5078 Glenside Dr · Kansas City, MO 64129

$150,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 40 Days on market

Built 1950 8,712 sqft lot $130/sqft · 8% above area Est $232k · 35% 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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Tenant-occupied — please do not disturb the occupants under any circumstances. Property is being sold with occupants in place. Please see private remarks for additional details. Excellent investment opportunity in Kansas City with strong long-term potential. Beautifully updated 1.5-story home located in a convenient area with quick highway access, nearby restaurants, grocery stores, and within the desirable Raytown School District. This well-maintained property features numerous updates throughout, including an open-concept kitchen and dining area with updated countertops, modern fixtures, and stainless steel appliances that remain with the home. The main level offers real hardwood fl

Key facts

• 8,712 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: 1-car garage with garage door opener; garage faces the side; Basement access
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable, fiber, and high-speed internet available
• Home design: Single-family residence; 1.5-story layout; Residential property
• Construction: Vinyl siding; Composition roof; Concrete basement
• Exterior features: Deck; Porch; Located inside city limits; City lot with paved road access

Interior

• Kitchen: Dishwasher; Disposal; Electric range
• Bedrooms: 3 bedrooms (one on the first floor, two on the second floor)
• Flooring: Wood floors in living room, dining room and bedrooms; Tile; Linoleum in kitchen
• Bathrooms: 2 full bathrooms with ceramic tile and shower-over-tub
• Heating & cooling: Forced-air heating; Central cooling
• Interior features: Formal dining area; Family room; Main-floor bedroom; Smoke detectors
• Laundry & utility: Laundry room with gas dryer hookup

🏷️ Possibly a rental listed for sale. The $150,000 price doesn't fit this home's estimated sale value (~$231,530) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/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 $143k (4.8% below list).
• Recommended offer: $143k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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.
• 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.
• Market conditions: 52 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 ($51k/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 $4k 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 40 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,859 (4.8% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 0.95% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.51%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

• ARV (median comp): $231,530
• List price: $150,000
• Delta: -35.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6876 Sni A Bar Rd	0.38mi	3/1.5	1,160 (+1%)	1mo	$145,000	$125	78
5024 Glenside Dr	0.12mi	3/1.0	1,207 (+5%)	11mo	$140,000	$116	78
5086 Glenside Dr	0.02mi	3/2.0	1,185 (+3%)	19mo	$160,000	$135	74
5919 E 56th St	0.66mi	3/1.5	1,113 (-3%)	2mo	$199,000	$179	60
5036 Belmeade Rd	0.06mi	4/2.0 (+1)	1,288 (+12%)	10mo	$235,000	$182	60
5520 Topping Ave	0.69mi	3/2.0	1,195 (+4%)	1mo	$224,500	$188	57
6007 E 56th St	0.64mi	2/1.0 (-1)	1,182 (+3%)	8mo	$215,000	$182	54
7500 E 49th St	0.75mi	3/2.0	1,152 (0%)	14mo	$190,000	$165	50
4748 Eastern Ave	0.73mi	2/1.0 (-1)	1,204 (+4%)	8mo	$79,000	$66	47
7405 E 50th St	0.70mi	4/2.0 (+1)	1,170 (+2%)	16mo	$189,900	$162	42
6501 E 56th St	0.66mi	2/2.0 (-1)	1,040 (-10%)	6mo	$225,000	$216	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-14,269
• Equity at exit: $22,365

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $448
• Equity at exit: $12,969

Cash invested: $42,000 (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 64129

• Home prices YoY: -9.8%
• Active inventory: 52
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,429 high
• Mortgage (P&I): −$787
• Tax from tax record: −$122 /mo · $1,459/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $158

Break-even live

Break-even rent $1,229

Max offer price $150,000

Occupancy floor 84%

Sensitivity live

Price	-10% $243	-5% $200	+0% $158	+5% $115	+10% $73
Rent	-10% $45	-5% $101	+0% $158	+5% $214	+10% $271
Rate	-1.0pp $233	-0.5pp $196	base $158	+0.5pp $119	+1.0pp $79

