6249 E 9th St · Kansas City, MO 64125

$155,000

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 14 Days on market

Built 1925 5,357 sqft lot Est $123k · 26% over

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Why this score? — see what drove the D 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 +16.0/30.0
• Appreciation +10.0/10.0
• DSCR +4.9/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0

Listing remarks

Welcome home! This well-maintained property offers exceptional value with spacious rooms throughout and a generously sized primary suite featuring a private en-suite bathroom. The shared full bathroom includes convenient laundry hookups, adding functionality to the home's thoughtful layout. The dining area opens through sliding glass doors to an expansive patio, creating the perfect space for outdoor entertaining, relaxing, or enjoying your morning coffee. A charming covered front porch adds curb appeal and provides a warm welcome for guests. The fully fenced backyard offers privacy and plenty of room for pets, play, or gardening, while the basement provides abundant storage space. With so

Key facts

• 5,357 sq ft lot
• Garage
• Built 1925

Property features AI

Exterior

• Parking: Attached garage facing front; 1-car garage; Basement access from parking
• Utilities: Public water; Public sewer; Cable available; Fiber available; High-speed internet available; Metro Free telecom
• Home design: Single-family residence; Raised ranch floor plan; North-facing
• Construction: Vinyl siding; Composition roof
• Exterior features: Front porch; Metal fencing; City lot; Paved road with public maintenance

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Stainless steel appliances
• Bedrooms: 3 bedrooms, all on the first level
• Flooring: Carpet; Ceramic flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating with forced air; Electric cooling
• Interior features: Ceiling fans; Walk-in closets; Window coverings; Storm windows; Wood windows; Storm door(s)
• Laundry & utility: Laundry located at bedroom level; Laundry area in bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $77 ($924/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (17.2% below list).
• Recommended offer: $128k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: 12 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $17k of equity ($1k loan paydown + $16k 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 $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,373 (17.2% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.13%
• DSCR: 1.09
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $123,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6011 E 8th St	0.18mi	3/1.5	1,250 (-4%)	6mo	$175,000	$140	79
812 Beacon Ave	0.08mi	4/1.0 (+1)	1,400 (+8%)	5mo	$52,000	$37	74
730 Bennington Ave	0.17mi	3/1.0	1,408 (+9%)	6mo	$105,000	$75	73
6216 E 11th St	0.11mi	3/1.0	1,440 (+11%)	7mo	$75,000	$52	71
6031 E 14th St	0.46mi	3/2.0	1,236 (-5%)	8mo	$79,000	$64	60
322 Barat Ave	0.64mi	2/1.0 (-1)	1,274 (-2%)	4mo	$135,000	$106	59
714 Fuller Ave	0.15mi	2/2.0 (-1)	1,449 (+12%)	9mo	$115,000	$79	56
6008 E 9th St	0.16mi	2/2.0 (-1)	1,144 (-12%)	12mo	$160,000	$140	54
1617 Belmont Ave	0.66mi	3/1.5	1,240 (-4%)	7mo	$85,000	$69	54
5825 E 13th St	0.47mi	3/1.0	1,471 (+14%)	9mo	$140,000	$95	48
1301 Bennington Ave	0.40mi	4/2.0 (+1)	1,460 (+13%)	8mo	$165,000	$113	45
1302 Fremont Ave	0.38mi	2/1.5 (-1)	1,126 (-13%)	11mo	$112,000	$99	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 3.06×
• Total profit: $89,259
• Equity at exit: $139,636

10-year hold

• IRR: 22.7%
• Equity multiple: 6.96×
• Total profit: $258,871
• Equity at exit: $301,131

Cash invested: $43,400 (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 64125

• Home prices YoY: 3.1%
• Active inventory: 12
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,284 high
• Mortgage (P&I): −$813
• Tax from tax record: −$60 /mo · $717/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $77

Break-even live

Break-even rent $1,186

Max offer price $155,000

Occupancy floor 89%

Sensitivity live

Price	-10% $165	-5% $121	+0% $77	+5% $33	+10% $-11
Rent	-10% $-24	-5% $26	+0% $77	+5% $128	+10% $178
Rate	-1.0pp $155	-0.5pp $116	base $77	+0.5pp $37	+1.0pp $-4

