4258 N Colorado Ave · Kansas City, MO 64117

$159,900

3 bd · 1.0 ba · 928 sqft · SingleFamily public records · 43 Days on market

Built 1957 7,841 sqft lot $172/sqft · at area comps Est $228k · 30% under

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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 +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Schools +3.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location to be close to everything! Tucked in a cute neighborhood & away from main road, enjoy the quiet of your fenced backyard & large deck. Interior boasts new paint in living room with loft ceilings. Sellers added a full bath in lower level, making it into a 4th non-conforming bedroom (due to window not being large enough to call it a true bedroom) Rare to find this floorplan under $100K with 2 full baths. Perfect reason to stop renting & start building equity in your 1st home. Come check it out today!

Key facts

• Convenient carport
• 7,841 sq ft lot
• Built 1957

Tags

• SOLID CONCRETE BASEMENT
• CONVENIENT CARPORT

Property features AI

Finance

• Other: Living area reported as 1,312 (source: public records); Above-grade finished area reported as 928; below-grade finished area reported as 384
• HOA & community: No association fees; Some maintenance provided

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; California split floor plan
• Construction: Frame construction; Composition roof; Basement with concrete construction; Home age approximately 51–75 years
• Exterior features: Metal fencing; Not in a flood plain

Interior

• Kitchen: Includes eat-in kitchen (appliances not specified)
• Bedrooms: 3 bedrooms
• Flooring: Wood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Eat-in kitchen; California split floor plan
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $69 ($834/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 $141k (11.5% below list).
• Recommended offer: $141k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: schools C-, crime F.
• North Kansas City 74 (urban): math 38% / reading 49% proficiency, ranked #98 of 324 in MO (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 50 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 341 units permitted in Clay County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Clay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,461 (11.5% below list)

Questions for the listing agent

1. It's been on market 43 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 1957 — 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: 0.88% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 9.4

CMA / ARV

• ARV (median comp): $227,655
• List price: $159,900
• Delta: -29.76%
• 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
5301 NE 42nd Ter	0.05mi	3/2.0	936 (+1%)	2mo	$216,000	$231	90
5012 NE 42nd St	0.17mi	3/2.0	960 (+3%)	3mo	$220,000	$229	80
4357 N Drury Ave	0.20mi	3/1.0	864 (-7%)	3mo	$210,000	$243	77
5111 NE 44th Ter	0.23mi	3/2.0	960 (+3%)	4mo	$230,000	$240	77
5401 NE Russell Rd	0.38mi	3/1.0	878 (-5%)	1mo	$200,000	$228	72
5008 NE 46th St	0.45mi	3/2.0	912 (-2%)	3mo	$150,000	$164	70
4437 N Jackson Ave	0.69mi	3/1.0	925 (-0%)	1mo	$169,900	$184	67
5115 NE 46th St	0.41mi	2/1.5 (-1)	996 (+7%)	1mo	$185,000	$186	61
4420 N Jackson Ave	0.70mi	2/1.0 (-1)	912 (-2%)	2mo	$164,950	$181	58
4823 NE 46th St	0.46mi	3/1.5	1,032 (+11%)	4mo	$230,000	$223	55
4412 N Jackson Ave	0.69mi	3/1.0	831 (-10%)	0mo	$170,000	$205	50
4701 N Oakley Ave	0.63mi	2/2.0 (-1)	1,000 (+8%)	2mo	$223,000	$223	47

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 · 0.49% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.44×
• Total profit: $-24,984
• Equity at exit: $23,842

10-year hold

• IRR: -12.6%
• Equity multiple: 0.34×
• Total profit: $-29,712
• Equity at exit: $13,825

Cash invested: $44,772 (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 64117

• Rents YoY: 0.5%
• Active inventory: 50
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,415 high
• Mortgage (P&I): −$839
• Tax from tax record: −$143 /mo · $1,715/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $69

