2917 E 61st St · Kansas City, MO 64130

$90,000

3 bd · 1.0 ba · 668 sqft · SingleFamily public records · 33 Days on market

Built 1924 3,938 sqft lot $135/sqft · 30% above area Est $69k · 30% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Monthly rent $900. LONG term (10+ years) tenant. Home is in GREAT condition. The tenant has successfully passed comprehensive screenings, including credit, criminal history, and eviction checks. Professional management in place and willing to stay on. The owner is selling a portfolio consisting of multiple properties. Any property would be a great addition to a portfolio or as a home for an individual or family.

Key facts

• 3 years old roof
• Recent updates
• Fresh paint

Tags

• RECENT UPDATES
• FRESH PAINT
• NEW MINI SPLIT UNIT
• 3 YEARS OLD ROOF
• APPLIANCES STAY

Property features AI

Finance

• Other: Living area reported as 668 (source: public records)
• HOA & community: No association fees

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Bungalow/Ranch floor plan; 1 story (bungalow/ranch); Residential property
• Construction: Frame construction; Composition roof; Crawl space foundation; About 101+ years old
• Exterior features: City lot within city limits; Paved road with public maintenance; Not in a flood plain

Interior

• Kitchen: Electric range; Refrigerator; Eat-in kitchen
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Zoned cooling; Other cooling
• Interior features: Eat-in kitchen; Dryer, Washer, Refrigerator, Electric Range
• Laundry & utility: Main level laundry; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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: 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 fast (+4.4%/yr); 185 active listings in the ZIP; 9 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 38% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.47% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.20%
• DSCR: 2.08
• GRM: 5.7

CMA / ARV

• ARV (median comp): $69,237
• List price: $90,000
• Delta: 29.99%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6118 Agnes Ave	0.02mi	2/1.0 (-1)	660 (-1%)	10mo	$45,000	$68	83
6149 Agnes Ave	0.10mi	2/1.0 (-1)	720 (+8%)	1mo	$80,100	$111	77
6115 S Benton Ave	0.05mi	2/1.0 (-1)	704 (+5%)	14mo	$129,900	$185	72
2907 E 61st St	0.03mi	2/1.0 (-1)	744 (+11%)	7mo	$67,500	$91	69
6133 Indiana Ave	0.28mi	3/1.0	768 (+15%)	6mo	$54,900	$71	56
2106 E 59th St	0.58mi	2/1.0 (-1)	641 (-4%)	12mo	$52,500	$82	51
5533 Prospect Ave	0.70mi	2/1.0 (-1)	616 (-8%)	23mo	$59,900	$97	31

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: 18.9%
• Equity multiple: 1.78×
• Total profit: $19,675
• Equity at exit: $13,419

10-year hold

• IRR: 28.2%
• Equity multiple: 3.65×
• Total profit: $66,791
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,324 high
• Mortgage (P&I): −$472
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $508

Break-even live

Break-even rent $680

Max offer price $90,000

Occupancy floor 57%

Sensitivity live

Price	-10% $559	-5% $534	+0% $508	+5% $483	+10% $457
Rent	-10% $404	-5% $456	+0% $508	+5% $561	+10% $613
Rate	-1.0pp $554	-0.5pp $531	base $508	+0.5pp $485	+1.0pp $461

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2512 E 59th St Kansas City, MO	2.0	1.0	750	$1,150	$1.53	45d	1	0.33mi
2205 E 59th St Kansas City, MO	2.0	1.0	724	$1,025	$1.42	17d	1	0.49mi
5713 Brooklyn Ave Kansas City, MO	2.0	1.0	600	$1,200	$2.00	9d	1	0.61mi
5702 Euclid Ave Kansas City, MO	2.0	1.0	683	$1,000	$1.46	45d	1	0.75mi
1702 Bushman Dr Kansas City, MO	1.0–2.0	1.0–2.0	895	$1,065	$1.19	45d	1	0.76mi
3315 E 52nd St Kansas City, MO	2.0	1.0	662	$1,125	$1.70	25d	1	1.12mi
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	13d	1	1.20mi
3017 E 51st St Kansas City, MO	2.0	1.0	621	$1,303	$2.10	9d	1	1.21mi
6551 Rockhill Rd Kansas City, MO	1.0–2.0	1.0–2.0	912	$2,128	$2.33	3d	10	1.42mi

Listing history 43 events

1. 2026-06-15
   status $90,000 Pending 33 DOM
2. 2026-06-15
   days on market $90,000 Active 33 DOM
3. 2026-06-13
   days on market $90,000 Active 31 DOM
4. 2026-06-09
   days on market $90,000 Active 27 DOM
5. 2026-06-08
   days on market $90,000 Active 26 DOM
6. 2026-06-07
   days on market $90,000 Active 25 DOM
7. 2026-06-05
   pricedays on market $90,000 Active 22 DOM
8. 2026-06-03
   days on market $95,000 Active 21 DOM
9. 2026-06-02
   days on market $95,000 Active 20 DOM
10. 2026-06-01
    days on market $95,000 Active 19 DOM
11. 2026-05-31
    days on market $95,000 Active 18 DOM
12. 2026-05-13
    listed $95,000 Active 251-char remark
13. 2026-05-10
    historical $900
14. 2026-05-07
    price $900
15. 2026-05-03
    listed $950
16. 2026-05-03
    historical $950
17. 2026-05-02
    listed $950
18. 2026-04-19
    historical $950
19. 2026-03-20
    listed $950
20. 2026-03-20
    historical $950
21. 2026-03-17
    listed $950
22. 2024-10-14
    soldstatus
23. 2024-10-11
    soldstatus Closed 415-char remark

    Show marketing remark (415 chars)

    Monthly rent $900. LONG term (10+ years) tenant. Home is in GREAT condition. The tenant has successfully passed comprehensive screenings, including credit, criminal history, and eviction checks. Professional management in place and willing to stay on. The owner is selling a portfolio consisting of multiple properties. Any property would be a great addition to a portfolio or as a home for an individual or family.

