW UPGRADES!!!NEW FLOORS NEW & NEW CARPET THROUGH-OUT THE HOME, FRESHLY RENOVATED KITCHEN, ALL NEW CABINETS AND COUNTERS TOPS, NEW WINDOWS AND NICE NEWLY BUILD DECK!!

17. 2019-05-02
    status Pending 244-char remark

    Show marketing remark (244 chars)

    THIS IS READY FOR YOU TO MAKE IT YOUR HOME! THIS HOME FEATURES TONS OF NEW UPGRADES!!!NEW FLOORS NEW & NEW CARPET THROUGH-OUT THE HOME, FRESHLY RENOVATED KITCHEN, ALL NEW CABINETS AND COUNTERS TOPS, NEW WINDOWS AND NICE NEWLY BUILD DECK!!

18. 2019-04-25
    price $60,000 244-char remark

    Show marketing remark (244 chars)

    THIS IS READY FOR YOU TO MAKE IT YOUR HOME! THIS HOME FEATURES TONS OF NEW UPGRADES!!!NEW FLOORS NEW & NEW CARPET THROUGH-OUT THE HOME, FRESHLY RENOVATED KITCHEN, ALL NEW CABINETS AND COUNTERS TOPS, NEW WINDOWS AND NICE NEWLY BUILD DECK!!

19. 2019-04-11
    price $64,000 244-char remark

    Show marketing remark (244 chars)

    THIS IS READY FOR YOU TO MAKE IT YOUR HOME! THIS HOME FEATURES TONS OF NEW UPGRADES!!!NEW FLOORS NEW & NEW CARPET THROUGH-OUT THE HOME, FRESHLY RENOVATED KITCHEN, ALL NEW CABINETS AND COUNTERS TOPS, NEW WINDOWS AND NICE NEWLY BUILD DECK!!

20. 2019-04-01
    price $69,000 244-char remark

    Show marketing remark (244 chars)

    THIS IS READY FOR YOU TO MAKE IT YOUR HOME! THIS HOME FEATURES TONS OF NEW UPGRADES!!!NEW FLOORS NEW & NEW CARPET THROUGH-OUT THE HOME, FRESHLY RENOVATED KITCHEN, ALL NEW CABINETS AND COUNTERS TOPS, NEW WINDOWS AND NICE NEWLY BUILD DECK!!

21. 2019-02-22
    price $73,000 244-char remark

    Show marketing remark (244 chars)

    THIS IS READY FOR YOU TO MAKE IT YOUR HOME! THIS HOME FEATURES TONS OF NEW UPGRADES!!!NEW FLOORS NEW & NEW CARPET THROUGH-OUT THE HOME, FRESHLY RENOVATED KITCHEN, ALL NEW CABINETS AND COUNTERS TOPS, NEW WINDOWS AND NICE NEWLY BUILD DECK!!

22. 2019-01-31
    listed $76,000 Active 244-char remark

    Show marketing remark (244 chars)

    THIS IS READY FOR YOU TO MAKE IT YOUR HOME! THIS HOME FEATURES TONS OF NEW UPGRADES!!!NEW FLOORS NEW & NEW CARPET THROUGH-OUT THE HOME, FRESHLY RENOVATED KITCHEN, ALL NEW CABINETS AND COUNTERS TOPS, NEW WINDOWS AND NICE NEWLY BUILD DECK!!

23. 2019-01-21
    historical
24. 2018-12-17
    listed $80,000 Active
25. 2017-09-29
    soldstatus Sold
26. 2017-09-22
    status Pending
27. 2017-08-05
    listed $15,900 Active
28. 2000-04-27
    soldstatus
29. 2000-04-26
    soldstatus
30. 2000-02-06
    listed $33,950
31. 1993-07-06
    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: $661 · $55/mo
• Projected year-2 tax: $1,004 · $84/mo
• Expected delta: +$343/yr (+$29/mo · 52.0%)

ⓘ 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,608
• − Mortgage interest: −$5,798
• − Property taxes: −$661
• − Insurance: −$518
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$3,011
• Taxable income: $2,284
• Est. tax owed @ 24.0%: −$548
• After-tax cash flow: $3,301/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: Center 58
• NCES district ID: 2908250
• Math proficiency: 12% ▼ -15.00%
• Reading proficiency: 29% ▼ -6.00%
• Median HH income: $43,544
• Composite: 17.64/100
• National rank: #9031
• State rank: #301 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): 21,942
• Household income: $64,201
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1249.0

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 0.61)
• Race & ethnicity: White 48% Black 39% Hispanic / Latino 7% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 5% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -253.25%
• Current HPI: 340.8202
• Rent YoY: ▲ 3.97%
• 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

+204.9% since first listed

19 events — show timeline

• 2026-04-21 Listed $103,500 Heartland MLS as Distributed by MLS Grid
• 2026-02-21 Rental Removed $1,075 TENANTTURNER2
• 2026-02-04 Listed for Rent $1,075 TENANTTURNER2
• 2019-05-31 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-05-02 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-04-25 Price Changed $60,000 Heartland MLS as Distributed by MLS Grid
• 2019-04-11 Price Changed $64,000 Heartland MLS as Distributed by MLS Grid
• 2019-04-01 Price Changed $69,000 Heartland MLS as Distributed by MLS Grid
• 2019-02-22 Price Changed $73,000 Heartland MLS as Distributed by MLS Grid
• 2019-01-31 Listed $76,000 Heartland MLS as Distributed by MLS Grid
• 2019-01-21 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2018-12-17 Listed $80,000 Heartland MLS as Distributed by MLS Grid
• 2017-09-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2017-09-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2017-08-05 Listed $15,900 Heartland MLS as Distributed by MLS Grid
• 2000-04-27 Sold (Public Records) — Public Records
• 2000-04-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2000-02-06 Listed $33,950 Heartland MLS as Distributed by MLS Grid
• 1993-07-06 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $661 · +12.1% YoY. Source: county tax records.