10905 E 47th St · Kansas City, MO 64133

$195,000

3 bd · 1.5 ba · 2,208 sqft · SingleFamily public records · 65 Days on market

Built 1984 0.33 ac lot $88/sqft · 34% below area Est $263k · 26% under

---

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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-located 4-bedroom, 1.5-bath home near Sterling Meadows Golf Club with convenient access to shopping, dining, and major highways. Functional layout with spacious living areas and flexible bedroom options ideal for families or investment use. Features a huge backyard with a deck, perfect for outdoor living and entertaining. Just a few minutes from Arrowhead Stadium and the upcoming World Cup venue. Strong location with long-term growth potential.

Key facts

• 0.33 acre lot
• Built 1984
• Listed 65 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/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 $180k (7.8% below list).
• Recommended offer: $180k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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.
• 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: Rents rising (+1.3%/yr); 208 active listings in the ZIP; 5 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).
• This rent runs 32% of the median local income ($68k/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 $1k of loan paydown is wiped out by about $6k 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 65 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 25y 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.

Recommended offer $179,886 (7.8% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.92% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• GRM: 9.0

CMA / ARV

• ARV (median comp): $262,549
• List price: $195,000
• Delta: -25.73%
• 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
4713 Hedges Ave	0.16mi	4/2.5 (+1)	2,170 (-2%)	2mo	$290,000	$134	79
4507 Harvard Ln	0.19mi	4/3.0 (+1)	2,249 (+2%)	8mo	$395,000	$176	70
4500 Harvard Ln	0.21mi	3/3.0	2,051 (-7%)	4mo	$319,000	$156	69
4728 Heintz St	0.11mi	3/2.5	2,490 (+13%)	1mo	$239,000	$96	69
11311 E 50th St	0.51mi	3/2.0	2,304 (+4%)	3mo	$259,000	$112	64
4608 Westridge Rd	0.61mi	3/3.0	2,124 (-4%)	3mo	$360,000	$169	57
4411 Sterling Ave	0.36mi	4/1.5 (+1)	2,492 (+13%)	5mo	$200,000	$80	53
11827 E 50th Ter	0.73mi	4/3.0 (+1)	2,204 (-0%)	3mo	$250,000	$113	52
4818 Blue Ridge Blvd	0.63mi	4/2.0 (+1)	2,072 (-6%)	8mo	$250,000	$121	46
5212 Hedges Ave	0.69mi	4/3.0 (+1)	2,044 (-7%)	2mo	$210,000	$103	42
4723 Cedar Ave	0.56mi	3/3.0	1,933 (-12%)	7mo	$219,000	$113	41
4950 E Blue Ridge Blvd	0.69mi	4/2.0 (+1)	2,395 (+8%)	8mo	$220,000	$92	40

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 · 1.34% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.66×
• Total profit: $-18,784
• Equity at exit: $29,075

10-year hold

• IRR: -2.3%
• Equity multiple: 0.85×
• Total profit: $-8,005
• Equity at exit: $16,860

Cash invested: $54,600 (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 64133

• Rents YoY: 1.3%
• Active inventory: 208
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $249

Break-even live

Break-even rent $1,484

Max offer price $195,000

Occupancy floor 81%

Sensitivity live

Price	-10% $359	-5% $304	+0% $249	+5% $194	+10% $138
Rent	-10% $107	-5% $178	+0% $249	+5% $320	+10% $391
Rate	-1.0pp $347	-0.5pp $298	base $249	+0.5pp $198	+1.0pp $147

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10410 E 45th Ter Kansas City, MO	3.0	2.0	1774	$1,849	$1.04	3d	1	0.41mi
10408 E 45th Ter Kansas City, MO	3.0	2.0	1774	$2,100	$1.18	45d	1	0.41mi
11508 E 51st St Raytown, MO	3.0	1.0	1644	$1,500	$0.91	4d	1	0.61mi
5517 Willow Ave Raytown, MO	3.0	2.0	1415	$1,850	$1.31	3d	1	1.09mi
12701 E 47th Terrace Ct S Independence, MO	3.0	2.0	1597	$2,000	$1.25	5d	1	1.18mi

Listing history 49 events

1. 2026-06-21
   days on market $195,000 Active 65 DOM
2. 2026-06-18
   days on market $195,000 Active 62 DOM
3. 2026-06-17
   days on market $195,000 Active 61 DOM
4. 2026-06-16
   days on market $195,000 Active 60 DOM
5. 2026-06-15
   days on market $195,000 Active 59 DOM
6. 2026-06-13
   days on market $195,000 Active 57 DOM
7. 2026-06-13
   days on market $195,000 Active 56 DOM
8. 2026-06-09
   days on market $195,000 Active 53 DOM
9. 2026-06-08
   days on market $195,000 Active 52 DOM
10. 2026-06-07
    days on market $195,000 Active 51 DOM
11. 2026-06-03
    days on market $195,000 Active 47 DOM
12. 2026-06-02
    days on market $195,000 Active 46 DOM
13. 2026-06-01
    days on market $195,000 Active 45 DOM
14. 2026-05-31
    days on market $195,000 Active 44 DOM
15. 2026-05-14
    price $195,000 453-char remark

    Show marketing remark (453 chars)

    Well-located 4-bedroom, 1.5-bath home near Sterling Meadows Golf Club with convenient access to shopping, dining, and major highways. Functional layout with spacious living areas and flexible bedroom options ideal for families or investment use. Features a huge backyard with a deck, perfect for outdoor living and entertaining. Just a few minutes from Arrowhead Stadium and the upcoming World Cup venue. Strong location with long-term growth potential.

