2215 E Meyer Blvd · Kansas City, MO 64132

$110,000

2 bd · 1.0 ba · 943 sqft · SingleFamily public records · 192 Days on market

Built 1924 5,237 sqft lot $117/sqft · 7% above area Est $102k · 7% over

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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 +27.5/30.0
• Appreciation +10.0/10.0
• DSCR +9.6/10.0
• 1% rule +6.5/10.0
• ARV discount +4.2/15.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Charming 2 bed, 1 bath bungalow currently rented through Section 8 for $1,070/month. This well-maintained home features updated flooring, fresh interior paint, and a spacious living area with a decorative fireplace. The enclosed front porch adds extra usable space, while the bright bedrooms offer comfortable living. Exterior includes classic brick accents, a stone foundation, and off-street access from the side. A solid investment with reliable rental income already in place—perfect for adding to your portfolio.

Key facts

• Decorative fireplace
• Off-street access
• Stone foundation

Tags

• DECORATIVE FIREPLACE
• ENCLOSED FRONT PORCH
• CLASSIC BRICK ACCENTS
• STONE FOUNDATION
• OFF-STREET ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: Ac Prep Elementary (math 12% / reading 27%, grade F, #941 of 1,115 statewide, top 86%, 341 students, 99% FRL); Central Middle School (math 0% / reading 9%, grade F, #388 of 391 statewide, top 99%, 428 students, 99% FRL); Southeast High School (math 2% / reading 12%, grade F, #512 of 521 statewide, top 99%, 487 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 (+3.0%/yr); 94 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 33% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k 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 $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 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 1924 — 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: 1.15% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.61%
• DSCR: 1.56
• GRM: 7.3

CMA / ARV

• ARV (median comp): $102,460
• List price: $110,000
• Delta: 7.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2230 E 67th Ter	0.13mi	2/1.0	897 (-5%)	1mo	$99,900	$111	85
2401 E 68th Ter	0.30mi	2/1.0	984 (+4%)	6mo	$85,000	$86	74
2407 E 69th Ter	0.42mi	2/1.0	875 (-7%)	2mo	$105,000	$120	67
2901 E 67th St	0.42mi	2/1.0	1,000 (+6%)	8mo	$80,000	$80	63
2425 E 67th Ter	0.22mi	2/1.0	805 (-15%)	10mo	$65,000	$81	57
2230 E Gregory Blvd	0.56mi	2/1.0	875 (-7%)	8mo	$119,900	$137	55
6815 S Benton Ave	0.48mi	2/1.0	832 (-12%)	5mo	$99,000	$119	54
1213 E 66 Ter	0.68mi	2/1.0	866 (-8%)	6mo	$129,000	$149	50
2816 E 63rd St	0.57mi	3/1.0 (+1)	1,056 (+12%)	1mo	$139,900	$132	48
6635 College Ave	0.66mi	3/1.0 (+1)	1,000 (+6%)	10mo	$140,000	$140	46
6841 Walrond Ave	0.67mi	3/1.5 (+1)	1,014 (+8%)	8mo	$75,000	$74	43
7040 Agnes Ave	0.71mi	3/1.0 (+1)	840 (-11%)	2mo	$99,900	$119	42

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 · 2.98% rent growth · sell at horizon

5-year hold

• IRR: 33.5%
• Equity multiple: 3.61×
• Total profit: $80,458
• Equity at exit: $99,097

10-year hold

• IRR: 28.9%
• Equity multiple: 8.16×
• Total profit: $220,610
• Equity at exit: $213,706

Cash invested: $30,800 (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 64132

• Home prices YoY: 23.6%
• Rents YoY: 3.0%
• Active inventory: 94
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,262 high
• Mortgage (P&I): −$577
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $324

Break-even live

Break-even rent $853

Max offer price $110,000

Occupancy floor 69%

Sensitivity live

Price	-10% $386	-5% $355	+0% $324	+5% $292	+10% $261
Rent	-10% $224	-5% $274	+0% $324	+5% $373	+10% $423
Rate	-1.0pp $379	-0.5pp $352	base $324	+0.5pp $295	+1.0pp $266