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6011 E 11th St Kansas City, MO	3.0	1.0	900	$1,200	$1.33	16d	1	0.19mi
6237 E 12th St Kansas City, MO	2.0	1.0	1580	$1,150	$0.73	44d	1	0.26mi
303 White Ave Unit 2 Kansas City, MO	2.0	1.0	1060	$950	$0.90	11d	1	0.66mi
135 Lawndale Ave Kansas City, MO	3.0	2.0	920	$1,500	$1.63	8d	1	0.79mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	20d	1	0.88mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	16d	1	0.88mi
5852 E 20th St Unit TOP-1724 Kansas City, MO	3.0	1.5	1482	$1,075	$0.73	3d	1	1.03mi
815 Elmwood Ave Kansas City, MO	3.0	1.5	1302	$1,600	$1.23	15d	1	1.07mi
5213 Wilburn Ct Kansas City, MO	3.0	1.0	1274	$1,375	$1.08	21d	1	1.14mi
441 N Hardesty Ave Kansas City, MO	4.0	1.0	1511	$1,550	$1.03	24d	1	1.26mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,031	$0.97	13d	1	1.27mi
1812 Elmwood Ave Kansas City, MO	3.0	1.0	1650	$1,600	$0.97	16d	1	1.40mi
218 N Elmwood Ave Kansas City, MO	4.0	2.0	1184	$1,500	$1.27	44d	1	1.43mi

Listing history 10 events

1. 2026-06-18
   days on market $155,000 Active 14 DOM
2. 2026-06-17
   days on market $155,000 Active 13 DOM
3. 2026-06-16
   days on market $155,000 Active 12 DOM
4. 2026-06-15
   days on market $155,000 Active 11 DOM
5. 2026-06-13
   days on market $155,000 Active 9 DOM
6. 2026-06-09
   days on market $155,000 Active 5 DOM
7. 2026-06-08
   days on market $155,000 Active 4 DOM
8. 2026-06-07
   statusdays on market $155,000 Active 3 DOM
9. 2026-06-05
   remarks 699-char remark
10. 2026-06-05
    listed $155,000 Coming Soon 1 DOM

ⓘ 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: $717 · $60/mo
• Projected year-2 tax: $1,504 · $125/mo
• Expected delta: +$787/yr (+$66/mo · 109.8%)

ⓘ 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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,405
• − Mortgage interest: −$8,682
• − Property taxes: −$717
• − Insurance: −$775
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$4,509
• Taxable loss: −$1,743
• Est. tax savings @ 24.0%: +$418
• After-tax cash flow: $1,343/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
• City population: 439,467
• Population (ZIP): 2,723

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: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 26% Black 10% Two or more races 7%
• Hispanic origin (detail): Mexican 50% Puerto Rican 1%
• Common ancestry: Serbian 1% Slovak 1%
• Foreign-born: 15% · Canada, South Korea
• Languages at home: 52% English-only · Spanish 48%

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: ▲ 14.18%
• Current HPI: 471.552
• Rent YoY: —
• Metro: —
• 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

+288.5% since first listed

14 events — show timeline

• 2026-06-05 Listed $155,000 Heartland MLS as Distributed by MLS Grid
• 2026-06-03 Coming Soon $155,000 Heartland MLS as Distributed by MLS Grid
• 2024-05-16 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-04-16 Price Changed $165,000 Heartland MLS as Distributed by MLS Grid
• 2024-03-04 Price Changed $170,000 Heartland MLS as Distributed by MLS Grid
• 2024-02-13 Price Changed $175,000 Heartland MLS as Distributed by MLS Grid
• 2024-01-16 Price Changed $180,000 Heartland MLS as Distributed by MLS Grid
• 2024-01-12 Listed $169,900 Heartland MLS as Distributed by MLS Grid
• 2022-08-09 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-03-29 Listed $179,900 Heartland MLS as Distributed by MLS Grid
• 2011-12-27 Sold (Public Records) — Public Records
• 2011-12-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2011-02-23 Listed $39,900 Heartland MLS as Distributed by MLS Grid
• 1995-07-28 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $717 · -6.0% YoY. Source: county tax records.