3618 E Gregory Blvd · Kansas City, MO 64132

$159,900

2 bd · 1.0 ba · 220 sqft · SingleFamily public records · 50 Days on market

Built 1955 7,224 sqft lot $727/sqft · 614% above area Est $170k · 6% 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 +14.6/30.0
• ARV discount +10.2/15.0
• Appreciation +10.0/10.0
• DSCR +4.5/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Bring your first time buyers to this home! seller will install new appliances on or before closing, a/c unit to be installed prior to closing. Seller will pay 6% buyer concessions at closing. New carpet, paint, light fixtures, and much more. priced to sell quick and keep your payments low. close to KC zoo and starlight theatre. Easy access to 71hwy.

Key facts

• 7,224 sq ft lot
• Built 1955
• Listed 49 days

Property features AI

Finance

• Other: Not in a flood plain
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Two-story floor plan; Entry level includes first and second floors
• Construction: Board & batten siding; Composition roof; Unfinished basement; Built approximately 51–75 years ago
• Exterior features: Front porch; Corner lot

Interior

• Kitchen: Dishwasher; Refrigerator; Free‑standing electric oven; Kitchen/dining combo
• Bedrooms: Three bedrooms — two on the first floor and one on the second floor
• Flooring: Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Ceiling fans throughout
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $39 ($472/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 $124k (22.7% below list).
• Recommended offer: $124k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• 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: Rents rising (+3.0%/yr); 94 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,560 (22.7% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 0.77% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 10.8

CMA / ARV

• ARV (median comp): $170,016
• List price: $159,900
• Delta: -5.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 2.98% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 3.00×
• Total profit: $89,483
• Equity at exit: $144,051

10-year hold

• IRR: 22.0%
• Equity multiple: 6.84×
• Total profit: $261,322
• Equity at exit: $310,651

Cash invested: $44,772 (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 64132

• Home prices YoY: 23.6%
• Rents YoY: 3.0%
• Active inventory: 94
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,236 high
• Mortgage (P&I): −$839
• Tax from tax record: −$32 /mo · $379/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $39

Break-even live

Break-even rent $1,186

Max offer price $159,900

Occupancy floor 92%

Sensitivity live

Price	-10% $130	-5% $85	+0% $39	+5% $-6	+10% $-51
Rent	-10% $-58	-5% $-9	+0% $39	+5% $88	+10% $137
Rate	-1.0pp $120	-0.5pp $80	base $39	+0.5pp $-2	+1.0pp $-44