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2430 E 67th Ter Kansas City, MO	3.0	2.0	960	$1,195	$1.24	45d	1	0.21mi
2421 E 67th Ter Kansas City, MO	2.0	1.0	816	$1,125	$1.38	17d	1	0.23mi
2120 E 68th Ter Kansas City, MO	2.0	1.0	930	$1,200	$1.29	25d	1	0.29mi
1805 E 67th St Kansas City, MO	2.0	1.0	1064	$1,200	$1.13	17d	1	0.31mi
1831 E 68th St Kansas City, MO	3.0	1.0	1043	$1,250	$1.20	17d	1	0.33mi
6921 Prospect Ave Unit C Kansas City, MO	1.0	1.0	538	$850	$1.58	5d	1	0.46mi
1435 E 66th Ter Kansas City, MO	3.0	1.0	988	$1,340	$1.36	14d	1	0.48mi
6404 The Paseo Kansas City, MO	1.0–2.0	1.0–2.0	942	$1,600	$1.70	4d	6	0.54mi
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	14d	1	0.55mi
6653 Lydia Ave Kansas City, MO	3.0	1.0	962	$1,500	$1.56	17d	1	0.56mi
6703 Walrond Ave Kansas City, MO	2.0	1.0	912	$1,200	$1.32	3d	1	0.59mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	16d	1	0.66mi
1702 Bushman Dr Kansas City, MO	1.0–2.0	1.0–2.0	895	$1,065	$1.19	45d	1	0.69mi
7036 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	810	$1,200	$1.48	4d	1	0.76mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,645	$1.50	25d	1	0.83mi
2205 E 59th St Kansas City, MO	2.0	1.0	724	$1,025	$1.42	17d	1	0.85mi
3601 E Meyer Blvd Kansas City, MO	1.0	1.0	560	$900	$1.61	45d	1	0.85mi
2512 E 59th St Kansas City, MO	2.0	1.0	750	$1,150	$1.53	45d	1	0.89mi
6551 Rockhill Rd Kansas City, MO	1.0–2.0	1.0–2.0	912	$2,128	$2.33	3d	10	0.91mi
6014 Virginia Ave Kansas City, MO	2.0	1.0	1072	$1,111	$1.04	9d	1	0.95mi
6518 Rockhill Rd Kansas City, MO	2.0	1.0	900	$2,090	$2.32	45d	1	0.95mi
6512 Rockhill Rd Kansas City, MO	2.0	1.0	900	$1,990	$2.21	3d	1	0.95mi
6024 Tracy Ave Kansas City, MO	3.0	1.0	1000	$1,250	$1.25	17d	1	0.96mi
6029 Indiana Ave Kansas City, MO	2.0	1.0	832	$1,150	$1.38	45d	1	0.97mi
6817 Cleveland Ave Kansas City, MO	2.0	1.0	779	$1,100	$1.41	45d	1	1.00mi
2100 E 58th St Kansas City, MO	2.0	1.0	1030	$1,500	$1.46	45d	1	1.01mi
7115 Bales Ave Kansas City, MO	3.0	1.0	865	$1,350	$1.56	17d	1	1.02mi
7317 Agnes Ave Kansas City, MO	2.0	1.0	767	$895	$1.17	25d	1	1.03mi
7127 Bales Ave Kansas City, MO	3.0	1.0	900	$1,350	$1.50	25d	1	1.03mi
3604 E 61st St Unit 3604 Kansas City, MO	3.0	1.0	875	$1,300	$1.49	45d	1	1.03mi
5730 Garfield Ave Kansas City, MO	3.0	1.0	866	$1,195	$1.38	17d	1	1.03mi
7427 Arleta Blvd Kansas City, MO	2.0	1.0	805	$1,150	$1.43	45d	1	1.05mi
5713 Brooklyn Ave Kansas City, MO	2.0	1.0	600	$1,200	$2.00	9d	1	1.06mi
7411 Montgall Ave Kansas City, MO	3.0	1.0	840	$1,200	$1.43	45d	1	1.06mi
5702 Euclid Ave Kansas City, MO	2.0	1.0	683	$1,000	$1.46	45d	1	1.11mi
662 E 63rd St Kansas City, MO	2.0	2.0	951	$1,655	$1.74	46d	1	1.13mi
7412 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	780	$1,200	$1.54	4d	1	1.14mi
3106 E 75th St Kansas City, MO	3.0	1.5	985	$1,225	$1.24	22d	1	1.23mi
7426 Indiana Ave Kansas City, MO	3.0	1.0	1100	$1,400	$1.27	45d	1	1.26mi
6901 Jackson Ave Unit 6903 Kansas City, MO	3.0	1.0	1000	$1,200	$1.20	22d	1	1.27mi

Listing history 16 events

1. 2026-06-21
   days on market $110,000 Active 192 DOM
2. 2026-06-18
   days on market $110,000 Active 189 DOM
3. 2026-06-17
   days on market $110,000 Active 188 DOM
4. 2026-06-16
   days on market $110,000 Active 187 DOM
5. 2026-06-15
   days on market $110,000 Active 186 DOM
6. 2026-06-13
   days on market $110,000 Active 184 DOM
7. 2026-06-09
   days on market $110,000 Active 180 DOM
8. 2026-06-08
   days on market $110,000 Active 179 DOM
9. 2026-06-07
   days on market $110,000 Active 178 DOM
10. 2026-06-05
    days on market $110,000 Active 175 DOM
11. 2026-06-03
    days on market $110,000 Active 174 DOM
12. 2026-06-02
    days on market $110,000 Active 173 DOM
13. 2026-06-01
    days on market $110,000 Active 172 DOM
14. 2026-05-31
    days on market $110,000 Active 171 DOM
15. 2025-12-11
    listed $110,000 Active 523-char remark

    Show marketing remark (523 chars)

    Charming 2 bed, 1 bath bungalow currently rented through Section 8 for $1,070/month. This well-maintained home features updated flooring, fresh interior paint, and a spacious living area with a decorative fireplace. The enclosed front porch adds extra usable space, while the bright bedrooms offer comfortable living. Exterior includes classic brick accents, a stone foundation, and off-street access from the side. A solid investment with reliable rental income already in place—perfect for adding to your portfolio.

16. 2022-09-06
    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: $611 · $51/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$456/yr (+$38/mo · 74.6%)

ⓘ 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: $15,147
• − Mortgage interest: −$6,162
• − Property taxes: −$611
• − Insurance: −$550
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$3,200
• Taxable income: $2,201
• Est. tax owed @ 24.0%: −$528
• After-tax cash flow: $3,355/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): 12,084
• Household income: $45,622
• Rent vs Own: 51.2% rent · 48.8% own
• Severe rent burden: 679.0

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 (66%)
• Race & ethnicity: Black 66% White 16% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 2% Scotch-Irish 1% Romanian 1%
• Foreign-born: 6% · Canada, Jamaica
• 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: ▲ 79.13%
• Current HPI: 414.4305
• Rent YoY: ▲ 2.98%
• 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

2 events — show timeline

• 2025-12-11 Listed $110,000 Heartland MLS as Distributed by MLS Grid
• 2022-09-06 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $611 · -28.6% YoY. Source: county tax records.