16. 2026-04-22
    status Active 453-char remark

    Show marketing remark (453 chars)

    Well-located 4-bedroom, 1.5-bath home near Sterling Meadows Golf Club with convenient access to shopping, dining, and major highways. Functional layout with spacious living areas and flexible bedroom options ideal for families or investment use. Features a huge backyard with a deck, perfect for outdoor living and entertaining. Just a few minutes from Arrowhead Stadium and the upcoming World Cup venue. Strong location with long-term growth potential.

17. 2026-04-22
    historical 453-char remark

    Show marketing remark (453 chars)

    Well-located 4-bedroom, 1.5-bath home near Sterling Meadows Golf Club with convenient access to shopping, dining, and major highways. Functional layout with spacious living areas and flexible bedroom options ideal for families or investment use. Features a huge backyard with a deck, perfect for outdoor living and entertaining. Just a few minutes from Arrowhead Stadium and the upcoming World Cup venue. Strong location with long-term growth potential.

18. 2026-04-16
    listed $199,999 Active 453-char remark

    Show marketing remark (453 chars)

    Well-located 4-bedroom, 1.5-bath home near Sterling Meadows Golf Club with convenient access to shopping, dining, and major highways. Functional layout with spacious living areas and flexible bedroom options ideal for families or investment use. Features a huge backyard with a deck, perfect for outdoor living and entertaining. Just a few minutes from Arrowhead Stadium and the upcoming World Cup venue. Strong location with long-term growth potential.

19. 2025-07-08
    historical
20. 2025-06-25
    price $214,900
21. 2025-06-06
    listed $224,900 Active
22. 2023-12-01
    soldstatus
23. 2023-11-30
    soldstatus Closed
24. 2023-10-24
    status Pending
25. 2023-10-09
    price $172,600
26. 2023-09-25
    price $174,600
27. 2023-09-20
    price $179,900
28. 2023-09-05
    price $184,900
29. 2023-08-25
    listed $174,900 Active
30. 2022-04-22
    status Active
31. 2022-04-22
    historical
32. 2022-04-18
    status Pending
33. 2022-04-04
    listed $164,900 Active
34. 2022-01-04
    historical
35. 2021-11-24
    status Active
36. 2021-11-17
    status Pending
37. 2021-10-20
    price $149,900
38. 2021-10-04
    price $154,900
39. 2021-09-07
    price $159,900
40. 2021-08-24
    listed $169,900 Active
41. 2019-10-02
    soldstatus Sold
42. 2019-09-06
    status Pending
43. 2019-08-16
    listed $45,000 Auction
44. 2005-06-14
    soldstatus
45. 2005-06-10
    soldstatus
46. 2005-03-23
    listed $84,900
47. 2001-08-31
    soldstatus
48. 2001-08-29
    soldstatus
49. 2001-07-20
    listed $78,500

ⓘ 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: $821 · $68/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$1,071/yr (+$89/mo · 130.5%)

ⓘ 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 · 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: $21,586
• − Mortgage interest: −$10,923
• − Property taxes: −$821
• − Insurance: −$975
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$5,673
• Taxable loss: −$259
• Est. tax savings @ 24.0%: +$62
• After-tax cash flow: $3,049/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): 36,249
• Household income: $67,750
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 1173.0

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 0.64)
• Race & ethnicity: White 46% Black 37% Hispanic / Latino 12% Two or more races 9%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 7% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 7% French/Haitian/Cajun 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: ▼ -155.40%
• Current HPI: 263.6915
• Rent YoY: ▲ 1.34%
• 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

+148.4% since first listed

35 events — show timeline

• 2026-05-14 Price Changed $195,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-22 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-22 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-16 Listed $199,999 Heartland MLS as Distributed by MLS Grid
• 2025-07-08 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-06-25 Price Changed $214,900 Heartland MLS as Distributed by MLS Grid
• 2025-06-06 Listed $224,900 Heartland MLS as Distributed by MLS Grid
• 2023-12-01 Sold (Public Records) — Public Records
• 2023-11-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-10-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-10-09 Price Changed $172,600 Heartland MLS as Distributed by MLS Grid
• 2023-09-25 Price Changed $174,600 Heartland MLS as Distributed by MLS Grid
• 2023-09-20 Price Changed $179,900 Heartland MLS as Distributed by MLS Grid
• 2023-09-05 Price Changed $184,900 Heartland MLS as Distributed by MLS Grid
• 2023-08-25 Listed $174,900 Heartland MLS as Distributed by MLS Grid
• 2022-04-22 Relisted — Heartland MLS as Distributed by MLS Grid
• 2022-04-22 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-04-18 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-04-04 Listed $164,900 Heartland MLS as Distributed by MLS Grid
• 2022-01-04 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2021-11-24 Relisted — Heartland MLS as Distributed by MLS Grid
• 2021-11-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-10-20 Price Changed $149,900 Heartland MLS as Distributed by MLS Grid
• 2021-10-04 Price Changed $154,900 Heartland MLS as Distributed by MLS Grid
• 2021-09-07 Price Changed $159,900 Heartland MLS as Distributed by MLS Grid
• 2021-08-24 Listed $169,900 Heartland MLS as Distributed by MLS Grid
• 2019-10-02 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-09-06 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-08-16 Listed $45,000 Heartland MLS as Distributed by MLS Grid
• 2005-06-14 Sold (Public Records) — Public Records
• 2005-06-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-03-23 Listed $84,900 Heartland MLS as Distributed by MLS Grid
• 2001-08-31 Sold (Public Records) — Public Records
• 2001-08-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2001-07-20 Listed $78,500 Heartland MLS as Distributed by MLS Grid

Property tax history

-4.6%/yr

Latest (2025): $821 · -49.2% YoY. Source: county tax records.