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4730 Richmond Ave Kansas City, MO	3.0	1.0	821	$1,395	$1.70	44d	1	0.87mi
7707 E 50th Ter Kansas City, MO	4.0	2.0	1250	$1,250	$1.00	22d	1	0.92mi
7611 E 47th Ter Kansas City, MO	3.0	1.0	840	$1,276	$1.52	8d	1	0.92mi
7615 E 49th St Kansas City, MO	2.0	1.0	888	$1,095	$1.23	44d	1	0.96mi
7601 Sni a Bar Ter Kansas City, MO	2.0	1.0	827	$1,099	$1.33	44d	1	0.97mi
4206 Vineyard Rd Kansas City, MO	4.0	1.5	1056	$1,500	$1.42	15d	1	1.31mi
5707 E 40th St Kansas City, MO	3.0	1.0	816	$1,295	$1.59	13d	1	1.35mi
5636 E 40th St Kansas City, MO	3.0	1.0	816	$1,225	$1.50	4d	1	1.37mi
5700 E 40th St Kansas City, MO	3.0	1.0	816	$1,245	$1.53	22d	1	1.37mi
4212 E 55th St Kansas City, MO	4.0	2.0	1132	$1,800	$1.59	44d	1	1.37mi
5601 E 39th Ter Kansas City, MO	3.0	1.0	816	$1,225	$1.50	4d	1	1.39mi
4900 E 41st Ter Kansas City, MO	3.0	2.0	1270	$1,500	$1.18	17d	1	1.39mi
5126 Booth Ave Kansas City, MO	2.0	1.0	950	$1,149	$1.21	13d	1	1.42mi
3949 Doctor Martin Luther King Junior Blvd Kansas City, MO	1.0–2.0	1.0–2.0	945	$1,565	$1.66	3d	3	1.43mi
3911 Oakley Ave Kansas City, MO	2.0	1.0	816	$1,195	$1.46	13d	1	1.46mi

Listing history 26 events

1. 2026-06-21
   days on market $150,000 Coming Soon 40 DOM
2. 2026-06-18
   days on market $150,000 Coming Soon 37 DOM
3. 2026-06-17
   days on market $150,000 Coming Soon 36 DOM
4. 2026-06-16
   days on market $150,000 Coming Soon 35 DOM
5. 2026-06-15
   days on market $150,000 Coming Soon 34 DOM
6. 2026-06-13
   days on market $150,000 Coming Soon 32 DOM
7. 2026-06-13
   days on market $150,000 Coming Soon 31 DOM
8. 2026-06-09
   days on market $150,000 Coming Soon 28 DOM
9. 2026-06-08
   days on market $150,000 Coming Soon 27 DOM
10. 2026-06-07
    days on market $150,000 Coming Soon 26 DOM
11. 2026-06-03
    days on market $150,000 Coming Soon 22 DOM
12. 2026-06-02
    days on market $150,000 Coming Soon 21 DOM
13. 2026-06-01
    days on market $150,000 Coming Soon 20 DOM
14. 2026-05-31
    days on market $150,000 Coming Soon 19 DOM
15. 2026-05-12
    historical $150,000 1443-char remark
16. 2026-05-12
    historical
17. 2026-05-06
    listed $150,000 Active
18. 2025-04-03
    historical
19. 2025-02-27
    status Active
20. 2025-02-17
    status Pending
21. 2025-01-26
    listed $155,000 Active
22. 2024-08-15
    soldstatus
23. 2024-08-15
    soldstatus
24. 2011-03-31
    historical
25. 2010-08-29
    listed $59,000
26. 1993-12-03
    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: $1,459 · $122/mo
• Projected year-2 tax: $1,459 · $122/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 ≥107°F today · 17 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: $17,143
• − Mortgage interest: −$8,402
• − Property taxes: −$1,459
• − Insurance: −$750
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$4,364
• Taxable loss: −$575
• Est. tax savings @ 24.0%: +$138
• After-tax cash flow: $2,033/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): 9,267
• Household income: $51,310
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 349.0

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 0.65)
• Race & ethnicity: Black 45% White 37% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 4% Italian 2% Armenian 1%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 8% Arabic 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: ▼ -32.25%
• Current HPI: 297.5233
• Rent YoY: —
• 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

+154.2% since first listed

12 events — show timeline

• 2026-05-12 Coming Soon $150,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-12 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-05-06 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2025-04-03 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-02-27 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-02-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-01-26 Listed $155,000 Heartland MLS as Distributed by MLS Grid
• 2024-08-15 Sold (Public Records) — Public Records
• 2024-08-15 Sold (Public Records) — Public Records
• 2011-03-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2010-08-29 Listed $59,000 Heartland MLS as Distributed by MLS Grid
• 1993-12-03 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,459 · -9.7% YoY. Source: county tax records.