7102 E 55th St · Kansas City, MO 64129

$150,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 252 Days on market

Built 1964 2.25 ac lot $134/sqft · 24% above area Est $215k · 30% under ↓ 40% since listing

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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 +19.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.7/10.0
• 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 MLS

2 Acres within KC - NO HOA. .. . City meets country space! This single-family home sits on a rare 2-acre lot right in the heart of Kansas City. With a huge backyard, mature trees, and wide-open space, the possibilities are endless—create a private retreat, add a garden, host gatherings, or simply enjoy the peaceful setting. The home is being sold as is, needs work to bring it back to life, making it a perfect canvas for your personal touch or an investor seeking land value in the city, this property delivers. Please be aware, the home needs updates and does have foundation deficits. Buyer / Buyers agent responsible for verifying all details. Conveniently located near highways, shopping, and schools, you’ll have quick access to everything you need while enjoying the rare privacy of acreage inside the city. Highlights: • 2-acre lot within Kansas City limits • 2 homes previously on lot so connections for additional home, start from scratch. .. • Expansive backyard with space to grow, garden, or expand • 1.1-bath single-family home full of potential • Close to highways, shopping, and schools • Priced affordably at $167,000.00 Opportunities like this don’t come around often—schedule your showing today!

Key facts

• 2.25 acre lot
• Garage
• Built 1964

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 $156 ($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 $146k (2.6% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 34% 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 252 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 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 1964 — 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: 0.97% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.46%
• DSCR: 1.20
• GRM: 8.6

CMA / ARV

• ARV (median comp): $215,140
• List price: $150,000
• Delta: -30.28%
• 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
5631 Cambridge Ave	0.27mi	3/1.0	1,170 (+4%)	0mo	$160,000	$137	80
7412 E 57th St	0.36mi	3/1.0	1,128 (+1%)	3mo	$149,900	$133	80
7406 E 57th St	0.33mi	3/1.0	1,128 (+1%)	6mo	$155,000	$137	78
5615 Oakland Ave	0.34mi	3/1.0	1,102 (-2%)	5mo	$150,000	$136	77
7815 E 51st St	0.65mi	4/1.0 (+1)	1,128 (+1%)	1mo	$134,900	$120	63
6800 E 58th St	0.39mi	3/2.0	1,008 (-10%)	0mo	$169,900	$169	61
5919 E 56th St	0.74mi	3/1.5	1,113 (-1%)	2mo	$199,000	$179	61
7909 E 58th St	0.64mi	2/1.0 (-1)	1,100 (-2%)	3mo	$114,000	$104	60
5611 Oakland Ave	0.32mi	3/1.0	1,274 (+14%)	3mo	$170,000	$133	60
6876 Sni A Bar Rd	0.71mi	3/1.5	1,160 (+4%)	1mo	$145,000	$125	58
6501 E 56th St	0.42mi	2/2.0 (-1)	1,040 (-7%)	6mo	$225,000	$216	54
7819 E 58th St	0.60mi	3/2.0	986 (-12%)	2mo	$172,200	$175	46

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: $-14,359
• Equity at exit: $22,365

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $301
• 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: 8.6×

Monthly cashflow live

• Estimated rent: $1,461 high
• Mortgage (P&I): −$787
• Tax from tax record: −$149 /mo · $1,784/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $156