Break-even live

Break-even rent $1,327

Max offer price $159,900

Occupancy floor 90%

Sensitivity live

Price	-10% $160	-5% $115	+0% $69	+5% $24	+10% $-21
Rent	-10% $-42	-5% $14	+0% $69	+5% $125	+10% $181
Rate	-1.0pp $150	-0.5pp $110	base $69	+0.5pp $28	+1.0pp $-14

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4515 NE 46th Ter Kansas City, MO	3.0	1.0	1047	$1,585	$1.51	24d	1	0.63mi
4431 NE Winn Rd Kansas City, MO	2.0	1.0	600	$1,000	$1.67	24d	1	0.71mi
4623 NE Winn Rd Kansas City, MO	2.0	1.0–2.0	852	$1,185	$1.39	3d	18	0.83mi
3501 N Drury Ave Kansas City, MO	2.0	1.0	890	$1,295	$1.46	21d	1	0.84mi
3622 N Chouteau Trfy Kansas City, MO	2.0	2.0	1000	$1,125	$1.12	44d	1	1.06mi
5042 N Bellaire Ave Kansas City, MO	2.0	1.0	900	$1,391	$1.55	24d	1	1.11mi
4140 N Walrond Ave Unit 1-40010 Kansas City, MO	2.0	1.0	732	$1,000	$1.37	20d	1	1.25mi
3735 N Walrond Ave Kansas City, MO	3.0	1.5	936	$1,175	$1.26	20d	1	1.39mi

Listing history 32 events

1. 2026-06-18
   days on market $159,900 Active 43 DOM
2. 2026-06-17
   days on market $159,900 Active 42 DOM
3. 2026-06-16
   pricedays on market $159,900 Active 41 DOM
4. 2026-06-15
   days on market $169,900 Active 40 DOM
5. 2026-06-13
   days on market $169,900 Active 38 DOM
6. 2026-06-13
   days on market $169,900 Active 37 DOM
7. 2026-06-09
   days on market $169,900 Active 34 DOM
8. 2026-06-08
   days on market $169,900 Active 33 DOM
9. 2026-06-07
   days on market $169,900 Active 32 DOM
10. 2026-06-05
    days on market $169,900 Active 29 DOM
11. 2026-06-03
    days on market $169,900 Active 28 DOM
12. 2026-06-02
    days on market $169,900 Active 27 DOM
13. 2026-06-01
    days on market $169,900 Active 26 DOM
14. 2026-05-31
    days on market $169,900 Active 25 DOM
15. 2026-05-06
    listed $169,900 Active 490-char remark
16. 2025-09-17
    historical
17. 2025-08-20
    price $180,000
18. 2025-07-24
    price $184,000
19. 2025-06-06
    listed $199,950 Active
20. 2022-08-19
    soldstatus
21. 2016-08-26
    soldstatus
22. 2016-08-25
    soldstatus Sold

    Show marketing remark (535 chars)

    Great location to be close to everything! Tucked in a cute neighborhood & away from main road, enjoy the quiet of your fenced backyard & large deck. Interior boasts new paint in living room with loft ceilings. Sellers added a full bath in lower level, making it into a 4th non-conforming bedroom (due to window not being large enough to call it a true bedroom) Rare to find this floorplan under $100K with 2 full baths. Perfect reason to stop renting & start building equity in your 1st home. Come check it out today!

23. 2016-07-04
    historical Contingent - Accepting Backup Offers

    Show marketing remark (535 chars)

    Great location to be close to everything! Tucked in a cute neighborhood & away from main road, enjoy the quiet of your fenced backyard & large deck. Interior boasts new paint in living room with loft ceilings. Sellers added a full bath in lower level, making it into a 4th non-conforming bedroom (due to window not being large enough to call it a true bedroom) Rare to find this floorplan under $100K with 2 full baths. Perfect reason to stop renting & start building equity in your 1st home. Come check it out today!

24. 2016-06-18
    price $91,000

    Show marketing remark (535 chars)

    Great location to be close to everything! Tucked in a cute neighborhood & away from main road, enjoy the quiet of your fenced backyard & large deck. Interior boasts new paint in living room with loft ceilings. Sellers added a full bath in lower level, making it into a 4th non-conforming bedroom (due to window not being large enough to call it a true bedroom) Rare to find this floorplan under $100K with 2 full baths. Perfect reason to stop renting & start building equity in your 1st home. Come check it out today!

