1612 Topping Ave · Kansas City, MO 64126

$83,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 35 Days on market

Built 1910 5,613 sqft lot $62/sqft · 20% below area Est $104k · 20% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.8/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

SELLING "AS IS" - NO SELLER'S DISCLOSURES. Minimum $1000 certified earnest deposit. Need pre-approval/proof of funds submitted with all offers.

Key facts

• 5,613 sq ft lot
• Built 1910
• Listed 34 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 1.5-story floor plan
• Construction: Frame construction; Composition roof
• Exterior features: Lot approximately 5,613 square feet; Flood plain status unknown

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Gravity heating; Electric cooling
• Interior features: Concrete basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $81k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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: 21 active listings in the ZIP; 11 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 $9k of equity ($574 loan paydown + $8k 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 $23k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,510 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 1.48% ✓
• Cap rate: 12.88%
• Cash-on-cash: 23.51%
• DSCR: 2.05
• GRM: 5.6

CMA / ARV

• ARV (median comp): $103,587
• List price: $83,000
• Delta: -19.87%
• 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
1617 Belmont Ave	0.28mi	3/1.5	1,240 (-8%)	7mo	$85,000	$69	66
5825 E 13th St	0.25mi	3/1.0	1,471 (+9%)	9mo	$140,000	$95	65
6031 E 14th St	0.28mi	3/2.0	1,236 (-8%)	8mo	$79,000	$64	63
6216 E 11th St	0.60mi	3/1.0	1,440 (+7%)	7mo	$75,000	$52	54
1401 Belmont Ave	0.33mi	3/2.0	1,512 (+12%)	12mo	$90,000	$60	50
6625 E 16th St	0.57mi	4/1.0 (+1)	1,492 (+11%)	1mo	$160,000	$107	49
812 Beacon Ave	0.75mi	4/1.0 (+1)	1,400 (+4%)	5mo	$52,000	$37	49
6325 E 18th Ter	0.45mi	4/2.5 (+1)	1,247 (-7%)	10mo	$250,000	$200	48
6011 E 8th St	0.73mi	3/1.5	1,250 (-7%)	6mo	$175,000	$140	47
1301 Bennington Ave	0.58mi	4/2.0 (+1)	1,460 (+9%)	8mo	$165,000	$113	43
4711 E 17th St	0.67mi	2/1.0 (-1)	1,155 (-14%)	3mo	$74,000	$64	38
6008 E 9th St	0.67mi	2/2.0 (-1)	1,144 (-15%)	12mo	$160,000	$140	25

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: 41.9%
• Equity multiple: 4.19×
• Total profit: $74,189
• Equity at exit: $74,773

10-year hold

• IRR: 36.2%
• Equity multiple: 9.42×
• Total profit: $195,638
• Equity at exit: $161,251

Cash invested: $23,240 (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 64126

• Active inventory: 21
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,232 high
• Mortgage (P&I): −$435
• Tax from tax record: −$48 /mo · $578/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $455

Break-even live

Break-even rent $656

Max offer price $83,000

Occupancy floor 58%

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5852 E 20th St Unit TOP-1724 Kansas City, MO	3.0	1.5	1482	$1,075	$0.73	3d	1	0.37mi
6237 E 12th St Kansas City, MO	2.0	1.0	1580	$1,150	$0.73	44d	1	0.51mi
6011 E 11th St Kansas City, MO	3.0	1.0	900	$1,200	$1.33	16d	1	0.55mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,031	$0.97	12d	1	0.74mi
1812 Elmwood Ave Kansas City, MO	3.0	1.0	1650	$1,600	$0.97	16d	1	0.79mi
1905 Kensington Ave Kansas City, MO	3.0	2.0	1285	$1,325	$1.03	24d	1	0.90mi
815 Elmwood Ave Kansas City, MO	3.0	1.5	1302	$1,600	$1.23	14d	1	0.99mi
1805 Jackson Ave Kansas City, MO	4.0	2.0	1250	$1,250	$1.00	44d	1	0.99mi
303 White Ave Unit 2 Kansas City, MO	2.0	1.0	1060	$950	$0.90	10d	1	1.27mi
135 Lawndale Ave Kansas City, MO	3.0	2.0	920	$1,500	$1.63	7d	1	1.31mi
2424 Norton Ave Unit B Kansas City, MO	3.0	1.0	982	$1,150	$1.17	16d	1	1.32mi

Listing history 22 events

1. 2026-06-18
   days on market $83,000 Active 35 DOM
2. 2026-06-17
   days on market $83,000 Active 34 DOM
3. 2026-06-16
   days on market $83,000 Active 33 DOM
4. 2026-06-15
   days on market $83,000 Active 32 DOM
5. 2026-06-13
   days on market $83,000 Active 30 DOM
6. 2026-06-09
   days on market $83,000 Active 26 DOM
7. 2026-06-08
   days on market $83,000 Active 25 DOM
8. 2026-06-07
   days on market $83,000 Active 24 DOM
9. 2026-06-05
   days on market $83,000 Active 21 DOM
10. 2026-06-03
    days on market $83,000 Active 20 DOM
11. 2026-06-02
    days on market $83,000 Active 19 DOM
12. 2026-06-01
    days on market $83,000 Active 18 DOM
13. 2026-05-31
    days on market $83,000 Active 17 DOM
14. 2026-05-15
    listed $83,000 Active 696-char remark
15. 2026-05-15
    historical $83,000 696-char remark
16. 2025-09-30
    historical
17. 2025-06-20
    price $90,000
18. 2025-04-10
    listed $93,000 Active
19. 2009-06-24
    soldstatus

    Show marketing remark (153 chars)

    SELLING "AS IS" - NO SELLER'S DISCLOSURES. Minimum $1000 certified earnest deposit. Need pre-approval/proof of funds submitted with all offers.

20. 2009-03-26
    listed $18,900

    Show marketing remark (153 chars)

    SELLING "AS IS" - NO SELLER'S DISCLOSURES. Minimum $1000 certified earnest deposit. Need pre-approval/proof of funds submitted with all offers.

21. 2007-09-20
    soldstatus
22. 1990-03-06
    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: $578 · $48/mo
• Projected year-2 tax: $805 · $67/mo
• Expected delta: +$227/yr (+$19/mo · 39.3%)

ⓘ 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: $14,785
• − Mortgage interest: −$4,649
• − Property taxes: −$578
• − Insurance: −$415
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$2,415
• Taxable income: $4,363
• Est. tax owed @ 24.0%: −$1,047
• After-tax cash flow: $4,417/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): 6,433

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 0.62)
• Race & ethnicity: Hispanic / Latino 57% Two or more races 29% White 19% Black 14% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 38% Cuban 4%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 36% · Canada
• Languages at home: 44% English-only · Spanish 50% Vietnamese 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: ▲ 100.10%
• Current HPI: 369.8782
• 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

+339.2% since first listed

9 events — show timeline

• 2026-05-15 Listed $83,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-15 Coming Soon $83,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-06-20 Price Changed $90,000 Heartland MLS as Distributed by MLS Grid
• 2025-04-10 Listed $93,000 Heartland MLS as Distributed by MLS Grid
• 2009-06-24 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-03-26 Listed $18,900 Heartland MLS as Distributed by MLS Grid
• 2007-09-20 Sold (Public Records) — Public Records
• 1990-03-06 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $578 · +22.2% YoY. Source: county tax records.