Break-even live

Break-even rent $1,263

Max offer price $150,000

Occupancy floor 84%

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 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7707 E 50th Ter Kansas City, MO	4.0	2.0	1250	$1,250	$1.00	21d	1	0.67mi
7615 E 49th St Kansas City, MO	2.0	1.0	888	$1,095	$1.23	44d	1	0.85mi
7601 Sni a Bar Ter Kansas City, MO	2.0	1.0	827	$1,099	$1.33	44d	1	0.86mi
4730 Richmond Ave Kansas City, MO	3.0	1.0	821	$1,395	$1.70	44d	1	0.93mi
5126 Booth Ave Kansas City, MO	2.0	1.0	950	$1,149	$1.21	12d	1	0.95mi
7611 E 47th Ter Kansas City, MO	3.0	1.0	840	$1,276	$1.52	7d	1	0.97mi
8648 E 52nd Ter Kansas City, MO	3.0	1.5	1224	$1,395	$1.14	23d	1	1.14mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	2d	1	1.35mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	3d	1	1.35mi
8855 E 59th St Raytown, MO	3.0	1.5	864	$1,396	$1.62	44d	1	1.39mi
6500 Marsh Ave Unit 6512 Kansas City, MO	3.0	2.5	1463	$1,945	$1.33	23d	1	1.45mi
6017 Farley Ave Raytown, MO	2.0	2.5	1152	$1,495	$1.30	44d	1	1.46mi
6512 Marsh Ave Kansas City, MO	3.0	2.5	1463	$1,978	$1.35	2d	1	1.47mi

Listing history 19 events

1. 2026-06-18
   days on market $150,000 Active 252 DOM
2. 2026-06-17
   days on market $150,000 Active 251 DOM
3. 2026-06-16
   days on market $150,000 Active 250 DOM
4. 2026-06-15
   days on market $150,000 Active 249 DOM
5. 2026-06-13
   days on market $150,000 Active 247 DOM
6. 2026-06-13
   days on market $150,000 Active 246 DOM
7. 2026-06-09
   days on market $150,000 Active 243 DOM
8. 2026-06-08
   days on market $150,000 Active 242 DOM
9. 2026-06-07
   days on market $150,000 Active 241 DOM
10. 2026-06-03
    days on market $150,000 Active 237 DOM
11. 2026-06-02
    days on market $150,000 Active 236 DOM
12. 2026-06-01
    days on market $150,000 Active 235 DOM
13. 2026-05-31
    days on market $150,000 Active 234 DOM
14. 2026-01-22
    price $150,000 1278-char remark

    Show marketing remark (1278 chars)

    2 Acres within KC - NO HOA. .. . City meets country space! This single-family home sits on a rare 2-acre lot right in the heart of Kansas City. With a huge backyard, mature trees, and wide-open space, the possibilities are endless—create a private retreat, add a garden, host gatherings, or simply enjoy the peaceful setting. The home is being sold as is, needs work to bring it back to life, making it a perfect canvas for your personal touch or an investor seeking land value in the city, this property delivers. Please be aware, the home needs updates and does have foundation deficits. Buyer / Buyers agent responsible for verifying all details. Conveniently located near highways, shopping, and schools, you’ll have quick access to everything you need while enjoying the rare privacy of acreage inside the city. Highlights: • 2-acre lot within Kansas City limits • 2 homes previously on lot so connections for additional home, start from scratch. .. • Expansive backyard with space to grow, garden, or expand • 1.1-bath single-family home full of potential • Close to highways, shopping, and schools • Priced affordably at $167,000.00 Opportunities like this don’t come around often—schedule your showing today!

15. 2025-10-30
    price $167,000 1278-char remark

    Show marketing remark (1278 chars)

    2 Acres within KC - NO HOA. .. . City meets country space! This single-family home sits on a rare 2-acre lot right in the heart of Kansas City. With a huge backyard, mature trees, and wide-open space, the possibilities are endless—create a private retreat, add a garden, host gatherings, or simply enjoy the peaceful setting. The home is being sold as is, needs work to bring it back to life, making it a perfect canvas for your personal touch or an investor seeking land value in the city, this property delivers. Please be aware, the home needs updates and does have foundation deficits. Buyer / Buyers agent responsible for verifying all details. Conveniently located near highways, shopping, and schools, you’ll have quick access to everything you need while enjoying the rare privacy of acreage inside the city. Highlights: • 2-acre lot within Kansas City limits • 2 homes previously on lot so connections for additional home, start from scratch. .. • Expansive backyard with space to grow, garden, or expand • 1.1-bath single-family home full of potential • Close to highways, shopping, and schools • Priced affordably at $167,000.00 Opportunities like this don’t come around often—schedule your showing today!

