3044 E 60th St · Kansas City, MO 64130

$76,000

2 bd · 1.0 ba · 756 sqft · SingleFamily public records · 59 Days on market

Built 1922 4,356 sqft lot $101/sqft · 15% below area Est $90k · 15% 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 +30.0/30.0
• ARV discount +14.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR OPPORTUNITY — Cash-flowing 2BR SFR with long-term Section 8 tenant in place (6+ years, zero late payments). Current rent $1,200/mo, month-to-month. South Town Fork Creek neighborhood. New roof 2023. Wrap-around covered porch, 756 sqft on 4,356 sqft lot, full unfinished basement. Interior dated but functional — value-add potential for cosmetic refresh upon eventual turnover. 12.7% projected cap at asking with conservative underwriting (5% vacancy, 10% mgmt, 10% R & M). Existing property management conveys — uninterrupted income from day one. Part of a 4-property KC SFR portfolio — portfolio pricing available for a buyer acquiring all four. Full fin

Key facts

• Value-add potential
• Brand-new roof
• 4,356 sq ft lot

Tags

• WRAP-AROUND COVERED PORCH
• BRAND-NEW ROOF
• VALUE-ADD POTENTIAL

Property features AI

Exterior

• Parking: Off-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; High-speed internet available
• Home design: Single family residence; Residential property; Bungalow style
• Construction: Board & batten siding; Composition roof
• Exterior features: Porch; City lot; Level lot; Gravel road access

Interior

• Kitchen: Cooktop; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Bungalow floor plan; Smoke detector(s)
• Laundry & utility: Laundry in lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $74k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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: B. Banneker Elementary (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 390 students, 99% FRL); Central Middle School (math 0% / reading 9%, grade F, #388 of 391 statewide, top 99%, 428 students, 99% 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 rising fast (+4.4%/yr); 185 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 33% of the median local income ($42k/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 $525 of loan paydown is wiped out by about $2k 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 + 4.4% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,720 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.54% ✓
• Cap rate: 13.55%
• Cash-on-cash: 25.92%
• DSCR: 2.15
• GRM: 5.4

CMA / ARV

• ARV (median comp): $89,671
• List price: $76,000
• Delta: -15.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2907 E 61st St	0.21mi	2/1.0	744 (-2%)	7mo	$67,500	$91	82
5923 Walrond Ave	0.04mi	2/1.0	812 (+7%)	6mo	$125,000	$154	81
6149 Agnes Ave	0.26mi	2/1.0	720 (-5%)	1mo	$80,100	$111	79
3212 E 60th St	0.06mi	2/1.0	818 (+8%)	10mo	$78,500	$96	75
6133 Indiana Ave	0.26mi	3/1.0 (+1)	768 (+2%)	6mo	$54,900	$71	75
5842 Bellefontaine Ave	0.15mi	3/1.0 (+1)	864 (+14%)	1mo	$89,900	$104	64
5424 College Ave	0.69mi	2/1.0	744 (-2%)	3mo	$70,000	$94	62
5623 Brooklyn Ave	0.72mi	2/1.0	802 (+6%)	2mo	$55,000	$69	54
5700 Norton Ave	0.66mi	3/1.0 (+1)	704 (-7%)	10mo	$99,000	$141	45
5907 Jackson Ave	0.65mi	3/1.0 (+1)	840 (+11%)	7mo	$84,900	$101	40
5716 Park Ave	0.63mi	3/1.0 (+1)	856 (+13%)	7mo	$89,000	$104	38
3451 E 54th St	0.73mi	3/2.0 (+1)	869 (+15%)	7mo	$115,000	$132	26

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 · 4.42% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 1.71×
• Total profit: $15,135
• Equity at exit: $11,332

10-year hold

• IRR: 26.8%
• Equity multiple: 3.52×
• Total profit: $53,561
• Equity at exit: $6,571

Cash invested: $21,280 (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 64130

• Home prices YoY: -21.5%
• Rents YoY: 4.4%
• Active inventory: 185
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,173 high
• Mortgage (P&I): −$399
• Tax from tax record: −$37 /mo · $443/yr
• Insurance: −$32
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $404

Break-even live

Break-even rent $662

Max offer price $76,000

Occupancy floor 61%

Sensitivity live

Price	-10% $447	-5% $426	+0% $404	+5% $383	+10% $361
Rent	-10% $311	-5% $358	+0% $404	+5% $450	+10% $497
Rate	-1.0pp $442	-0.5pp $423	base $404	+0.5pp $384	+1.0pp $364

