7615 E 48th St · Kansas City, MO 64129

$84,000

3 bd · 1.0 ba · 816 sqft · SingleFamily public records · 336 Days on market

Built 1958 8,744 sqft lot $103/sqft · 39% below area Est $137k · 39% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-Bedroom, 2-Bathroom Fixer-Upper with Basement Potential – Kansas City This 3-bedroom, 2-bathroom home offers a great opportunity for buyers looking to customize and add value. One full bathroom is located in the unfinished basement, which provides the potential for expanded living space with future improvements. Whether you're an investor or a homeowner ready to take on a project, this property has solid potential. Schedule your private showing today!

Key facts

• 8,744 sq ft lot
• Built 1958
• Listed 336 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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: schools C-, crime F.
• Raytown C-2 (suburban): math 12% / reading 28% proficiency, ranked #302 of 324 in MO (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 52 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 33% of the median local income ($51k/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 $581 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 + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 336 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $43k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 336 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 1.70% ✓
• Cap rate: 14.48%
• Cash-on-cash: 29.22%
• DSCR: 2.30
• GRM: 4.9

CMA / ARV

• ARV (median comp): $136,650
• List price: $84,000
• Delta: -38.53%
• 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
7801 Ozark Rd	0.15mi	3/1.0	816 (0%)	8mo	$110,000	$135	87
7719 E 47th Ter	0.10mi	3/1.0	840 (+3%)	9mo	$125,000	$149	83
7715 E 47th Ter	0.09mi	3/1.0	840 (+3%)	11mo	$159,999	$190	82
7405 E 49th St	0.25mi	3/1.0	864 (+6%)	2mo	$82,000	$95	77
7409 E 49th St	0.23mi	3/1.0	864 (+6%)	8mo	$36,000	$42	73
7610 E 49th Ter	0.19mi	2/1.0 (-1)	864 (+6%)	5mo	$59,999	$69	72
5117 Palmer Dr	0.42mi	3/1.0	816 (0%)	11mo	$135,000	$165	71
5130 Palmer St	0.46mi	3/1.0	864 (+6%)	1mo	$124,900	$145	68
7803 E 50th Ter	0.35mi	3/1.5	864 (+6%)	6mo	$174,900	$202	67
4834 Eastern Ave	0.26mi	3/1.0	912 (+12%)	4mo	$155,000	$170	65
5127 Rinker Rd	0.73mi	2/1.0 (-1)	728 (-11%)	3mo	$149,900	$206	41
6615 Fairway Dr	0.66mi	2/1.0 (-1)	938 (+15%)	11mo	$97,000	$103	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 1.97×
• Total profit: $22,874
• Equity at exit: $12,525

10-year hold

• IRR: 31.5%
• Equity multiple: 3.85×
• Total profit: $66,917
• Equity at exit: $7,263

Cash invested: $23,520 (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 64129

• Home prices YoY: -9.8%
• Active inventory: 52
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,428 high
• Mortgage (P&I): −$441
• Tax from tax record: −$80 /mo · $957/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $573

Break-even live

Break-even rent $703

Max offer price $84,000

Occupancy floor 55%

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7611 E 47th Ter Kansas City, MO	3.0	1.0	840	$1,276	$1.52	7d	1	0.07mi
4730 Richmond Ave Kansas City, MO	3.0	1.0	821	$1,395	$1.70	43d	1	0.08mi
7615 E 49th St Kansas City, MO	2.0	1.0	888	$1,095	$1.23	43d	1	0.14mi
7601 Sni a Bar Ter Kansas City, MO	2.0	1.0	827	$1,099	$1.33	43d	1	0.15mi
5126 Booth Ave Kansas City, MO	2.0	1.0	950	$1,149	$1.21	12d	1	0.76mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	1d	1	1.21mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	2d	1	1.21mi

Listing history 26 events

1. 2026-06-07
   statusdays on market $84,000 Pending 336 DOM
2. 2026-06-03
   days on market $84,000 Active 335 DOM
3. 2026-06-02
   days on market $84,000 Active 334 DOM
4. 2026-06-01
   days on market $84,000 Active 333 DOM
5. 2026-05-31
   days on market $84,000 Active 332 DOM
6. 2026-04-24
   price $86,000 464-char remark

   Show marketing remark (464 chars)

   3-Bedroom, 2-Bathroom Fixer-Upper with Basement Potential – Kansas City This 3-bedroom, 2-bathroom home offers a great opportunity for buyers looking to customize and add value. One full bathroom is located in the unfinished basement, which provides the potential for expanded living space with future improvements. Whether you're an investor or a homeowner ready to take on a project, this property has solid potential. Schedule your private showing today!

