1507 E 97th St · Kansas City, MO 64131

$135,000

2 bd · 2.0 ba · 1,180 sqft · Condo · 24 Days on market

Built 1970 Average condition $114/sqft · 5% above area Est $128k · 5% over ↓ 7% since listing

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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 +21.4/30.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• ARV discount +5.1/15.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Condition / age +2.8/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

IMPROVED PRICE!! Great opportunity to own a 2 bedroom, 2 bath condo in Linden Woods Condominiums for under $140K! This unit features brand new carpet and a spacious layout with great potential. With a little vision and some updates, this could be a fantastic option for an owner occupant or a strong addition to an investment portfolio. Convenient Kansas City location close to shopping, dining, and major highways.

Key facts

• Garage
• Community pool
• Built 1970

Property features AI

Finance

• Other: Not in a flood plain; Builder: Willow; Builder 1-year warranty; Lot area reported
• HOA & community: Community clubhouse; Exercise room; Party room; Play area; Pool; Tennis courts; Association fees billed annually; Association covers building maintenance, lawn service, maintenance-free services, management, and snow removal

Exterior

• Parking: Garage faces front; 1-car garage
• Security: Security system; Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential condominium (attached); Split entry / Tri-level floor plan; Built approximately 51-75 years ago; Above-grade finished living area reported
• Construction: Frame construction with wood siding; Composition roof
• Exterior features: Patio; Privacy fencing

Interior

• Kitchen: Eat-in kitchen; Living/dining combo
• Bedrooms: 2 bedrooms (one on the first level, one on the second level)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Vaulted ceilings; Walk-in closet(s); Living room fireplace (wood burning)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $135k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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.
• 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.
• Zoned schools: Red Bridge Elem. (math 37% / reading 47%, grade F, #481 of 1,115 statewide, top 46%, 237 students, 47% FRL); Center Sr. High (math 5% / reading 37%, grade F, #468 of 521 statewide, top 90%, 742 students, 62% FRL).
• Market conditions: Rents rising (+4.0%/yr); 131 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $933 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

• It's been on market 24 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.35%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

• ARV (median comp): $128,107
• List price: $135,000
• Delta: 5.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.97% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-7,707
• Equity at exit: $20,129

10-year hold

• IRR: 5.4%
• Equity multiple: 1.42×
• Total profit: $15,688
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,434 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $200

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 81%

Sensitivity live

Price	-10% $293	-5% $247	+0% $200	+5% $153	+10% $107
Rent	-10% $87	-5% $143	+0% $200	+5% $257	+10% $313
Rate	-1.0pp $268	-0.5pp $234	base $200	+0.5pp $165	+1.0pp $129

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1520 E 97th St Kansas City, MO	1.0–3.0	1.0–2.0	1163	$1,246	$1.07	3d	7	0.05mi
1617 E 97th St Kansas City, MO	3.0	2.0	1350	$1,695	$1.26	2d	1	0.05mi
1415 E 97th St Kansas City, MO	3.0	2.0	1350	$1,695	$1.26	2d	1	0.06mi
9702 Shepherds Dr Unit B Kansas City, MO	3.0	2.0	1350	$1,695	$1.26	4d	1	0.20mi
9548 Charlotte St Kansas City, MO	2.0	1.0	850	$1,025	$1.21	20d	1	0.53mi
9534 Charlotte St Kansas City, MO	2.0	1.0	828	$795	$0.96	17d	1	0.57mi
808 E 100 Ter Kansas City, MO	1.0–2.0	1.0	660	$1,170	$1.77	44d	4	0.70mi
510 E 101st St Kansas City, MO	1.0–2.0	1.0–2.0	918	$1,290	$1.41	5d	5	0.90mi
408 E 92nd St Kansas City, MO	3.0	1.0	1274	$1,595	$1.25	5d	1	1.12mi
9355 Bales Ave Kansas City, MO	1.0–3.0	1.0–2.0	1180	$1,080	$0.91	2d	1	1.26mi
201 W 99th Ter Kansas City, MO	1.0–2.0	1.0–2.5	1262	$1,962	$1.55	2d	52	1.32mi
114 W 103rd St Kansas City, MO	1.0–2.0	1.0–2.0	925	$1,225	$1.32	5d	9	1.36mi
9204 Askew Ave Kansas City, MO	3.0	1.5	1258	$1,527	$1.21	44d	1	1.39mi
9422 Cleveland Ave Kansas City, MO	2.0–3.0	1.0–1.5	1023	$1,128	$1.10	2d	6	1.44mi
9706 Wornall Rd Kansas City, MO	2.0	2.5	1400	$1,395	$1.00	18d	1	1.46mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-18
   status Pending 415-char remark
2. 2026-05-13
   price $135,000 415-char remark
3. 2026-04-25
   listed $145,000 Active 415-char remark
4. 2026-04-23
   historical $145,000 415-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $17,208
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$3,927
• Taxable income: $266
• Est. tax owed @ 24.0%: −$64
• After-tax cash flow: $2,335/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.

Condition & rehab AI · 11 photos

Average 55/100 Moderate rehab

This townhouse requires moderate updates to kitchen and bathrooms, along with some landscaping and HVAC maintenance. The property has good potential for value increase with these improvements.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom cabinets — dated and worn
• Minor landscaping — overgrown shrubs

Value-add opportunities

• Resale new kitchen cabinets — modernizes the space
• Resale new bathroom cabinets — modernizes the space
• Both landscaping — enhances curb appeal and value
• Both HVAC maintenance — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom cabinets · dated and worn	Moderate	$3,000–15,000
landscaping · overgrown shrubs	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale new kitchen cabinets — modernizes the space ↑
• Resale new bathroom cabinets — modernizes the space ↑
• Both landscaping — enhances curb appeal and value ↑
• Both HVAC maintenance — improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-6.9% since first listed

5 events — show timeline

• 2026-06-17 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2026-05-18 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-13 Price Changed $135,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-25 Listed $145,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Coming Soon $145,000 Heartland MLS as Distributed by MLS Grid