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6029 Indiana Ave Kansas City, MO	2.0	1.0	832	$1,150	$1.38	45d	1	0.19mi
3604 E 61st St Unit 3604 Kansas City, MO	3.0	1.0	875	$1,300	$1.49	45d	1	0.30mi
5709 Bales Ave Kansas City, MO	2.0	1.0	782	$1,095	$1.40	25d	1	0.34mi
3615 E 58th St Unit 1 Kansas City, MO	2.0	1.0	936	$875	$0.93	45d	1	0.35mi
3617 E 58th St Unit 2 Kansas City, MO	2.0	1.0	936	$875	$0.93	45d	1	0.35mi
2512 E 59th St Kansas City, MO	2.0	1.0	750	$1,150	$1.53	45d	1	0.40mi
3600 E 57th St Kansas City, MO	3.0	1.0	1037	$1,250	$1.21	45d	1	0.41mi
5614 Indiana Ave Kansas City, MO	3.0	1.0	900	$1,175	$1.31	45d	1	0.43mi
2205 E 59th St Kansas City, MO	2.0	1.0	724	$1,025	$1.42	18d	1	0.60mi
5713 Brooklyn Ave Kansas City, MO	2.0	1.0	600	$1,200	$2.00	9d	1	0.66mi
2100 E 58th St Kansas City, MO	2.0	1.0	1030	$1,500	$1.46	45d	1	0.70mi
5730 Garfield Ave Kansas City, MO	3.0	1.0	866	$1,195	$1.38	18d	1	0.74mi
4250 E 60 Ter Unit 4250 Kansas City, MO	2.0	1.0	783	$895	$1.14	25d	1	0.78mi
5702 Euclid Ave Kansas City, MO	2.0	1.0	683	$1,000	$1.46	45d	1	0.81mi
3601 E Meyer Blvd Kansas City, MO	1.0	1.0	560	$900	$1.61	45d	1	0.87mi
6703 Walrond Ave Kansas City, MO	2.0	1.0	912	$1,200	$1.32	4d	1	0.92mi
5529 Michigan Ave Kansas City, MO	2.0	1.0	847	$995	$1.17	45d	1	0.93mi
1702 Bushman Dr Kansas City, MO	1.0–2.0	1.0–2.0	895	$1,065	$1.19	45d	1	0.94mi
3315 E 52nd St Kansas City, MO	2.0	1.0	662	$1,125	$1.70	25d	1	0.94mi
5410 Euclid Ave Kansas City, MO	3.0	2.0	1119	$1,395	$1.25	45d	1	1.00mi
2430 E 67th Ter Kansas City, MO	3.0	2.0	960	$1,195	$1.24	45d	1	1.03mi
2421 E 67th Ter Kansas City, MO	2.0	1.0	816	$1,125	$1.38	18d	1	1.06mi
3017 E 51st St Kansas City, MO	2.0	1.0	621	$1,303	$2.10	9d	1	1.06mi
6817 Cleveland Ave Kansas City, MO	2.0	1.0	779	$1,100	$1.41	45d	1	1.14mi
5013 S Benton Ave Kansas City, MO	3.0	1.0	978	$1,225	$1.25	25d	1	1.17mi
6404 The Paseo Kansas City, MO	1.0–2.0	1.0–2.0	942	$1,600	$1.70	4d	6	1.18mi
6014 Virginia Ave Kansas City, MO	2.0	1.0	1072	$1,086	$1.01	0d	1	1.19mi
5332 Highland Ave Kansas City, MO	3.0	1.0	1022	$1,350	$1.32	9d	1	1.20mi
5114 Brooklyn Ave Kansas City, MO	3.0	1.5	1116	$1,300	$1.16	9d	1	1.21mi
2120 E 68th Ter Kansas City, MO	2.0	1.0	930	$1,200	$1.29	25d	1	1.23mi
1805 E 67th St Kansas City, MO	2.0	1.0	1064	$1,200	$1.13	18d	1	1.24mi
6921 Prospect Ave Unit C Kansas City, MO	1.0	1.0	538	$850	$1.58	0d	1	1.25mi
6921 Prospect Ave Unit C Kansas City, MO	1.0	1.0	538	$850	$1.58	6d	1	1.25mi
6024 Tracy Ave Kansas City, MO	3.0	1.0	1000	$1,250	$1.25	18d	1	1.26mi
3949 Doctor Martin Luther King Junior Blvd Kansas City, MO	1.0–2.0	1.0–2.0	941	$1,565	$1.66	0d	2	1.27mi
4917 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	25d	1	1.28mi
1831 E 68th St Kansas City, MO	3.0	1.0	1043	$1,250	$1.20	18d	1	1.29mi
4911 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	19d	1	1.30mi
1435 E 66th Ter Kansas City, MO	3.0	1.0	988	$1,335	$1.35	0d	1	1.33mi
6901 Jackson Ave Unit 6903 Kansas City, MO	3.0	1.0	1000	$1,200	$1.20	23d	1	1.34mi

