4509 NE 44th Ter · Kansas City, MO 64117

$144,900

3 bd · 1.0 ba · 876 sqft · SingleFamily public records · 10 Days on market

Built 1961 0.26 ac lot Est $192k · 24% 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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.8/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming ranch-style home located in the established neighborhood of Kansas City! This 3-bedroom home offers a functional layout, and a full basement with additional storage or recreation potential. This home is being sold AS-IS

Key facts

• Ranch-style home
• Full basement
• 0.26 acre lot

Tags

• RANCH-STYLE HOME
• FULL BASEMENT
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Other: Living area reported as 876; Property age approximately 51–75 years
• HOA & community: No association fees; No community maintenance provided

Exterior

• Parking: Attached parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch style; One story
• Construction: Frame construction with vinyl siding; Composition roof
• Exterior features: Yard on a 11,326 sq ft lot; Not in a flood plain

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Electric cooling
• Interior features: Ranch floor plan; Concrete, unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $161 ($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 $142k (2.3% below list).
• Recommended offer: $142k (2.3% 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: 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.
• Zoned schools: Topping Elementary (math 22% / reading 32%, grade F, #850 of 1,115 statewide, top 78%, 318 students, 70% FRL); Winnetonka High (math 16% / reading 51%, grade F, #349 of 521 statewide, top 67%, 1,284 students, 60% FRL) — zoned schools average 65% FRL vs 37% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 44% district-wide (-13 pts) — the specific schools serving this property underperform the North Kansas City 74 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 50 active listings in the ZIP; 9 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 $4k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $141,552 (2.3% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.77%
• DSCR: 1.21
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $191,844
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4437 N Jackson Ave	0.19mi	3/1.0	925 (+6%)	1mo	$169,900	$184	81
4412 N Jackson Ave	0.21mi	3/1.0	831 (-5%)	0mo	$170,000	$205	81
4420 N Jackson Ave	0.21mi	2/1.0 (-1)	912 (+4%)	2mo	$164,950	$181	77
4712 NE 46th Ter	0.32mi	2/1.0 (-1)	864 (-1%)	5mo	$165,000	$191	74
5008 NE 46th St	0.39mi	3/2.0	912 (+4%)	3mo	$150,000	$164	68
4357 N Drury Ave	0.60mi	3/1.0	864 (-1%)	3mo	$210,000	$243	67
4609 NE 43rd Ter	0.21mi	3/2.0	976 (+11%)	5mo	$223,800	$229	63
5111 NE 44th Ter	0.41mi	3/2.0	960 (+10%)	4mo	$230,000	$240	58
5301 NE 42nd Ter	0.54mi	3/2.0	936 (+7%)	2mo	$216,000	$231	58
4418 NE 49th St	0.66mi	3/1.0	936 (+7%)	3mo	$205,000	$219	55
5012 NE 42nd St	0.48mi	3/2.0	960 (+10%)	3mo	$220,000	$229	55
5115 NE 46th St	0.44mi	2/1.5 (-1)	996 (+14%)	1mo	$185,000	$186	49

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: -11.6%
• Equity multiple: 0.59×
• Total profit: $-16,696
• Equity at exit: $21,605

10-year hold

• IRR: -6.4%
• Equity multiple: 0.63×
• Total profit: $-14,939
• Equity at exit: $12,528

Cash invested: $40,572 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,416 high
• Mortgage (P&I): −$760
• Tax from tax record: −$137 /mo · $1,640/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $161

Break-even live

Break-even rent $1,211

Max offer price $144,900

Occupancy floor 84%

Sensitivity live

Price	-10% $243	-5% $202	+0% $161	+5% $120	+10% $79
Rent	-10% $50	-5% $105	+0% $161	+5% $217	+10% $273
Rate	-1.0pp $234	-0.5pp $198	base $161	+0.5pp $124	+1.0pp $86

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4431 NE Winn Rd Kansas City, MO	2.0	1.0	600	$1,000	$1.67	24d	1	0.24mi
4515 NE 46th Ter Kansas City, MO	3.0	1.0	1047	$1,585	$1.51	24d	1	0.27mi
4623 NE Winn Rd Kansas City, MO	2.0	1.0–2.0	852	$1,185	$1.39	3d	18	0.40mi
4140 N Walrond Ave Unit 1-40010 Kansas City, MO	2.0	1.0	732	$1,000	$1.37	21d	1	0.85mi
3622 N Chouteau Trfy Kansas City, MO	2.0	2.0	1000	$1,125	$1.12	44d	1	0.98mi
3735 N Walrond Ave Kansas City, MO	3.0	1.5	936	$1,175	$1.26	20d	1	1.15mi
5042 N Bellaire Ave Kansas City, MO	2.0	1.0	900	$1,391	$1.55	24d	1	1.18mi
3501 N Drury Ave Kansas City, MO	2.0	1.0	890	$1,295	$1.46	22d	1	1.21mi
5322 N Bales Ave Kansas City, MO	3.0	1.0	912	$1,495	$1.64	24d	1	1.31mi

Listing history 8 events

1. 2026-06-09
   status $144,900 Pending 10 DOM
2. 2026-06-08
   days on market $144,900 Active 10 DOM
3. 2026-06-07
   days on market $144,900 Active 9 DOM
4. 2026-06-05
   days on market $144,900 Active 6 DOM
5. 2026-06-03
   days on market $144,900 Active 5 DOM
6. 2026-06-02
   days on market $144,900 Active 4 DOM
7. 2026-06-01
   days on market $144,900 Active 3 DOM
8. 2026-05-31
   days on market $144,900 Active 2 DOM

ⓘ 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: $1,640 · $137/mo
• Projected year-2 tax: $1,640 · $137/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: $16,986
• − Mortgage interest: −$8,117
• − Property taxes: −$1,640
• − Insurance: −$724
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$4,215
• Taxable loss: −$428
• Est. tax savings @ 24.0%: +$103
• After-tax cash flow: $2,039/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

+13.2% since first listed

2 events — show timeline

• 2026-05-29 Listed $144,900 Heartland MLS as Distributed by MLS Grid
• 2022-08-17 Sold (Public Records) $128,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,640 · +9.0% YoY. Source: county tax records.