7. 2026-03-20
   price $88,000 464-char remark

   Show marketing remark (464 chars)

   3-Bedroom, 2-Bathroom Fixer-Upper with Basement Potential – Kansas City This 3-bedroom, 2-bathroom home offers a great opportunity for buyers looking to customize and add value. One full bathroom is located in the unfinished basement, which provides the potential for expanded living space with future improvements. Whether you're an investor or a homeowner ready to take on a project, this property has solid potential. Schedule your private showing today!

8. 2026-02-27
   price $90,000 464-char remark

   Show marketing remark (464 chars)

   3-Bedroom, 2-Bathroom Fixer-Upper with Basement Potential – Kansas City This 3-bedroom, 2-bathroom home offers a great opportunity for buyers looking to customize and add value. One full bathroom is located in the unfinished basement, which provides the potential for expanded living space with future improvements. Whether you're an investor or a homeowner ready to take on a project, this property has solid potential. Schedule your private showing today!

9. 2026-01-30
   price $92,000 464-char remark

   Show marketing remark (464 chars)

   3-Bedroom, 2-Bathroom Fixer-Upper with Basement Potential – Kansas City This 3-bedroom, 2-bathroom home offers a great opportunity for buyers looking to customize and add value. One full bathroom is located in the unfinished basement, which provides the potential for expanded living space with future improvements. Whether you're an investor or a homeowner ready to take on a project, this property has solid potential. Schedule your private showing today!

10. 2026-01-09
    price $95,000 464-char remark

    Show marketing remark (464 chars)

    3-Bedroom, 2-Bathroom Fixer-Upper with Basement Potential – Kansas City This 3-bedroom, 2-bathroom home offers a great opportunity for buyers looking to customize and add value. One full bathroom is located in the unfinished basement, which provides the potential for expanded living space with future improvements. Whether you're an investor or a homeowner ready to take on a project, this property has solid potential. Schedule your private showing today!

11. 2025-12-05
    price $98,000 464-char remark

    Show marketing remark (464 chars)

    3-Bedroom, 2-Bathroom Fixer-Upper with Basement Potential – Kansas City This 3-bedroom, 2-bathroom home offers a great opportunity for buyers looking to customize and add value. One full bathroom is located in the unfinished basement, which provides the potential for expanded living space with future improvements. Whether you're an investor or a homeowner ready to take on a project, this property has solid potential. Schedule your private showing today!

12. 2025-11-07
    price $101,000 464-char remark

    Show marketing remark (464 chars)

    3-Bedroom, 2-Bathroom Fixer-Upper with Basement Potential – Kansas City This 3-bedroom, 2-bathroom home offers a great opportunity for buyers looking to customize and add value. One full bathroom is located in the unfinished basement, which provides the potential for expanded living space with future improvements. Whether you're an investor or a homeowner ready to take on a project, this property has solid potential. Schedule your private showing today!

13. 2025-10-10
    price $104,000 464-char remark

    Show marketing remark (464 chars)

    3-Bedroom, 2-Bathroom Fixer-Upper with Basement Potential – Kansas City This 3-bedroom, 2-bathroom home offers a great opportunity for buyers looking to customize and add value. One full bathroom is located in the unfinished basement, which provides the potential for expanded living space with future improvements. Whether you're an investor or a homeowner ready to take on a project, this property has solid potential. Schedule your private showing today!

14. 2025-09-26
    price $106,000 464-char remark

    Show marketing remark (464 chars)

    3-Bedroom, 2-Bathroom Fixer-Upper with Basement Potential – Kansas City This 3-bedroom, 2-bathroom home offers a great opportunity for buyers looking to customize and add value. One full bathroom is located in the unfinished basement, which provides the potential for expanded living space with future improvements. Whether you're an investor or a homeowner ready to take on a project, this property has solid potential. Schedule your private showing today!

15. 2025-09-12
    price $109,000 464-char remark

    Show marketing remark (464 chars)

    3-Bedroom, 2-Bathroom Fixer-Upper with Basement Potential – Kansas City This 3-bedroom, 2-bathroom home offers a great opportunity for buyers looking to customize and add value. One full bathroom is located in the unfinished basement, which provides the potential for expanded living space with future improvements. Whether you're an investor or a homeowner ready to take on a project, this property has solid potential. Schedule your private showing today!

16. 2025-08-29
    price $112,000 464-char remark

    Show marketing remark (464 chars)

    3-Bedroom, 2-Bathroom Fixer-Upper with Basement Potential – Kansas City This 3-bedroom, 2-bathroom home offers a great opportunity for buyers looking to customize and add value. One full bathroom is located in the unfinished basement, which provides the potential for expanded living space with future improvements. Whether you're an investor or a homeowner ready to take on a project, this property has solid potential. Schedule your private showing today!

