4511 Norton St · Kansas City, MO 64130

$139,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 79 Days on market

Built 1959 8,471 sqft lot $161/sqft · 55% above area Est $121k · 15% over

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Why this score? — see what drove the D 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 +19.2/30.0
• DSCR +6.0/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready! Charming and cozy three bedroom, two bathroom home with a bonus room in the basement. This inviting property features an open living room that flows seamlessly into the kitchen, creating a comfortable and functional space for everyday living and entertaining. The home offers great curb appeal with a welcoming exterior that stands out from the street. A full basement provides for additional storage! The basement also features a full bathroom and bonus room (forth bedroom/office/home gym) and the potential to have a finished living room! Step outside to enjoy the large backyard--perfect for relaxing or outdoor gatherings. A wonderful opportunity to own a well-maintained home with character and potential.

Key facts

• Large backyard
• Bonus room
• Full basement

Tags

• BONUS ROOM
• FULL BASEMENT
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $149 ($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 $124k (10.9% below list).
• Recommended offer: $124k (10.9% 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.
• 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 fast (+4.4%/yr); 185 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 35% of the median local income ($42k/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 $961 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 79 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,813 (10.9% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.60%
• DSCR: 1.20
• GRM: 9.4

CMA / ARV

• ARV (median comp): $120,785
• List price: $139,000
• Delta: 15.08%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4410 Myrtle Ave	0.15mi	3/1.0 (+1)	912 (+6%)	4mo	$80,000	$88	75
4504 E 43rd St	0.39mi	2/1.0	907 (+5%)	2mo	$140,000	$154	72
4338 Myrtle Ave	0.20mi	2/1.0	780 (-10%)	3mo	$125,000	$160	72
4327 Mersington Ave	0.24mi	2/1.0	940 (+9%)	4mo	$50,000	$53	71
4521 Lawn Ave	0.37mi	3/1.0 (+1)	816 (-6%)	4mo	$88,000	$108	65
4519 Lister Ave	0.44mi	2/1.0	816 (-6%)	6mo	$93,000	$114	65
4132 Spruce Ave	0.45mi	3/1.0 (+1)	912 (+6%)	2mo	$99,995	$110	63
4208 Spruce Ave	0.42mi	1/1.0 (-1)	812 (-6%)	5mo	$48,000	$59	62
3942 Myrtle Ave	0.68mi	2/1.0	890 (+3%)	3mo	$85,000	$96	61
4218 Cleveland Ave	0.42mi	2/1.0	780 (-10%)	6mo	$110,000	$141	59
3938 Myrtle Ave	0.69mi	2/1.0	805 (-7%)	0mo	$65,000	$81	56
3920 Spruce Ave	0.72mi	2/1.0	968 (+12%)	4mo	$105,000	$108	44

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 · 4.42% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.71×
• Total profit: $-11,295
• Equity at exit: $20,725

10-year hold

• IRR: 3.3%
• Equity multiple: 1.25×
• Total profit: $9,719
• Equity at exit: $12,018

Cash invested: $38,920 (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 64130

• Home prices YoY: -21.5%
• Rents YoY: 4.4%
• Active inventory: 185
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,238 high
• Mortgage (P&I): −$729
• Tax from tax record: −$42 /mo · $506/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $149

Break-even live

Break-even rent $1,049

Max offer price $139,000

Occupancy floor 83%

Sensitivity live

Price	-10% $228	-5% $188	+0% $149	+5% $110	+10% $70
Rent	-10% $51	-5% $100	+0% $149	+5% $198	+10% $247
Rate	-1.0pp $219	-0.5pp $184	base $149	+0.5pp $113	+1.0pp $76

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4216 Cleveland Ave Kansas City, MO	2.0	1.0	780	$1,125	$1.44	17d	1	0.39mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	17d	1	0.53mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	45d	1	0.55mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	24d	1	0.64mi
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	0.66mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	17d	1	0.67mi
4005 Bales Ave Kansas City, MO	2.0	1.0	792	$1,050	$1.33	45d	1	0.70mi
4534 S Benton Ave Kansas City, MO	2.0	1.0	912	$1,045	$1.15	17d	1	0.77mi
4911 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	18d	1	0.90mi
4917 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	24d	1	0.91mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	8d	1	0.94mi
4902 E 39th St Kansas City, MO	2.0	1.0	820	$1,300	$1.59	17d	1	0.98mi
5013 S Benton Ave Kansas City, MO	3.0	1.0	978	$1,225	$1.25	24d	1	0.98mi
3315 E 52nd St Kansas City, MO	2.0	1.0	662	$1,125	$1.70	24d	1	0.99mi
3017 E 51st St Kansas City, MO	2.0	1.0	621	$1,303	$2.10	8d	1	0.99mi
5601 E 39th Ter Kansas City, MO	3.0	1.0	816	$1,225	$1.50	4d	1	1.10mi
3911 Oakley Ave Kansas City, MO	2.0	1.0	816	$1,195	$1.46	13d	1	1.15mi
5636 E 40th St Kansas City, MO	3.0	1.0	816	$1,225	$1.50	4d	1	1.16mi
5700 E 40th St Kansas City, MO	3.0	1.0	816	$1,245	$1.53	22d	1	1.17mi
5707 E 40th St Kansas City, MO	3.0	1.0	816	$1,295	$1.59	13d	1	1.19mi
2305 E 41st St Kansas City, MO	2.0	1.0	750	$1,000	$1.33	8d	1	1.20mi
4930 Park Ave Kansas City, MO	3.0	1.0	900	$1,300	$1.44	17d	1	1.27mi
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	17d	1	1.28mi
3841 Olive St Kansas City, MO	2.0	1.0	792	$985	$1.24	15d	1	1.29mi
3710 Wabash Ave Unit 2S Kansas City, MO	2.0	1.0	875	$850	$0.97	24d	1	1.41mi
5114 Brooklyn Ave Kansas City, MO	3.0	1.5	1116	$1,300	$1.16	8d	1	1.43mi
5614 Indiana Ave Kansas City, MO	3.0	1.0	900	$1,175	$1.31	45d	1	1.48mi

