5130 Palmer St · Kansas City, MO 64129

$124,900

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 10 Days on market

Built 1960 8,511 sqft lot Est $127k · at est.

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +8.2/15.0
• 1% rule +6.3/10.0
• 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

Calling all investors!!! NEW HVAC INSTALLED SUMMER 2019! Need some TLC but very good home overall. Bring your finishing touches to this home with hardwood floors in the large living room and hallway. Non Conforming 3rd and 4th bedrooms in the basement. Large sun-room on back of home for summer nights overlooking big backyard. Unfinished basement to be finished however you see fit!

Key facts

• 8,511 sq ft lot
• Built 1960
• Listed 10 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 9.4% 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.
• 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.
• Zoned schools: Eastwood Hills Elem. (math 8% / reading 22%, grade F, #982 of 1,115 statewide, top 89%, 329 students, 82% FRL); Raytown Sr. High (math 7% / reading 29%, grade F, #482 of 521 statewide, top 92%, 1,365 students, 65% FRL) — zoned schools average 74% FRL vs 54% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 52 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $864 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 + 3.0% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1960 — 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: 1.13% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.04%
• DSCR: 1.49
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $127,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5130 Palmer St	0.00mi	3/1.0	864 (0%)	1mo	$124,900	$145	99
7803 E 50th Ter	0.13mi	3/1.5	864 (0%)	6mo	$174,900	$202	87
7405 E 49th St	0.31mi	3/1.0	864 (0%)	2mo	$82,000	$95	84
7409 E 49th St	0.30mi	3/1.0	864 (0%)	8mo	$36,000	$42	79
7610 E 49th Ter	0.27mi	2/1.0 (-1)	864 (0%)	5mo	$59,999	$69	78
4834 Eastern Ave	0.36mi	3/1.0	912 (+6%)	4mo	$155,000	$170	71
7719 E 47th Ter	0.49mi	3/1.0	840 (-3%)	9mo	$125,000	$149	65
7726 Sni A Bar Rd	0.25mi	3/1.0	984 (+14%)	1mo	$145,000	$147	64
7715 E 47th Ter	0.50mi	3/1.0	840 (-3%)	11mo	$159,999	$190	63
5002 Skiles Ave	0.27mi	3/1.0	984 (+14%)	1mo	$150,000	$152	63
7801 Ozark Rd	0.55mi	3/1.0	816 (-6%)	8mo	$110,000	$135	58
7407 E 56th Ter	0.65mi	2/1.0 (-1)	844 (-2%)	8mo	$95,000	$113	54

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $233
• Equity at exit: $18,623

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $26,510
• Equity at exit: $10,799

Cash invested: $34,972 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,415 high
• Mortgage (P&I): −$655
• Tax from tax record: −$89 /mo · $1,073/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $322

Break-even live

Break-even rent $1,008

Max offer price $124,900

Occupancy floor 72%

Sensitivity live

Price	-10% $392	-5% $357	+0% $322	+5% $286	+10% $251
Rent	-10% $210	-5% $266	+0% $322	+5% $378	+10% $434
Rate	-1.0pp $385	-0.5pp $354	base $322	+0.5pp $289	+1.0pp $256

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: $31,225
• Closing costs: $3,747
• 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	45d	1	0.30mi
7615 E 49th St Kansas City, MO	2.0	1.0	888	$1,095	$1.23	45d	1	0.30mi
4730 Richmond Ave Kansas City, MO	3.0	1.0	821	$1,395	$1.70	45d	1	0.48mi
7611 E 47th Ter Kansas City, MO	3.0	1.0	840	$1,276	$1.52	8d	1	0.49mi
5126 Booth Ave Kansas City, MO	2.0	1.0	950	$1,149	$1.21	13d	1	0.50mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	3d	1	0.96mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	4d	1	0.96mi
8855 E 59th St Raytown, MO	3.0	1.5	864	$1,396	$1.62	45d	1	1.31mi

Listing history 13 events

1. 2026-04-13
   status Pending
2. 2026-04-03
   listed $124,900 Active
3. 2020-06-25
   soldstatus
4. 2020-06-22
   soldstatus Sold 383-char remark

   Show marketing remark (383 chars)

   Calling all investors!!! NEW HVAC INSTALLED SUMMER 2019! Need some TLC but very good home overall. Bring your finishing touches to this home with hardwood floors in the large living room and hallway. Non Conforming 3rd and 4th bedrooms in the basement. Large sun-room on back of home for summer nights overlooking big backyard. Unfinished basement to be finished however you see fit!

5. 2020-05-15
   status Pending 383-char remark

   Show marketing remark (383 chars)

   Calling all investors!!! NEW HVAC INSTALLED SUMMER 2019! Need some TLC but very good home overall. Bring your finishing touches to this home with hardwood floors in the large living room and hallway. Non Conforming 3rd and 4th bedrooms in the basement. Large sun-room on back of home for summer nights overlooking big backyard. Unfinished basement to be finished however you see fit!

6. 2020-05-10
   price $66,000 383-char remark

   Show marketing remark (383 chars)

   Calling all investors!!! NEW HVAC INSTALLED SUMMER 2019! Need some TLC but very good home overall. Bring your finishing touches to this home with hardwood floors in the large living room and hallway. Non Conforming 3rd and 4th bedrooms in the basement. Large sun-room on back of home for summer nights overlooking big backyard. Unfinished basement to be finished however you see fit!

7. 2020-04-22
   listed $68,000 Active 383-char remark

   Show marketing remark (383 chars)

   Calling all investors!!! NEW HVAC INSTALLED SUMMER 2019! Need some TLC but very good home overall. Bring your finishing touches to this home with hardwood floors in the large living room and hallway. Non Conforming 3rd and 4th bedrooms in the basement. Large sun-room on back of home for summer nights overlooking big backyard. Unfinished basement to be finished however you see fit!

8. 2009-08-12
   historical
9. 2009-05-26
   listed $68,500
10. 2000-09-22
    soldstatus
11. 2000-08-15
    soldstatus
12. 2000-08-15
    soldstatus
13. 2000-07-19
    listed $44,950

ⓘ 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: $1,073 · $89/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$138/yr (+$12/mo · 12.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $16,986
• − Mortgage interest: −$6,996
• − Property taxes: −$1,073
• − Insurance: −$624
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$3,633
• Taxable income: $1,940
• Est. tax owed @ 24.0%: −$466
• After-tax cash flow: $3,395/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

+177.9% since first listed

13 events — show timeline

• 2026-04-13 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-03 Listed $124,900 Heartland MLS as Distributed by MLS Grid
• 2020-06-25 Sold (Public Records) — Public Records
• 2020-06-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-05-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-05-10 Price Changed $66,000 Heartland MLS as Distributed by MLS Grid
• 2020-04-22 Listed $68,000 Heartland MLS as Distributed by MLS Grid
• 2009-08-12 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2009-05-26 Listed $68,500 Heartland MLS as Distributed by MLS Grid
• 2000-09-22 Sold (Public Records) — Public Records
• 2000-08-15 Sold (Public Records) — Public Records
• 2000-08-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2000-07-19 Listed $44,950 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2025): $1,073 · +15.3% YoY. Source: county tax records.