1900 Ewing Ave · Kansas City, MO 64126

$82,000

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 13 Days on market

Built 1915 0.27 ac lot $104/sqft · 18% below area Est $99k · 18% 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 +8.5/10.0
• 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

Charming bungalow less than 15 minutes from downtown Kansas City! A fresh white interior with wood-look vinyl floors is the perfect canvas for you to make this cutie your own, whether you’re a first-time home buyer or looking to add to your rental portfolio. A large living area, nicely sized kitchen, two bedrooms and a beautifully updated full bath offer the perfect amount of space for daily living, relaxing and spending time with loved ones. Off-street parking and a fenced backyard are the cherry on top - welcome home!

Key facts

• Nicely sized kitchen
• Large living area
• Fresh white interior

Tags

• FRESH WHITE INTERIOR
• WOOD-LOOK VINYL FLOORS
• LARGE LIVING AREA
• NICELY SIZED KITCHEN
• BEAUTIFULLY UPDATED FULL BATH
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Cap rate 11.2% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 ($567 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $25k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,000

Questions for the listing agent

1. Built in 1915 — 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: 1.35% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.40%
• DSCR: 1.77
• GRM: 6.2

CMA / ARV

• ARV (median comp): $99,419
• List price: $82,000
• Delta: 0.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6012 E 16th St	0.59mi	2/1.0	792 (0%)	2mo	$110,000	$139	71
1746 Corrington Ave	0.29mi	2/1.0	753 (-5%)	11mo	$115,000	$153	69
1717 Bristol Ave	0.30mi	2/1.0	808 (+2%)	20mo	$69,000	$85	66
6024 E 16th St	0.57mi	2/1.0	792 (0%)	9mo	$49,900	$63	66
1709 Corrington Ave	0.35mi	3/1.0 (+1)	852 (+8%)	19mo	$135,000	$158	50
6827 E 13th St	0.63mi	2/1.0	820 (+4%)	18mo	$40,000	$49	50
1651 Winchester Ave	0.33mi	3/1.0 (+1)	696 (-12%)	17mo	$89,900	$129	45
1602 E Corrington Ave	0.48mi	3/1.0 (+1)	880 (+11%)	20mo	$95,000	$108	37
1620 Topping Ave	0.71mi	3/1.0 (+1)	755 (-5%)	22mo	$59,000	$78	36
2237 Oakley Ave	0.74mi	3/1.0 (+1)	889 (+12%)	10mo	$150,000	$169	31

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: 37.2%
• Equity multiple: 3.87×
• Total profit: $65,861
• Equity at exit: $73,872

10-year hold

• IRR: 32.0%
• Equity multiple: 8.72×
• Total profit: $177,284
• Equity at exit: $159,308

Cash invested: $22,960 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,109 high
• Mortgage (P&I): −$430
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $333

Break-even live

Break-even rent $688

Max offer price $82,000

Occupancy floor 65%

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1616 Hardesty Ave Unit 1-108 Kansas City, MO	1.0	1.0	634	$1,150	$1.81	21d	1	0.95mi
6011 E 11th St Kansas City, MO	3.0	1.0	900	$1,200	$1.33	16d	1	0.98mi
611 Ewing Ave Unit B Kansas City, MO	1.0	1.0	700	$800	$1.14	23d	1	1.26mi
2855 Van Brunt Blvd Unit A Kansas City, MO	2.0	1.0	744	$1,080	$1.45	43d	1	1.26mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,031	$0.97	12d	1	1.40mi
5108 E 30th St Kansas City, MO	3.0	1.0	960	$1,400	$1.46	3d	1	1.47mi

Listing history 27 events

1. 2026-06-18
   days on market $82,000 Active 13 DOM
2. 2026-06-17
   days on market $82,000 Active 12 DOM
3. 2026-06-16
   days on market $82,000 Active 11 DOM
4. 2026-06-15
   days on market $82,000 Active 10 DOM
5. 2026-06-13
   days on market $82,000 Active 8 DOM
6. 2026-06-09
   days on market $82,000 Active 4 DOM
7. 2026-06-08
   days on market $82,000 Active 3 DOM
8. 2026-06-07
   pricedays on marketlisting id $82,000 Active 2 DOM
9. 2026-05-31
   days on market $100,000 Active 237 DOM
10. 2026-02-05
    status Active 531-char remark

    Show marketing remark (531 chars)

    Charming bungalow less than 15 minutes from downtown Kansas City! A fresh white interior with wood-look vinyl floors is the perfect canvas for you to make this cutie your own, whether you’re a first-time home buyer or looking to add to your rental portfolio. A large living area, nicely sized kitchen, two bedrooms and a beautifully updated full bath offer the perfect amount of space for daily living, relaxing and spending time with loved ones. Off-street parking and a fenced backyard are the cherry on top - welcome home!

11. 2026-02-05
    price $100,000 531-char remark

    Show marketing remark (531 chars)

    Charming bungalow less than 15 minutes from downtown Kansas City! A fresh white interior with wood-look vinyl floors is the perfect canvas for you to make this cutie your own, whether you’re a first-time home buyer or looking to add to your rental portfolio. A large living area, nicely sized kitchen, two bedrooms and a beautifully updated full bath offer the perfect amount of space for daily living, relaxing and spending time with loved ones. Off-street parking and a fenced backyard are the cherry on top - welcome home!