Listing history 39 events

1. 2026-06-21
   days on market $76,000 Active 59 DOM
2. 2026-06-18
   days on market $76,000 Active 56 DOM
3. 2026-06-17
   days on market $76,000 Active 55 DOM
4. 2026-06-16
   days on market $76,000 Active 54 DOM
5. 2026-06-15
   price $76,000 Active 53 DOM
6. 2026-06-15
   days on market $80,000 Active 53 DOM
7. 2026-06-13
   remarks 671-char remark
8. 2026-06-13
   days on market $80,000 Active 51 DOM
9. 2026-06-09
   days on market $80,000 Active 47 DOM
10. 2026-06-08
    days on market $80,000 Active 46 DOM
11. 2026-06-07
    days on market $80,000 Active 45 DOM
12. 2026-06-05
    days on market $80,000 Active 42 DOM
13. 2026-06-03
    days on market $80,000 Active 41 DOM
14. 2026-06-02
    days on market $80,000 Active 40 DOM
15. 2026-06-01
    days on market $80,000 Active 39 DOM
16. 2026-05-31
    days on market $80,000 Active 38 DOM
17. 2026-04-23
    listed $80,000 Active 539-char remark
18. 2025-10-13
    historical
19. 2025-08-02
    listed $80,000 Active
20. 2025-07-25
    historical
21. 2025-05-28
    price $83,950
22. 2025-01-23
    listed $84,950 Active
23. 2019-09-24
    soldstatus
24. 2019-08-29
    status Pending
25. 2019-08-23
    price $29,999
26. 2019-08-18
    status Active
27. 2019-08-08
    status Pending
28. 2019-07-04
    listed $33,999 Active
29. 2019-06-28
    historical
30. 2019-06-27
    price $33,999
31. 2019-05-09
    listed $39,999 Active
32. 2016-03-15
    soldstatus
33. 2012-02-07
    soldstatus
34. 2006-08-01
    soldstatus
35. 2006-07-27
    soldstatus
36. 2006-04-17
    listed $27,900
37. 2004-12-17
    soldstatus
38. 2003-09-30
    soldstatus
39. 1993-02-26
    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: $443 · $37/mo
• Projected year-2 tax: $737 · $61/mo
• Expected delta: +$295/yr (+$25/mo · 66.6%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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: $14,076
• − Mortgage interest: −$4,257
• − Property taxes: −$443
• − Insurance: −$1,046
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$2,211
• Taxable income: $3,867
• Est. tax owed @ 24.0%: −$928
• After-tax cash flow: $3,921/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): 19,644
• Household income: $42,221
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1132.0

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 (80%)
• Race & ethnicity: Black 80% White 9% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Swedish 0%
• Foreign-born: 6% · Canada
• 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: ▼ -73.32%
• Current HPI: 267.491
• Rent YoY: ▲ 4.42%
• 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

+172.4% since first listed

24 events — show timeline

• 2026-06-15 Price Changed $76,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Listed $80,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-13 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-08-02 Listed $80,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-25 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-05-28 Price Changed $83,950 Heartland MLS as Distributed by MLS Grid
• 2025-01-23 Listed $84,950 Heartland MLS as Distributed by MLS Grid
• 2019-09-24 Sold (Public Records) — Public Records
• 2019-08-29 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-08-23 Price Changed $29,999 Heartland MLS as Distributed by MLS Grid
• 2019-08-18 Relisted — Heartland MLS as Distributed by MLS Grid
• 2019-08-08 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-07-04 Listed $33,999 Heartland MLS as Distributed by MLS Grid
• 2019-06-28 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-06-27 Price Changed $33,999 Heartland MLS as Distributed by MLS Grid
• 2019-05-09 Listed $39,999 Heartland MLS as Distributed by MLS Grid
• 2016-03-15 Sold (Public Records) — Public Records
• 2012-02-07 Sold (Public Records) — Public Records
• 2006-08-01 Sold (Public Records) — Public Records
• 2006-07-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-04-17 Listed $27,900 Heartland MLS as Distributed by MLS Grid
• 2004-12-17 Sold (Public Records) — Public Records
• 2003-09-30 Sold (Public Records) — Public Records
• 1993-02-26 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $443 · -53.9% YoY. Source: county tax records.