4028 E 68th Ter · Kansas City, MO 64132

$59,950

1 bd · 1.0 ba · 622 sqft · SingleFamily public records · 63 Days on market

Built 1924 4,618 sqft lot $96/sqft · 25% below area Est $84k · 29% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

This charming home features all-one-level living, All new flooring throughout the living and dining rooms, and a cozy gas fireplace. Remodeled spacious kitchen updated with gorgeous chic backsplash and appliances. New renovations include rehabbed bathroom, new windows, new front door, new hot water heater, new highly efficient mini-split heating/cooling, new washer/drier & hookups, new fridge, window treatments & blinds! The charming curb appeal is inviting w darling front porch to enjoy morning coffee or evening conversation. This location is UNBEATABLE! Less than 5 minutes from highway access, Swope Dog Park, KC Zoo, Swope Soccer Village, Starlight Theater, Swope Park, Lakeside Nature Center, both Swope Park and Blue River mountain bike and hiking nature trails, THREE different golf courses, Lake of the Woods (popular fishing spot), Go Ape Zipline Treetop Adventures AND Research Hospital!! Don't miss this Cream Puff!

Key facts

• Cozy gas fireplace
• New flooring
• Remodeled kitchen

Tags

• ALL-ONE-LEVEL LIVING
• NEW FLOORING
• COZY GAS FIREPLACE
• REMODELED KITCHEN
• REHABBED BATHROOM
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $375 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($982 rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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: schools C-, 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.
• Market conditions: Rents rising (+3.0%/yr); 93 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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

• In year one you build about $6k of equity ($414 loan paydown + $6k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y ago; this cycle's ask is 6211% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $56,353 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.64% ✓
• Cap rate: 13.79%
• Cash-on-cash: 26.79%
• DSCR: 2.19
• GRM: 5.1

CMA / ARV

• ARV (median comp): $84,092
• List price: $59,950
• Delta: -28.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4048 E 68th Ter	0.05mi	2/1.0 (+1)	632 (+2%)	10mo	$159,000	$252	82
3816 E 68th St	0.15mi	2/1.0 (+1)	631 (+1%)	23mo	$95,000	$151	66
3014 E 69 St	0.65mi	2/1.0 (+1)	696 (+12%)	14mo	$80,000	$115	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.98% rent growth · sell at horizon

5-year hold

• IRR: 44.5%
• Equity multiple: 4.37×
• Total profit: $56,501
• Equity at exit: $54,008

10-year hold

• IRR: 38.5%
• Equity multiple: 9.79×
• Total profit: $147,592
• Equity at exit: $116,470

Cash invested: $16,786 (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 64132

• Home prices YoY: 23.6%
• Rents YoY: 3.0%
• Active inventory: 93
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $982 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$61 /mo · $738/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $375

Break-even live

Break-even rent $507

Max offer price $59,950

Occupancy floor 57%

Sensitivity live

Price	-10% $409	-5% $392	+0% $375	+5% $358	+10% $341
Rent	-10% $297	-5% $336	+0% $375	+5% $413	+10% $452
Rate	-1.0pp $405	-0.5pp $390	base $375	+0.5pp $359	+1.0pp $343

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: $14,988
• Closing costs: $1,798
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3601 E Meyer Blvd Kansas City, MO	1.0	1.0	560	$900	$1.61	44d	1	0.39mi
6921 Prospect Ave Unit C Kansas City, MO	1.0	1.0	538	$850	$1.58	4d	1	0.94mi
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	13d	1	1.02mi

Listing history 40 events

1. 2026-06-18
   days on market $59,950 Active 63 DOM
2. 2026-06-17
   days on market $59,950 Active 62 DOM
3. 2026-06-16
   days on market $59,950 Active 61 DOM
4. 2026-06-15
   days on market $59,950 Active 60 DOM
5. 2026-06-13
   days on market $59,950 Active 58 DOM
6. 2026-06-09
   days on market $59,950 Active 54 DOM
7. 2026-06-08
   days on market $59,950 Active 53 DOM
8. 2026-06-07
   days on market $59,950 Active 52 DOM
9. 2026-06-05
   days on market $59,950 Active 49 DOM
10. 2026-06-03
    days on market $59,950 Active 48 DOM
11. 2026-06-02
    days on market $59,950 Active 47 DOM
12. 2026-06-01
    days on market $59,950 Active 46 DOM
13. 2026-05-31
    days on market $59,950 Active 45 DOM
14. 2026-05-15
    price $62,000 944-char remark

    Show marketing remark (944 chars)

    This charming home features all-one-level living, All new flooring throughout the living and dining rooms, and a cozy gas fireplace. Remodeled spacious kitchen updated with gorgeous chic backsplash and appliances. New renovations include rehabbed bathroom, new windows, new front door, new hot water heater, new highly efficient mini-split heating/cooling, new washer/drier & hookups, new fridge, window treatments & blinds! The charming curb appeal is inviting w darling front porch to enjoy morning coffee or evening conversation. This location is UNBEATABLE! Less than 5 minutes from highway access, Swope Dog Park, KC Zoo, Swope Soccer Village, Starlight Theater, Swope Park, Lakeside Nature Center, both Swope Park and Blue River mountain bike and hiking nature trails, THREE different golf courses, Lake of the Woods (popular fishing spot), Go Ape Zipline Treetop Adventures AND Research Hospital!! Don't miss this Cream Puff!