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7115 Bales Ave Kansas City, MO	3.0	1.0	865	$1,350	$1.56	17d	1	0.14mi
7127 Bales Ave Kansas City, MO	3.0	1.0	900	$1,350	$1.50	24d	1	0.15mi
6925 Indiana Ave Unit 1 Kansas City, MO	1.0	1.0	—	$975	—	5d	1	0.23mi
6817 Cleveland Ave Kansas City, MO	2.0	1.0	779	$1,100	$1.41	44d	1	0.30mi
6821 Bales Ave Kansas City, MO	3.0	1.5	1430	$1,595	$1.12	21d	1	0.31mi
7232 College Ave Kansas City, MO	3.0	1.5	—	$1,575	—	17d	1	0.36mi
6901 Jackson Ave Unit 6903 Kansas City, MO	3.0	1.0	1000	$1,200	$1.20	22d	1	0.38mi
7036 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	810	$1,200	$1.48	3d	1	0.39mi
6941 Spruce Ave Kansas City, MO	2.0	1.0	815	$950	$1.17	44d	1	0.40mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,645	$1.50	24d	1	0.44mi
7327 Bellefontaine Ave Kansas City, MO	3.0	1.0	—	$1,300	—	11d	1	0.51mi
7426 Indiana Ave Kansas City, MO	3.0	1.0	1100	$1,400	$1.27	44d	1	0.52mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	15d	1	0.52mi
7240 Agnes Ave Kansas City, MO	3.0	1.0	1140	$1,350	$1.18	3d	1	0.52mi
7317 Agnes Ave Kansas City, MO	2.0	1.0	767	$895	$1.17	24d	1	0.55mi
6703 Walrond Ave Kansas City, MO	2.0	1.0	912	$1,200	$1.32	3d	1	0.55mi
3601 E Meyer Blvd Kansas City, MO	1.0	1.0	560	$900	$1.61	44d	1	0.55mi
7412 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	780	$1,200	$1.54	3d	1	0.59mi
3106 E 75th St Kansas City, MO	3.0	1.5	985	$1,225	$1.24	22d	1	0.63mi
6921 Prospect Ave Unit C Kansas City, MO	1.0	1.0	538	$850	$1.58	5d	1	0.70mi
2607 E 73rd St Kansas City, MO	2.0	1.0	1212	$1,050	$0.87	24d	1	0.73mi
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	13d	1	0.73mi
7411 Montgall Ave Kansas City, MO	3.0	1.0	840	$1,200	$1.43	44d	1	0.76mi
2421 E 67th Ter Kansas City, MO	2.0	1.0	816	$1,125	$1.38	17d	1	0.85mi
2430 E 67th Ter Kansas City, MO	3.0	2.0	960	$1,195	$1.24	44d	1	0.86mi
2404 E 67th Ter Kansas City, MO	3.0	1.0	—	$1,095	—	5d	1	0.91mi
6431 S Benton Ave Kansas City, MO	3.0	1.0	1160	$1,225	$1.06	24d	1	0.91mi
6328 College Ave Kansas City, MO	3.0	1.5	1856	$1,399	$0.75	5d	1	0.93mi
2120 E 68th Ter Kansas City, MO	2.0	1.0	930	$1,200	$1.29	24d	1	0.99mi
7560 Prospect Ave Unit F Kansas City, MO	1.0	1.0	900	$925	$1.03	44d	1	1.01mi
7560 Prospect Ave Unit G Kansas City, MO	1.0	1.0	900	$925	$1.03	5d	1	1.02mi
1857 E 68th Ter Kansas City, MO	3.0	2.0	—	$1,450	—	24d	1	1.09mi
4237 E 62nd St Kansas City, MO	3.0	2.0	—	$1,345	—	4d	1	1.13mi
7427 Arleta Blvd Kansas City, MO	2.0	1.0	805	$1,150	$1.43	44d	1	1.15mi
1831 E 68th St Kansas City, MO	3.0	1.0	1043	$1,250	$1.20	17d	1	1.16mi
4211 E 61st St Kansas City, MO	2.0	1.5	1220	$1,500	$1.23	44d	1	1.21mi
3604 E 61st St Unit 3604 Kansas City, MO	3.0	1.0	875	$1,300	$1.49	44d	1	1.22mi
6120 Elmwood Ave Kansas City, MO	3.0	2.0	—	$1,995	—	44d	1	1.24mi
1801 E 74th Ter Kansas City, MO	2.0	1.0	—	$1,145	—	44d	1	1.25mi
1827 E 75th Ter Kansas City, MO	3.0	1.5	1700	$1,595	$0.94	17d	1	1.25mi

Listing history 22 events

1. 2026-06-21
   days on market $159,900 Active 50 DOM
2. 2026-06-18
   days on market $159,900 Active 47 DOM
3. 2026-06-17
   days on market $159,900 Active 46 DOM
4. 2026-06-16
   days on market $159,900 Active 45 DOM
5. 2026-06-15
   days on market $159,900 Active 44 DOM
6. 2026-06-13
   days on market $159,900 Active 42 DOM
7. 2026-06-09
   days on market $159,900 Active 38 DOM
8. 2026-06-08
   days on market $159,900 Active 37 DOM
9. 2026-06-07
   days on market $159,900 Active 36 DOM
10. 2026-06-05
    pricedays on market $159,900 Active 33 DOM
11. 2026-06-03
    days on market $170,000 Active 32 DOM
12. 2026-06-02
    days on market $170,000 Active 31 DOM
13. 2026-06-01
    days on market $170,000 Active 30 DOM
14. 2026-05-31
    days on market $170,000 Active 29 DOM
15. 2026-05-02
    listed $170,000 Active 756-char remark
16. 2016-11-01
    historical 352-char remark

    Show marketing remark (352 chars)

    Bring your first time buyers to this home! seller will install new appliances on or before closing, a/c unit to be installed prior to closing. Seller will pay 6% buyer concessions at closing. New carpet, paint, light fixtures, and much more. priced to sell quick and keep your payments low. close to KC zoo and starlight theatre. Easy access to 71hwy.