17. 2025-08-15
    price $115,000 464-char remark

    Show marketing remark (464 chars)

    3-Bedroom, 2-Bathroom Fixer-Upper with Basement Potential – Kansas City This 3-bedroom, 2-bathroom home offers a great opportunity for buyers looking to customize and add value. One full bathroom is located in the unfinished basement, which provides the potential for expanded living space with future improvements. Whether you're an investor or a homeowner ready to take on a project, this property has solid potential. Schedule your private showing today!

18. 2025-07-31
    price $119,000 464-char remark

    Show marketing remark (464 chars)

    3-Bedroom, 2-Bathroom Fixer-Upper with Basement Potential – Kansas City This 3-bedroom, 2-bathroom home offers a great opportunity for buyers looking to customize and add value. One full bathroom is located in the unfinished basement, which provides the potential for expanded living space with future improvements. Whether you're an investor or a homeowner ready to take on a project, this property has solid potential. Schedule your private showing today!

19. 2025-07-18
    price $123,000 464-char remark

    Show marketing remark (464 chars)

    3-Bedroom, 2-Bathroom Fixer-Upper with Basement Potential – Kansas City This 3-bedroom, 2-bathroom home offers a great opportunity for buyers looking to customize and add value. One full bathroom is located in the unfinished basement, which provides the potential for expanded living space with future improvements. Whether you're an investor or a homeowner ready to take on a project, this property has solid potential. Schedule your private showing today!

20. 2025-07-03
    listed $127,000 Active 464-char remark

    Show marketing remark (464 chars)

    3-Bedroom, 2-Bathroom Fixer-Upper with Basement Potential – Kansas City This 3-bedroom, 2-bathroom home offers a great opportunity for buyers looking to customize and add value. One full bathroom is located in the unfinished basement, which provides the potential for expanded living space with future improvements. Whether you're an investor or a homeowner ready to take on a project, this property has solid potential. Schedule your private showing today!

21. 2025-06-12
    historical $1,350
22. 2025-06-06
    price $1,350
23. 2025-06-05
    listed $1,470
24. 2012-05-31
    soldstatus 458-char remark

    Show marketing remark (458 chars)

    Lots of potential in this fixer upper with a fenced yard and covered deck on the rear. Partially finished rec room in the basement. VA owned property sold AS-IS. Cash offers only! Cash offers require proof of funds. VA does not pay for title policy or search. Any offer accepted is subject to delay of closing or cancellation should VA conclude clear title cannot be conveyed. Seller addendums required. Please allow 2-3 business days for a seller response.

25. 2012-04-18
    listed $9,900 458-char remark

    Show marketing remark (458 chars)

    Lots of potential in this fixer upper with a fenced yard and covered deck on the rear. Partially finished rec room in the basement. VA owned property sold AS-IS. Cash offers only! Cash offers require proof of funds. VA does not pay for title policy or search. Any offer accepted is subject to delay of closing or cancellation should VA conclude clear title cannot be conveyed. Seller addendums required. Please allow 2-3 business days for a seller response.

26. 1990-08-15
    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: $957 · $80/mo
• Projected year-2 tax: $957 · $80/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 16 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: $17,135
• − Mortgage interest: −$4,705
• − Property taxes: −$957
• − Insurance: −$420
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$2,444
• Taxable income: $5,867
• Est. tax owed @ 24.0%: −$1,408
• After-tax cash flow: $5,465/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: Raytown C-2
• NCES district ID: 2926070
• Math proficiency: 12% ▼ -11.00%
• Reading proficiency: 28% ▼ -9.00%
• Median HH income: $47,215
• Composite: 17.59/100
• National rank: #9039
• State rank: #302 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): 9,267
• Household income: $51,310
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 349.0

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 45% White 37% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 4% Italian 2% Armenian 1%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 8% Arabic 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: ▼ -32.25%
• Current HPI: 297.5233
• Rent YoY: —
• 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

+768.7% since first listed

21 events — show timeline

• 2026-04-24 Price Changed $86,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $88,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-27 Price Changed $90,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-30 Price Changed $92,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-09 Price Changed $95,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-05 Price Changed $98,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-07 Price Changed $101,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-10 Price Changed $104,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-26 Price Changed $106,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-12 Price Changed $109,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-29 Price Changed $112,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-15 Price Changed $115,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-31 Price Changed $119,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-18 Price Changed $123,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-03 Listed $127,000 Heartland MLS as Distributed by MLS Grid
• 2025-06-12 Rental Removed $1,350 RENTLY
• 2025-06-06 Price Changed $1,350 RENTLY
• 2025-06-05 Listed for Rent $1,470 RENTLY
• 2012-05-31 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2012-04-18 Listed $9,900 Heartland MLS as Distributed by MLS Grid
• 1990-08-15 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $957 · +1.8% YoY. Source: county tax records.