16. 2025-10-10
    listed $197,000 Active 1278-char remark

    Show marketing remark (1278 chars)

    2 Acres within KC - NO HOA. .. . City meets country space! This single-family home sits on a rare 2-acre lot right in the heart of Kansas City. With a huge backyard, mature trees, and wide-open space, the possibilities are endless—create a private retreat, add a garden, host gatherings, or simply enjoy the peaceful setting. The home is being sold as is, needs work to bring it back to life, making it a perfect canvas for your personal touch or an investor seeking land value in the city, this property delivers. Please be aware, the home needs updates and does have foundation deficits. Buyer / Buyers agent responsible for verifying all details. Conveniently located near highways, shopping, and schools, you’ll have quick access to everything you need while enjoying the rare privacy of acreage inside the city. Highlights: • 2-acre lot within Kansas City limits • 2 homes previously on lot so connections for additional home, start from scratch. .. • Expansive backyard with space to grow, garden, or expand • 1.1-bath single-family home full of potential • Close to highways, shopping, and schools • Priced affordably at $167,000.00 Opportunities like this don’t come around often—schedule your showing today!

17. 2025-09-24
    price $197,000 1278-char remark

    Show marketing remark (1278 chars)

    2 Acres within KC - NO HOA. .. . City meets country space! This single-family home sits on a rare 2-acre lot right in the heart of Kansas City. With a huge backyard, mature trees, and wide-open space, the possibilities are endless—create a private retreat, add a garden, host gatherings, or simply enjoy the peaceful setting. The home is being sold as is, needs work to bring it back to life, making it a perfect canvas for your personal touch or an investor seeking land value in the city, this property delivers. Please be aware, the home needs updates and does have foundation deficits. Buyer / Buyers agent responsible for verifying all details. Conveniently located near highways, shopping, and schools, you’ll have quick access to everything you need while enjoying the rare privacy of acreage inside the city. Highlights: • 2-acre lot within Kansas City limits • 2 homes previously on lot so connections for additional home, start from scratch. .. • Expansive backyard with space to grow, garden, or expand • 1.1-bath single-family home full of potential • Close to highways, shopping, and schools • Priced affordably at $167,000.00 Opportunities like this don’t come around often—schedule your showing today!

18. 2025-09-19
    historical $250,000 1278-char remark

    Show marketing remark (1278 chars)

    2 Acres within KC - NO HOA. .. . City meets country space! This single-family home sits on a rare 2-acre lot right in the heart of Kansas City. With a huge backyard, mature trees, and wide-open space, the possibilities are endless—create a private retreat, add a garden, host gatherings, or simply enjoy the peaceful setting. The home is being sold as is, needs work to bring it back to life, making it a perfect canvas for your personal touch or an investor seeking land value in the city, this property delivers. Please be aware, the home needs updates and does have foundation deficits. Buyer / Buyers agent responsible for verifying all details. Conveniently located near highways, shopping, and schools, you’ll have quick access to everything you need while enjoying the rare privacy of acreage inside the city. Highlights: • 2-acre lot within Kansas City limits • 2 homes previously on lot so connections for additional home, start from scratch. .. • Expansive backyard with space to grow, garden, or expand • 1.1-bath single-family home full of potential • Close to highways, shopping, and schools • Priced affordably at $167,000.00 Opportunities like this don’t come around often—schedule your showing today!

19. 1986-02-28
    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: $1,784 · $149/mo
• Projected year-2 tax: $1,784 · $149/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 · 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: $17,529
• − Mortgage interest: −$8,402
• − Property taxes: −$1,784
• − Insurance: −$750
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$4,364
• Taxable loss: −$575
• Est. tax savings @ 24.0%: +$138
• After-tax cash flow: $2,013/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

-40.0% since first listed

6 events — show timeline

• 2026-01-22 Price Changed $150,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-30 Price Changed $167,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-10 Listed $197,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-24 Price Changed $197,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-19 Coming Soon $250,000 Heartland MLS as Distributed by MLS Grid
• 1986-02-28 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,784 · +15.3% YoY. Source: county tax records.