15. 2026-05-04
    price $64,000 944-char remark

    Show marketing remark (944 chars)

    This charming home features all-one-level living, All new flooring throughout the living and dining rooms, and a cozy gas fireplace. Remodeled spacious kitchen updated with gorgeous chic backsplash and appliances. New renovations include rehabbed bathroom, new windows, new front door, new hot water heater, new highly efficient mini-split heating/cooling, new washer/drier & hookups, new fridge, window treatments & blinds! The charming curb appeal is inviting w darling front porch to enjoy morning coffee or evening conversation. This location is UNBEATABLE! Less than 5 minutes from highway access, Swope Dog Park, KC Zoo, Swope Soccer Village, Starlight Theater, Swope Park, Lakeside Nature Center, both Swope Park and Blue River mountain bike and hiking nature trails, THREE different golf courses, Lake of the Woods (popular fishing spot), Go Ape Zipline Treetop Adventures AND Research Hospital!! Don't miss this Cream Puff!

16. 2026-05-03
    historical $950
17. 2026-04-29
    price $65,000 944-char remark

    Show marketing remark (944 chars)

    This charming home features all-one-level living, All new flooring throughout the living and dining rooms, and a cozy gas fireplace. Remodeled spacious kitchen updated with gorgeous chic backsplash and appliances. New renovations include rehabbed bathroom, new windows, new front door, new hot water heater, new highly efficient mini-split heating/cooling, new washer/drier & hookups, new fridge, window treatments & blinds! The charming curb appeal is inviting w darling front porch to enjoy morning coffee or evening conversation. This location is UNBEATABLE! Less than 5 minutes from highway access, Swope Dog Park, KC Zoo, Swope Soccer Village, Starlight Theater, Swope Park, Lakeside Nature Center, both Swope Park and Blue River mountain bike and hiking nature trails, THREE different golf courses, Lake of the Woods (popular fishing spot), Go Ape Zipline Treetop Adventures AND Research Hospital!! Don't miss this Cream Puff!

18. 2026-04-29
    listed $950

    Show marketing remark (944 chars)

    This charming home features all-one-level living, All new flooring throughout the living and dining rooms, and a cozy gas fireplace. Remodeled spacious kitchen updated with gorgeous chic backsplash and appliances. New renovations include rehabbed bathroom, new windows, new front door, new hot water heater, new highly efficient mini-split heating/cooling, new washer/drier & hookups, new fridge, window treatments & blinds! The charming curb appeal is inviting w darling front porch to enjoy morning coffee or evening conversation. This location is UNBEATABLE! Less than 5 minutes from highway access, Swope Dog Park, KC Zoo, Swope Soccer Village, Starlight Theater, Swope Park, Lakeside Nature Center, both Swope Park and Blue River mountain bike and hiking nature trails, THREE different golf courses, Lake of the Woods (popular fishing spot), Go Ape Zipline Treetop Adventures AND Research Hospital!! Don't miss this Cream Puff!

19. 2026-04-29
    historical $950

    Show marketing remark (944 chars)

    This charming home features all-one-level living, All new flooring throughout the living and dining rooms, and a cozy gas fireplace. Remodeled spacious kitchen updated with gorgeous chic backsplash and appliances. New renovations include rehabbed bathroom, new windows, new front door, new hot water heater, new highly efficient mini-split heating/cooling, new washer/drier & hookups, new fridge, window treatments & blinds! The charming curb appeal is inviting w darling front porch to enjoy morning coffee or evening conversation. This location is UNBEATABLE! Less than 5 minutes from highway access, Swope Dog Park, KC Zoo, Swope Soccer Village, Starlight Theater, Swope Park, Lakeside Nature Center, both Swope Park and Blue River mountain bike and hiking nature trails, THREE different golf courses, Lake of the Woods (popular fishing spot), Go Ape Zipline Treetop Adventures AND Research Hospital!! Don't miss this Cream Puff!