17. 2016-06-29
    listed $65,000 Active 352-char remark

    Show marketing remark (352 chars)

    Bring your first time buyers to this home! seller will install new appliances on or before closing, a/c unit to be installed prior to closing. Seller will pay 6% buyer concessions at closing. New carpet, paint, light fixtures, and much more. priced to sell quick and keep your payments low. close to KC zoo and starlight theatre. Easy access to 71hwy.

18. 2016-04-27
    soldstatus
19. 2016-03-24
    soldstatus Sold

    Show marketing remark (347 chars)

    WEIGH THE BENEFITS. .. to home ownership. Flowing Ranch features 2 generous size bedrooms, kitchen, Formal dining room, Formal living room and Family room. Located on a corner lot. Start enjoying life! Original Contract & Addendums are required for seller's signature upon acceptance. ALL OFFERS ARE SUBJECT TO MANAGEMENT/CORPORATE APPROVAL.

20. 2016-03-07
    status Pending

    Show marketing remark (347 chars)

    WEIGH THE BENEFITS. .. to home ownership. Flowing Ranch features 2 generous size bedrooms, kitchen, Formal dining room, Formal living room and Family room. Located on a corner lot. Start enjoying life! Original Contract & Addendums are required for seller's signature upon acceptance. ALL OFFERS ARE SUBJECT TO MANAGEMENT/CORPORATE APPROVAL.

21. 2016-01-15
    listed $10,000 Auction

    Show marketing remark (347 chars)

    WEIGH THE BENEFITS. .. to home ownership. Flowing Ranch features 2 generous size bedrooms, kitchen, Formal dining room, Formal living room and Family room. Located on a corner lot. Start enjoying life! Original Contract & Addendums are required for seller's signature upon acceptance. ALL OFFERS ARE SUBJECT TO MANAGEMENT/CORPORATE APPROVAL.

22. 1988-04-25
    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: $379 · $32/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$1,172/yr (+$98/mo · 308.8%)

ⓘ 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,827
• − Mortgage interest: −$8,957
• − Property taxes: −$379
• − Insurance: −$800
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$4,652
• Taxable loss: −$2,332
• Est. tax savings @ 24.0%: +$560
• After-tax cash flow: $1,032/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
• County: Jackson County · 687,798 people
• City population: 439,467
• Metro: Kansas City, MO-KS
• Population (ZIP): 12,084
• Household income: $45,622
• Rent vs Own: 51.2% rent · 48.8% own
• Severe rent burden: 679.0

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: Predominantly Black (66%)
• Race & ethnicity: Black 66% White 16% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 2% Scotch-Irish 1% Romanian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 7%

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: ▲ 79.13%
• Current HPI: 414.4305
• Rent YoY: ▲ 2.98%
• 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

+1499.0% since first listed

9 events — show timeline

• 2026-06-04 Price Changed $159,900 Heartland MLS as Distributed by MLS Grid
• 2026-05-02 Listed $170,000 Heartland MLS as Distributed by MLS Grid
• 2016-11-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2016-06-29 Listed $65,000 Heartland MLS as Distributed by MLS Grid
• 2016-04-27 Sold (Public Records) — Public Records
• 2016-03-24 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-03-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2016-01-15 Listed $10,000 Heartland MLS as Distributed by MLS Grid
• 1988-04-25 Sold (Public Records) — Public Records

Property tax history

-1.3%/yr

Latest (2025): $379 · -20.9% YoY. Source: county tax records.