24. 2024-10-04
    status Pending 415-char remark

    Show marketing remark (415 chars)

    Monthly rent $900. LONG term (10+ years) tenant. Home is in GREAT condition. The tenant has successfully passed comprehensive screenings, including credit, criminal history, and eviction checks. Professional management in place and willing to stay on. The owner is selling a portfolio consisting of multiple properties. Any property would be a great addition to a portfolio or as a home for an individual or family.

25. 2024-09-11
    historical Active Under Contract 415-char remark

    Show marketing remark (415 chars)

    Monthly rent $900. LONG term (10+ years) tenant. Home is in GREAT condition. The tenant has successfully passed comprehensive screenings, including credit, criminal history, and eviction checks. Professional management in place and willing to stay on. The owner is selling a portfolio consisting of multiple properties. Any property would be a great addition to a portfolio or as a home for an individual or family.

26. 2024-08-14
    price $64,900 415-char remark

    Show marketing remark (415 chars)

    Monthly rent $900. LONG term (10+ years) tenant. Home is in GREAT condition. The tenant has successfully passed comprehensive screenings, including credit, criminal history, and eviction checks. Professional management in place and willing to stay on. The owner is selling a portfolio consisting of multiple properties. Any property would be a great addition to a portfolio or as a home for an individual or family.

27. 2024-04-29
    listed $69,000 Active 415-char remark

    Show marketing remark (415 chars)

    Monthly rent $900. LONG term (10+ years) tenant. Home is in GREAT condition. The tenant has successfully passed comprehensive screenings, including credit, criminal history, and eviction checks. Professional management in place and willing to stay on. The owner is selling a portfolio consisting of multiple properties. Any property would be a great addition to a portfolio or as a home for an individual or family.

28. 2024-02-29
    historical
29. 2024-02-21
    status Active
30. 2024-02-13
    status Pending
31. 2024-01-31
    price $62,500
32. 2023-11-01
    listed $64,000 Active
33. 2021-05-21
    soldstatus Closed
34. 2021-04-19
    status Pending
35. 2021-03-08
    status Active
36. 2021-02-21
    status Pending
37. 2021-02-12
    listed $49,900 Active
38. 2018-03-30
    soldstatus
39. 2015-05-29
    soldstatus
40. 2005-01-19
    soldstatus
41. 2004-09-08
    soldstatus
42. 2004-08-20
    soldstatus
43. 1995-12-06
    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: $337 · $28/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$536/yr (+$45/mo · 158.9%)

ⓘ 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,886
• − Mortgage interest: −$5,041
• − Property taxes: −$337
• − Insurance: −$450
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$2,618
• Taxable income: $4,898
• Est. tax owed @ 24.0%: −$1,175
• After-tax cash flow: $4,924/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

+80.4% since first listed

34 events — show timeline

• 2026-06-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-06-03 Price Changed $90,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-13 Listed $95,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-10 Rental Removed $900 ZUMPER1
• 2026-05-07 Price Changed $900 ZUMPER1
• 2026-05-03 Listed for Rent $950 ZUMPER1
• 2026-05-03 Rental Removed $950 TENANTTURNER2
• 2026-05-02 Listed for Rent $950 TENANTTURNER2
• 2026-04-19 Rental Removed $950 ZUMPER1
• 2026-03-20 Listed for Rent $950 ZUMPER1
• 2026-03-20 Rental Removed $950 TENANTTURNER2
• 2026-03-17 Listed for Rent $950 TENANTTURNER2
• 2024-10-14 Sold (Public Records) — Public Records
• 2024-10-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-10-04 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-09-11 Contingent — Heartland MLS as Distributed by MLS Grid
• 2024-08-14 Price Changed $64,900 Heartland MLS as Distributed by MLS Grid
• 2024-04-29 Listed $69,000 Heartland MLS as Distributed by MLS Grid
• 2024-02-29 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-02-21 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-02-13 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-01-31 Price Changed $62,500 Heartland MLS as Distributed by MLS Grid
• 2023-11-01 Listed $64,000 Heartland MLS as Distributed by MLS Grid
• 2021-05-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-04-19 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-03-08 Relisted — Heartland MLS as Distributed by MLS Grid
• 2021-02-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-02-12 Listed $49,900 Heartland MLS as Distributed by MLS Grid
• 2018-03-30 Sold (Public Records) — Public Records
• 2015-05-29 Sold (Public Records) — Public Records
• 2005-01-19 Sold (Public Records) — Public Records
• 2004-09-08 Sold (Public Records) — Public Records
• 2004-08-20 Sold (Public Records) — Public Records
• 1995-12-06 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $337 · -51.0% YoY. Source: county tax records.