25. 2016-06-08
    listed $93,000 Active

    Show marketing remark (535 chars)

    Great location to be close to everything! Tucked in a cute neighborhood & away from main road, enjoy the quiet of your fenced backyard & large deck. Interior boasts new paint in living room with loft ceilings. Sellers added a full bath in lower level, making it into a 4th non-conforming bedroom (due to window not being large enough to call it a true bedroom) Rare to find this floorplan under $100K with 2 full baths. Perfect reason to stop renting & start building equity in your 1st home. Come check it out today!

26. 2014-09-29
    listed $90,000
27. 2014-01-16
    listed $99,000
28. 2003-09-25
    soldstatus
29. 2003-08-18
    listed $95,500
30. 1999-02-26
    soldstatus
31. 1999-02-26
    soldstatus
32. 1999-01-12
    listed $75,950

ⓘ 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: $1,715 · $143/mo
• Projected year-2 tax: $1,715 · $143/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°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: $16,975
• − Mortgage interest: −$8,957
• − Property taxes: −$1,715
• − Insurance: −$800
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$4,652
• Taxable loss: −$1,863
• Est. tax savings @ 24.0%: +$447
• After-tax cash flow: $1,281/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: North Kansas City 74
• NCES district ID: 2922800
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $55,444
• Composite: 37.88/100
• National rank: #4321
• State rank: #98 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: Clay County · 220,651 people
• City population: 439,467
• Metro: Kansas City, MO-KS
• Population (ZIP): 14,919
• Household income: $59,601
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 788.0

Population outlook (Clay County) Hauer SSP2

• Today (2025): 266,022 people
• By 2030: 280,057 · +5.3%
• By 2040: 306,153 · +15.1%
• By 2050: 328,630 · +23.5%
• By 2075: 375,182 · +41.0%
• By 2100: 392,861 · +47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 15% Black 14% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Arab 3% Lithuanian 2% Serbian 1%
• Foreign-born: 13% · Canada
• Languages at home: 84% English-only · Spanish 9% Other Indo-European 3% Arabic 2%

Political lean MEDSL · Clay

• 2024 margin: Lean R (+5.6) · D 46.4% · R 52.0% · Other 1.6%
• 2008→2024 swing: -4.9pp toward R · 2008: -0.7pp · 2024: -5.6pp
• All cycles: 2024: R+5.6 2020: R+4.1 2016: R+11.1 2012: R+8.4 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -229.68%
• Current HPI: 304.5632
• Rent YoY: ▲ 0.49%
• 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

+110.5% since first listed

19 events — show timeline

• 2026-06-16 Price Changed $159,900 Heartland MLS as Distributed by MLS Grid
• 2026-05-06 Listed $169,900 Heartland MLS as Distributed by MLS Grid
• 2025-09-17 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-08-20 Price Changed $180,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-24 Price Changed $184,000 Heartland MLS as Distributed by MLS Grid
• 2025-06-06 Listed $199,950 Heartland MLS as Distributed by MLS Grid
• 2022-08-19 Sold (Public Records) — Public Records
• 2016-08-26 Sold (Public Records) — Public Records
• 2016-08-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-07-04 Contingent — Heartland MLS as Distributed by MLS Grid
• 2016-06-18 Price Changed $91,000 Heartland MLS as Distributed by MLS Grid
• 2016-06-08 Listed $93,000 Heartland MLS as Distributed by MLS Grid
• 2014-09-29 Listed $90,000 Heartland MLS as Distributed by MLS Grid
• 2014-01-16 Listed $99,000 Heartland MLS as Distributed by MLS Grid
• 2003-09-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-08-18 Listed $95,500 Heartland MLS as Distributed by MLS Grid
• 1999-02-26 Sold (Public Records) — Public Records
• 1999-02-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1999-01-12 Listed $75,950 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2025): $1,715 · +3.3% YoY. Source: county tax records.