Listing history 17 events

1. 2026-05-04
   status Pending 726-char remark

   Show marketing remark (726 chars)

   Move in ready! Charming and cozy three bedroom, two bathroom home with a bonus room in the basement. This inviting property features an open living room that flows seamlessly into the kitchen, creating a comfortable and functional space for everyday living and entertaining. The home offers great curb appeal with a welcoming exterior that stands out from the street. A full basement provides for additional storage! The basement also features a full bathroom and bonus room (forth bedroom/office/home gym) and the potential to have a finished living room! Step outside to enjoy the large backyard--perfect for relaxing or outdoor gatherings. A wonderful opportunity to own a well-maintained home with character and potential.

2. 2026-04-27
   price $139,000 726-char remark

   Show marketing remark (726 chars)

   Move in ready! Charming and cozy three bedroom, two bathroom home with a bonus room in the basement. This inviting property features an open living room that flows seamlessly into the kitchen, creating a comfortable and functional space for everyday living and entertaining. The home offers great curb appeal with a welcoming exterior that stands out from the street. A full basement provides for additional storage! The basement also features a full bathroom and bonus room (forth bedroom/office/home gym) and the potential to have a finished living room! Step outside to enjoy the large backyard--perfect for relaxing or outdoor gatherings. A wonderful opportunity to own a well-maintained home with character and potential.

3. 2026-03-06
   price $140,000 726-char remark

   Show marketing remark (726 chars)

   Move in ready! Charming and cozy three bedroom, two bathroom home with a bonus room in the basement. This inviting property features an open living room that flows seamlessly into the kitchen, creating a comfortable and functional space for everyday living and entertaining. The home offers great curb appeal with a welcoming exterior that stands out from the street. A full basement provides for additional storage! The basement also features a full bathroom and bonus room (forth bedroom/office/home gym) and the potential to have a finished living room! Step outside to enjoy the large backyard--perfect for relaxing or outdoor gatherings. A wonderful opportunity to own a well-maintained home with character and potential.

4. 2026-02-13
   listed $145,000 Active 726-char remark

   Show marketing remark (726 chars)

   Move in ready! Charming and cozy three bedroom, two bathroom home with a bonus room in the basement. This inviting property features an open living room that flows seamlessly into the kitchen, creating a comfortable and functional space for everyday living and entertaining. The home offers great curb appeal with a welcoming exterior that stands out from the street. A full basement provides for additional storage! The basement also features a full bathroom and bonus room (forth bedroom/office/home gym) and the potential to have a finished living room! Step outside to enjoy the large backyard--perfect for relaxing or outdoor gatherings. A wonderful opportunity to own a well-maintained home with character and potential.

5. 2025-12-25
   historical $1,195
6. 2025-12-06
   listed $1,195
7. 2023-12-18
   soldstatus
8. 2023-10-24
   soldstatus
9. 2023-09-29
   soldstatus
10. 2011-06-13
    soldstatus 59-char remark

    Show marketing remark (59 chars)

    Bring your investors , Motivated Seller, Bring All Offers !

11. 2011-05-19
    listed $8,500 59-char remark

    Show marketing remark (59 chars)

    Bring your investors , Motivated Seller, Bring All Offers !

12. 2006-10-11
    soldstatus
13. 2006-10-05
    soldstatus
14. 2006-02-21
    listed $22,000
15. 2004-05-06
    soldstatus
16. 1999-08-03
    soldstatus
17. 1995-02-20
    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: $506 · $42/mo
• Projected year-2 tax: $1,348 · $112/mo
• Expected delta: +$842/yr (+$70/mo · 166.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $14,858
• − Mortgage interest: −$7,786
• − Property taxes: −$506
• − Insurance: −$695
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$4,044
• Taxable loss: −$550
• Est. tax savings @ 24.0%: +$132
• After-tax cash flow: $1,921/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): 19,644
• Household income: $42,221
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1132.0

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 (80%)
• Race & ethnicity: Black 80% White 9% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Swedish 0%
• Foreign-born: 6% · Canada
• 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: ▼ -73.32%
• Current HPI: 267.491
• Rent YoY: ▲ 4.42%
• 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

+531.8% since first listed

17 events — show timeline

• 2026-05-04 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $139,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $140,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-13 Listed $145,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-25 Rental Removed $1,195 RENTLY
• 2025-12-06 Listed for Rent $1,195 RENTLY
• 2023-12-18 Sold (Public Records) — Public Records
• 2023-10-24 Sold (Public Records) — Public Records
• 2023-09-29 Sold (Public Records) — Public Records
• 2011-06-13 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2011-05-19 Listed $8,500 Heartland MLS as Distributed by MLS Grid
• 2006-10-11 Sold (Public Records) — Public Records
• 2006-10-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-02-21 Listed $22,000 Heartland MLS as Distributed by MLS Grid
• 2004-05-06 Sold (Public Records) — Public Records
• 1999-08-03 Sold (Public Records) — Public Records
• 1995-02-20 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $506 · -23.1% YoY. Source: county tax records.