2428 Oakley Ave · Kansas City, MO 64127

$130,000

2 bd · 1.0 ba · 1,432 sqft · SingleFamily public records · 5 Days on market

Built 1961 6,186 sqft lot Est $89k · 46% over

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Why this score? — see what drove the D 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 +20.6/30.0
• DSCR +6.5/10.0
• 1% rule +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Sunked hearth dining room floor with fireplace! Makes great dining and entertaining. Located in another well kept city neighbor. Good neighbors and church near property. Seller will help buyers with closing cost and down payment. Possible decor allowance.

Key facts

• Newer kitchen
• Updated bathrooms
• Cozy fireplace

Tags

• NEWER KITCHEN
• UPDATED BATHROOMS
• COZY FIREPLACE
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO MAJOR HIGHWAYS

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: City/public water (verify); Public sewer
• Home design: Single family residence; Residential property; 1.5 stories
• Construction: Frame construction; Composition roof
• Exterior features: Porch

Interior

• Kitchen: Living/Dining combo (dining area feature)
• Bedrooms: 3 bedrooms, all carpet; All bedrooms located on the upper level; Den on main level with carpet
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Ceiling fan(s); Window coverings; Thermal windows; Has fireplace (1)
• Laundry & utility: Laundry located off the kitchen

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 $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (4.8% below list).
• Recommended offer: $124k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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: 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: James Elementary (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 207 students, 99% FRL); Northeast Middle School (math 4% / reading 9%, grade F, #384 of 391 statewide, top 98%, 555 students, 100% 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 flat; 107 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 45% of the median local income ($33k/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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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 $123,715 (4.8% below list)

Questions for the listing agent

1. Built in 1961 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.95% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $88,784
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2457 Poplar Ave	0.40mi	3/1.0 (+1)	1,350 (-6%)	2mo	$115,000	$85	65
2409 Oakley Ave	0.05mi	3/2.0 (+1)	1,610 (+12%)	5mo	$114,500	$71	64
2604 Drury Ave	0.17mi	3/1.5 (+1)	1,287 (-10%)	7mo	$70,000	$54	62
5414 E 23rd St	0.25mi	3/1.0 (+1)	1,292 (-10%)	13mo	$79,500	$62	56
2831 Van Brunt Blvd	0.46mi	3/2.0 (+1)	1,344 (-6%)	9mo	$139,900	$104	52
2241 Brighton Ave	0.43mi	3/2.0 (+1)	1,532 (+7%)	15mo	$69,950	$46	47
2516 Lister Ave	0.53mi	2/1.0	1,640 (+14%)	13mo	$85,000	$52	40

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 · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.65×
• Total profit: $-12,602
• Equity at exit: $19,383

10-year hold

• IRR: -3.1%
• Equity multiple: 0.81×
• Total profit: $-6,842
• 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 64127

• Home prices YoY: -2.6%
• Rents YoY: 0.9%
• Active inventory: 107
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,237 high
• Mortgage (P&I): −$682
• Tax from tax record: −$68 /mo · $822/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $173

Break-even live

Break-even rent $1,018

Max offer price $130,000

Occupancy floor 81%

Sensitivity live

Price	-10% $247	-5% $210	+0% $173	+5% $136	+10% $99
Rent	-10% $75	-5% $124	+0% $173	+5% $222	+10% $271
Rate	-1.0pp $238	-0.5pp $206	base $173	+0.5pp $139	+1.0pp $105

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 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5852 E 20th St Unit TOP-1724 Kansas City, MO	3.0	1.5	1482	$1,075	$0.73	5d	1	0.52mi
5108 E 30th St Kansas City, MO	3.0	1.0	960	$1,400	$1.46	5d	1	0.69mi
1812 Elmwood Ave Kansas City, MO	3.0	1.0	1650	$1,600	$0.97	18d	1	0.90mi
1905 Kensington Ave Kansas City, MO	3.0	2.0	1285	$1,325	$1.03	25d	1	0.92mi
2424 Norton Ave Unit B Kansas City, MO	3.0	1.0	982	$1,150	$1.17	18d	1	0.93mi
2424 Norton Ave Unit B Kansas City, MO	3.0	1.0	982	$1,150	$1.17	0d	1	0.93mi
3032 Elmwood Ave Kansas City, MO	3.0	1.0	1027	$1,275	$1.24	9d	1	0.96mi
3243 Denver Dr Kansas City, MO	1.0–3.0	1.0	862	$1,088	$1.26	45d	1	0.98mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,006	$0.95	0d	1	1.03mi
2846 Myrtle Ave Kansas City, MO	3.0	2.0	1705	$1,350	$0.79	18d	1	1.12mi
2419 Bales Ave Kansas City, MO	3.0	1.5	1116	$1,500	$1.34	5d	1	1.27mi
6237 E 12th St Kansas City, MO	2.0	1.0	1580	$1,150	$0.73	45d	1	1.30mi
2614 Indiana Ave Kansas City, MO	3.0	1.0	1122	$1,300	$1.16	0d	1	1.38mi
6011 E 11th St Kansas City, MO	3.0	1.0	900	$1,200	$1.33	18d	1	1.38mi
2413 College Ave Kansas City, MO	2.0	2.0	1022	$1,225	$1.20	25d	1	1.41mi
3332 Norton Ave Kansas City, MO	3.0	1.0	1272	$1,350	$1.06	45d	1	1.45mi

Listing history 7 events

1. 2026-06-17
   remarks 695-char remark
2. 2026-06-17
   status $130,000 Pending 5 DOM
3. 2026-06-17
   days on market $130,000 Active 5 DOM
4. 2026-06-16
   days on market $130,000 Active 4 DOM
5. 2026-06-15
   days on market $130,000 Active 3 DOM
6. 2026-06-13
   remarks 654-char remark
7. 2026-06-13
   listed $130,000 Active 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: $822 · $68/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$439/yr (+$37/mo · 53.4%)

ⓘ 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 ≥106°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: $14,846
• − Mortgage interest: −$7,282
• − Property taxes: −$822
• − Insurance: −$650
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$3,782
• Taxable loss: −$65
• Est. tax savings @ 24.0%: +$16
• After-tax cash flow: $2,091/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): 17,668
• Household income: $33,111
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 1943.0

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 42% Hispanic / Latino 40% Two or more races 13% White 12% Native American 1%
• Hispanic origin (detail): Mexican 28%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 29%

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: ▼ -7.88%
• Current HPI: 289.2468
• Rent YoY: ▲ 0.94%
• 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

+2788.9% since first listed

10 events — show timeline

• 2026-06-12 Listed $130,000 Heartland MLS as Distributed by MLS Grid
• 2023-08-01 Sold (Public Records) — Public Records
• 2023-03-15 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-03-06 Listed $82,500 Heartland MLS as Distributed by MLS Grid
• 2005-09-09 Sold (Public Records) — Public Records
• 2005-09-02 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-04-21 Listed $76,000 Heartland MLS as Distributed by MLS Grid
• 2005-01-24 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-12-08 Listed $4,500 Heartland MLS as Distributed by MLS Grid
• 1990-09-25 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $822 · +3.4% YoY. Source: county tax records.