12. 2026-01-31
    historical 531-char remark

    Show marketing remark (531 chars)

    Charming bungalow less than 15 minutes from downtown Kansas City! A fresh white interior with wood-look vinyl floors is the perfect canvas for you to make this cutie your own, whether you’re a first-time home buyer or looking to add to your rental portfolio. A large living area, nicely sized kitchen, two bedrooms and a beautifully updated full bath offer the perfect amount of space for daily living, relaxing and spending time with loved ones. Off-street parking and a fenced backyard are the cherry on top - welcome home!

13. 2025-12-01
    price $103,500 531-char remark

    Show marketing remark (531 chars)

    Charming bungalow less than 15 minutes from downtown Kansas City! A fresh white interior with wood-look vinyl floors is the perfect canvas for you to make this cutie your own, whether you’re a first-time home buyer or looking to add to your rental portfolio. A large living area, nicely sized kitchen, two bedrooms and a beautifully updated full bath offer the perfect amount of space for daily living, relaxing and spending time with loved ones. Off-street parking and a fenced backyard are the cherry on top - welcome home!

14. 2025-10-02
    listed $107,000 Active 531-char remark

    Show marketing remark (531 chars)

    Charming bungalow less than 15 minutes from downtown Kansas City! A fresh white interior with wood-look vinyl floors is the perfect canvas for you to make this cutie your own, whether you’re a first-time home buyer or looking to add to your rental portfolio. A large living area, nicely sized kitchen, two bedrooms and a beautifully updated full bath offer the perfect amount of space for daily living, relaxing and spending time with loved ones. Off-street parking and a fenced backyard are the cherry on top - welcome home!

15. 2025-09-30
    historical $107,000 531-char remark

    Show marketing remark (531 chars)

    Charming bungalow less than 15 minutes from downtown Kansas City! A fresh white interior with wood-look vinyl floors is the perfect canvas for you to make this cutie your own, whether you’re a first-time home buyer or looking to add to your rental portfolio. A large living area, nicely sized kitchen, two bedrooms and a beautifully updated full bath offer the perfect amount of space for daily living, relaxing and spending time with loved ones. Off-street parking and a fenced backyard are the cherry on top - welcome home!

16. 2020-12-31
    soldstatus
17. 2020-11-24
    soldstatus
18. 2020-11-20
    soldstatus Closed 241-char remark

    Show marketing remark (241 chars)

    Ranch home on a corner lot with new HVAC and water heater! Relax on the front and back porches. Vaulted ceilings give an open feeling throughout. Home comes with extra vacant lot to the right. Easy access to highway and close to downtown KC!

19. 2020-10-23
    status Pending 241-char remark

    Show marketing remark (241 chars)

    Ranch home on a corner lot with new HVAC and water heater! Relax on the front and back porches. Vaulted ceilings give an open feeling throughout. Home comes with extra vacant lot to the right. Easy access to highway and close to downtown KC!

20. 2020-10-13
    listed $54,900 Active 241-char remark

    Show marketing remark (241 chars)

    Ranch home on a corner lot with new HVAC and water heater! Relax on the front and back porches. Vaulted ceilings give an open feeling throughout. Home comes with extra vacant lot to the right. Easy access to highway and close to downtown KC!

21. 2019-03-01
    historical
22. 2019-01-22
    price $50,000
23. 2018-11-01
    price $54,000
24. 2018-10-08
    price $56,000
25. 2018-09-05
    price $57,500
26. 2018-08-09
    listed $60,000 Active
27. 1989-01-27
    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: $948 · $79/mo
• Projected year-2 tax: $948 · $79/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 ≥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: $13,307
• − Mortgage interest: −$4,593
• − Property taxes: −$948
• − Insurance: −$410
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$2,385
• Taxable income: $2,841
• Est. tax owed @ 24.0%: −$682
• After-tax cash flow: $3,312/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

+66.7% since first listed

18 events — show timeline

• 2026-02-05 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-02-05 Price Changed $100,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-12-01 Price Changed $103,500 Heartland MLS as Distributed by MLS Grid
• 2025-10-02 Listed $107,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-30 Coming Soon $107,000 Heartland MLS as Distributed by MLS Grid
• 2020-12-31 Sold (Public Records) — Public Records
• 2020-11-24 Sold (Public Records) — Public Records
• 2020-11-20 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-10-23 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-10-13 Listed $54,900 Heartland MLS as Distributed by MLS Grid
• 2019-03-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-01-22 Price Changed $50,000 Heartland MLS as Distributed by MLS Grid
• 2018-11-01 Price Changed $54,000 Heartland MLS as Distributed by MLS Grid
• 2018-10-08 Price Changed $56,000 Heartland MLS as Distributed by MLS Grid
• 2018-09-05 Price Changed $57,500 Heartland MLS as Distributed by MLS Grid
• 2018-08-09 Listed $60,000 Heartland MLS as Distributed by MLS Grid
• 1989-01-27 Sold (Public Records) — Public Records

Property tax history

+12.3%/yr

Latest (2025): $948 · +13.5% YoY. Source: county tax records.