20. 2026-04-25
    price $70,000 944-char remark

    Show marketing remark (944 chars)

    This charming home features all-one-level living, All new flooring throughout the living and dining rooms, and a cozy gas fireplace. Remodeled spacious kitchen updated with gorgeous chic backsplash and appliances. New renovations include rehabbed bathroom, new windows, new front door, new hot water heater, new highly efficient mini-split heating/cooling, new washer/drier & hookups, new fridge, window treatments & blinds! The charming curb appeal is inviting w darling front porch to enjoy morning coffee or evening conversation. This location is UNBEATABLE! Less than 5 minutes from highway access, Swope Dog Park, KC Zoo, Swope Soccer Village, Starlight Theater, Swope Park, Lakeside Nature Center, both Swope Park and Blue River mountain bike and hiking nature trails, THREE different golf courses, Lake of the Woods (popular fishing spot), Go Ape Zipline Treetop Adventures AND Research Hospital!! Don't miss this Cream Puff!

21. 2026-04-17
    listed $950
22. 2026-04-16
    listed $75,000 Active 944-char remark

    Show marketing remark (944 chars)

    This charming home features all-one-level living, All new flooring throughout the living and dining rooms, and a cozy gas fireplace. Remodeled spacious kitchen updated with gorgeous chic backsplash and appliances. New renovations include rehabbed bathroom, new windows, new front door, new hot water heater, new highly efficient mini-split heating/cooling, new washer/drier & hookups, new fridge, window treatments & blinds! The charming curb appeal is inviting w darling front porch to enjoy morning coffee or evening conversation. This location is UNBEATABLE! Less than 5 minutes from highway access, Swope Dog Park, KC Zoo, Swope Soccer Village, Starlight Theater, Swope Park, Lakeside Nature Center, both Swope Park and Blue River mountain bike and hiking nature trails, THREE different golf courses, Lake of the Woods (popular fishing spot), Go Ape Zipline Treetop Adventures AND Research Hospital!! Don't miss this Cream Puff!

23. 2024-01-23
    historical
24. 2023-11-13
    price $60,000
25. 2023-11-01
    status Active
26. 2023-11-01
    price $65,000
27. 2023-10-27
    historical Active Under Contract
28. 2023-09-29
    listed $70,000 Active
29. 2022-03-28
    soldstatus
30. 2022-03-24
    soldstatus Closed
31. 2022-02-24
    status Pending
32. 2022-02-07
    listed $51,900 Active
33. 2021-03-26
    soldstatus
34. 2021-03-25
    soldstatus Closed
35. 2021-02-26
    status Pending
36. 2021-02-22
    price $47,000
37. 2020-11-28
    listed $50,000 Active
38. 2011-09-16
    historical
39. 2011-06-09
    listed $22,000
40. 1994-10-07
    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: $738 · $61/mo
• Projected year-2 tax: $738 · $61/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥106°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: $11,780
• − Mortgage interest: −$3,358
• − Property taxes: −$738
• − Insurance: −$300
• − Repairs & maintenance: −$942
• − Management: −$942
• − Depreciation: −$1,744
• Taxable income: $3,756
• Est. tax owed @ 24.0%: −$901
• After-tax cash flow: $3,595/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): 12,084
• Household income: $45,622
• Rent vs Own: 51.2% rent · 48.8% own
• Severe rent burden: 679.0

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 (66%)
• Race & ethnicity: Black 66% White 16% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 2% Scotch-Irish 1% Romanian 1%
• Foreign-born: 6% · Canada, Jamaica
• 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: ▲ 79.13%
• Current HPI: 414.4305
• Rent YoY: ▲ 2.98%
• 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

+181.8% since first listed

27 events — show timeline

• 2026-05-15 Price Changed $62,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $64,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-03 Rental Removed $950 RentEngineListings
• 2026-04-29 Price Changed $65,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-29 Listed for Rent $950 RentEngineListings
• 2026-04-29 Rental Removed $950 TENANTTURNER2
• 2026-04-25 Price Changed $70,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-17 Listed for Rent $950 TENANTTURNER2
• 2026-04-16 Listed $75,000 Heartland MLS as Distributed by MLS Grid
• 2024-01-23 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-11-13 Price Changed $60,000 Heartland MLS as Distributed by MLS Grid
• 2023-11-01 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-11-01 Price Changed $65,000 Heartland MLS as Distributed by MLS Grid
• 2023-10-27 Contingent — Heartland MLS as Distributed by MLS Grid
• 2023-09-29 Listed $70,000 Heartland MLS as Distributed by MLS Grid
• 2022-03-28 Sold (Public Records) — Public Records
• 2022-03-24 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-02-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-02-07 Listed $51,900 Heartland MLS as Distributed by MLS Grid
• 2021-03-26 Sold (Public Records) — Public Records
• 2021-03-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-02-26 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-02-22 Price Changed $47,000 Heartland MLS as Distributed by MLS Grid
• 2020-11-28 Listed $50,000 Heartland MLS as Distributed by MLS Grid
• 2011-09-16 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2011-06-09 Listed $22,000 Heartland MLS as Distributed by MLS Grid
• 1994-10-07 Sold (Public Records) — Public Records

Property tax history

-0.0%/yr

Latest (2025): $738 · +6.9% YoY. Source: county tax records.