5140 Booth Ave · Kansas City, MO 64129

$115,000

2 bd · 1.0 ba · 680 sqft · SingleFamily public records · 274 Days on market

Built 1951 0.38 ac lot $169/sqft · 5% below area Est $121k · 5% under ↓ 12% 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 +24.1/30.0
• ARV discount +9.9/15.0
• DSCR +7.8/10.0
• 1% rule +5.4/10.0
• 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

Welcome Home to 5140 Booth Ave! This charming 2-bedroom, 1-bath ranch has already seen many great updates and is just waiting for your personal finishing touches. Step inside to a cozy living and dining space that flows into a modern kitchen with updated cabinetry and appliances. Outside, the . 38 acre lot offers endless possibilities—garden, gatherings, or extra parking—all complemented by a welcoming front porch perfect for morning coffee. Located in a convenient neighborhood with quick access to highways, shopping, restaurants, and downtown Kansas City, this home combines comfort, updates, and opportunity. Don’t miss your chance—schedule a showing today!

Key facts

• 0.38 acre lot
• Garage
• Built 1951

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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.
• 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.
• Zoned schools: Laurel Hills Elem. (math 12% / reading 32%, grade F, #910 of 1,115 statewide, top 83%, 314 students, 71% FRL); Raytown Middle (math 11% / reading 25%, grade F, #349 of 391 statewide, top 89%, 731 students, 73% FRL); Raytown Sr. High (math 7% / reading 29%, grade F, #482 of 521 statewide, top 92%, 1,365 students, 65% FRL) — zoned schools average 70% FRL vs 54% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 53 active listings in the ZIP; 3 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 $795 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.

Negotiation context

• It's been on market 274 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 274 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 1951 — 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: 1.04% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.50%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

• ARV (median comp): $121,412
• List price: $115,000
• Delta: -5.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5117 Booth Ave	0.14mi	2/1.0	649 (-5%)	6mo	$110,000	$169	81
5127 Rinker Rd	0.11mi	2/1.0	728 (+7%)	3mo	$149,900	$206	81
8817 E 49th St	0.60mi	2/1.0	680 (0%)	9mo	$100,000	$147	64
5112 Byram Fords Rd	0.20mi	2/1.0	640 (-6%)	24mo	$89,500	$140	61
8004 E 57th St	0.58mi	2/1.0	728 (+7%)	12mo	$130,000	$179	51
5605 Oakland Ave	0.72mi	2/1.0	728 (+7%)	9mo	$149,950	$206	47
8516 E 57th St	0.51mi	2/1.0	780 (+15%)	12mo	$160,000	$205	42
8404 E 47th Ter	0.67mi	3/1.0 (+1)	768 (+13%)	13mo	$65,000	$85	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-4,137
• Equity at exit: $17,147

10-year hold

• IRR: 6.2%
• Equity multiple: 1.47×
• Total profit: $14,981
• Equity at exit: $9,943

Cash invested: $32,200 (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 64129

• Home prices YoY: -9.8%
• Active inventory: 53
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$65 /mo · $781/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $228

Break-even live

Break-even rent $906

Max offer price $115,000

Occupancy floor 76%

Sensitivity live

Price	-10% $293	-5% $261	+0% $228	+5% $196	+10% $163
Rent	-10% $134	-5% $181	+0% $228	+5% $275	+10% $323
Rate	-1.0pp $286	-0.5pp $257	base $228	+0.5pp $198	+1.0pp $168

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5420 Blue Ridge Cutoff Raytown, MO	1.0	1.0	550	$1,004	$1.83	45d	1	0.28mi
10005 E 53rd St Raytown, MO	3.0	1.0	700	$1,250	$1.79	4d	1	1.29mi
10005 E 53rd St Raytown, MO	3.0	1.0	700	$1,250	$1.79	3d	1	1.29mi

Listing history 23 events

1. 2026-06-21
   days on market $115,000 Active 274 DOM
2. 2026-06-18
   days on market $115,000 Active 271 DOM
3. 2026-06-17
   days on market $115,000 Active 270 DOM
4. 2026-06-16
   days on market $115,000 Active 269 DOM
5. 2026-06-15
   days on market $115,000 Active 268 DOM
6. 2026-06-13
   days on market $115,000 Active 266 DOM
7. 2026-06-13
   days on market $115,000 Active 265 DOM
8. 2026-06-09
   days on market $115,000 Active 262 DOM
9. 2026-06-08
   days on market $115,000 Active 261 DOM
10. 2026-06-07
    days on market $115,000 Active 260 DOM
11. 2026-06-03
    days on market $115,000 Active 256 DOM
12. 2026-06-02
    days on market $115,000 Active 255 DOM
13. 2026-06-01
    days on market $115,000 Active 254 DOM
14. 2026-05-31
    days on market $115,000 Active 253 DOM
15. 2026-03-13
    price $115,000 691-char remark

    Show marketing remark (691 chars)

    Welcome Home to 5140 Booth Ave! This charming 2-bedroom, 1-bath ranch has already seen many great updates and is just waiting for your personal finishing touches. Step inside to a cozy living and dining space that flows into a modern kitchen with updated cabinetry and appliances. Outside, the . 38 acre lot offers endless possibilities—garden, gatherings, or extra parking—all complemented by a welcoming front porch perfect for morning coffee. Located in a convenient neighborhood with quick access to highways, shopping, restaurants, and downtown Kansas City, this home combines comfort, updates, and opportunity. Don’t miss your chance—schedule a showing today!

16. 2025-09-20
    listed $130,000 Active 691-char remark

    Show marketing remark (691 chars)

    Welcome Home to 5140 Booth Ave! This charming 2-bedroom, 1-bath ranch has already seen many great updates and is just waiting for your personal finishing touches. Step inside to a cozy living and dining space that flows into a modern kitchen with updated cabinetry and appliances. Outside, the . 38 acre lot offers endless possibilities—garden, gatherings, or extra parking—all complemented by a welcoming front porch perfect for morning coffee. Located in a convenient neighborhood with quick access to highways, shopping, restaurants, and downtown Kansas City, this home combines comfort, updates, and opportunity. Don’t miss your chance—schedule a showing today!

17. 2017-02-28
    soldstatus
18. 2014-04-15
    soldstatus
19. 2009-04-13
    soldstatus
20. 2001-07-11
    soldstatus
21. 1999-11-22
    soldstatus
22. 1997-05-19
    soldstatus
23. 1997-01-13
    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: $781 · $65/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$334/yr (+$28/mo · 42.8%)

ⓘ 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 ≥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: $14,342
• − Mortgage interest: −$6,442
• − Property taxes: −$781
• − Insurance: −$575
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$3,345
• Taxable income: $904
• Est. tax owed @ 24.0%: −$217
• After-tax cash flow: $2,520/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

-11.5% since first listed

9 events — show timeline

• 2026-03-13 Price Changed $115,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-20 Listed $130,000 Heartland MLS as Distributed by MLS Grid
• 2017-02-28 Sold (Public Records) — Public Records
• 2014-04-15 Sold (Public Records) — Public Records
• 2009-04-13 Sold (Public Records) — Public Records
• 2001-07-11 Sold (Public Records) — Public Records
• 1999-11-22 Sold (Public Records) — Public Records
• 1997-05-19 Sold (Public Records) — Public Records
• 1997-01-13 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $781 · +15.2% YoY. Source: county tax records.