3200 Lockridge St · Kansas City, MO 64128

$259,900

5 bd · 2.0 ba · 2,086 sqft · SingleFamily public records · 88 Days on market

Built 1909 8,276 sqft lot $125/sqft · 50% above area Est $174k · 50% 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 +13.8/30.0
• Appreciation +10.0/10.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

This gorgeous remodel in the heart of KC has been knocked out of the park and you do not want to miss it! Brand NEW electrical, plumbing and HVAC throughout the home! All of the bathrooms have been remodeled along with new flooring and paint throughout! The kitchen includes NEW cabinets, countertops, backsplash and fixtures to go with NEW appliances staying with the house! Enjoy the covered porch and off street parking! Come check it out today! Close to Arrowhead Stadium! new electrical, new plumbing, and new mechanical systems—all done in 2024. The home also comes with a fully updated kitchen, two new bathrooms! All that's left is your cosmetic touch to bring it across the finish line. Located just 9 minutes from Arrowhead and Kauffman Stadiums and 11 minutes from downtown Kansas City,

Key facts

• Covered porch
• New plumbing
• Off street parking

Tags

• NEW ELECTRICAL
• NEW PLUMBING
• NEW MECHANICAL SYSTEMS
• FULLY UPDATED KITCHEN
• COVERED PORCH
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $25 ($299/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 $197k (24.3% below list).
• Recommended offer: $197k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 (+4.7%/yr); 87 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $1,967/mo this rent would consume 65% of the median local household income ($36k/yr) (locally 946% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k 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 + 4.7% rent growth), your $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $196,722 (24.3% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Built in 1909 — 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: 0.76% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 11.0

CMA / ARV

• ARV (median comp): $173,635
• List price: $259,900
• Delta: 49.68%
• 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
3216 Lockridge Ave	0.03mi	4/1.5 (-1)	2,077 (-0%)	11mo	$160,000	$77	82
2638 Benton Blvd	0.22mi	4/2.5 (-1)	2,156 (+3%)	1mo	$224,000	$104	76
3222 Lockridge Ave	0.05mi	5/2.0	1,799 (-14%)	11mo	$119,900	$67	66
2544 College Ave	0.21mi	4/3.0 (-1)	1,932 (-7%)	12mo	$204,999	$106	59
2625 Benton Blvd	0.20mi	4/3.5 (-1)	2,322 (+11%)	6mo	$295,000	$127	56
2620 Victor St	0.34mi	4/2.5 (-1)	2,280 (+9%)	15mo	$267,400	$117	50
2528 Bellefontaine Ave	0.24mi	4/1.5 (-1)	1,800 (-14%)	12mo	$169,000	$94	49
2731 Indiana Ave	0.15mi	4/3.5 (-1)	1,805 (-14%)	13mo	$210,000	$116	49
3006 E 32nd St	0.49mi	5/2.5	2,290 (+10%)	14mo	$195,000	$85	47
3041 Park Ave	0.67mi	4/2.0 (-1)	2,283 (+9%)	1mo	$105,000	$46	47
3218 Benton Blvd	0.62mi	4/2.5 (-1)	1,854 (-11%)	0mo	$155,000	$84	45
2417 Park Ave	0.68mi	6/1.0 (+1)	2,105 (+1%)	16mo	$52,000	$25	44

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 · 4.65% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 3.01×
• Total profit: $146,320
• Equity at exit: $234,139

10-year hold

• IRR: 22.4%
• Equity multiple: 7.00×
• Total profit: $436,576
• Equity at exit: $504,929

Cash invested: $72,772 (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 64128

• Home prices YoY: 21.6%
• Rents YoY: 4.7%
• Active inventory: 87
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,967 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$58 /mo · $696/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $25

Break-even live

Break-even rent $1,936

Max offer price $259,900

Occupancy floor 94%

Sensitivity live

Price	-10% $172	-5% $98	+0% $25	+5% $-49	+10% $-122
Rent	-10% $-131	-5% $-53	+0% $25	+5% $103	+10% $180
Rate	-1.0pp $156	-0.5pp $91	base $25	+0.5pp $-42	+1.0pp $-111

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3205 E 31st St Kansas City, MO	4.0	1.0	1800	$1,325	$0.74	25d	1	0.46mi
2708 Olive St Kansas City, MO	4.0	2.0	1585	$1,500	$0.95	18d	1	0.49mi
2723 Park Ave Kansas City, MO	5.0	3.0	2010	$1,875	$0.93	22d	1	0.52mi
3317 Agnes Ave Kansas City, MO	5.0	2.0	2872	$1,795	$0.62	25d	1	0.74mi
3419 College Ave Kansas City, MO	4.0	1.0	1608	$1,300	$0.81	3d	1	0.87mi
3311 E 19th St Kansas City, MO	5.0	3.0	2500	$2,000	$0.80	45d	1	0.94mi
3606 S Benton Ave Kansas City, MO	5.0	3.0	2800	$2,000	$0.71	45d	1	1.13mi
2436 Forest Ave Kansas City, MO	5.0	4.0	2632	$4,000	$1.52	8d	1	1.36mi
2629 Campbell St Kansas City, MO	5.0	3.0	2470	$3,850	$1.56	13d	1	1.48mi
1233 Benton Blvd Kansas City, MO	4.0	2.5	1500	$2,500	$1.67	45d	1	1.48mi

Listing history 31 events

1. 2026-06-21
   days on market $259,900 Active 88 DOM
2. 2026-06-18
   days on market $259,900 Active 85 DOM
3. 2026-06-17
   price $259,900 Active 84 DOM
4. 2026-06-17
   days on market $269,900 Active 84 DOM
5. 2026-06-16
   days on market $269,900 Active 83 DOM
6. 2026-06-15
   days on market $269,900 Active 82 DOM
7. 2026-06-13
   days on market $269,900 Active 80 DOM
8. 2026-06-09
   days on market $269,900 Active 76 DOM
9. 2026-06-08
   days on market $269,900 Active 75 DOM
10. 2026-06-07
    days on market $269,900 Active 74 DOM
11. 2026-06-05
    days on market $269,900 Active 71 DOM
12. 2026-06-03
    days on market $269,900 Active 70 DOM
13. 2026-06-02
    days on market $269,900 Active 69 DOM
14. 2026-06-01
    days on market $269,900 Active 68 DOM
15. 2026-05-31
    days on market $269,900 Active 67 DOM
16. 2026-05-08
    price $269,900 811-char remark

    Show marketing remark (811 chars)

    This gorgeous remodel in the heart of KC has been knocked out of the park and you do not want to miss it! Brand NEW electrical, plumbing and HVAC throughout the home! All of the bathrooms have been remodeled along with new flooring and paint throughout! The kitchen includes NEW cabinets, countertops, backsplash and fixtures to go with NEW appliances staying with the house! Enjoy the covered porch and off street parking! Come check it out today! Close to Arrowhead Stadium! new electrical, new plumbing, and new mechanical systems—all done in 2024. The home also comes with a fully updated kitchen, two new bathrooms! All that's left is your cosmetic touch to bring it across the finish line. Located just 9 minutes from Arrowhead and Kauffman Stadiums and 11 minutes from downtown Kansas City,

17. 2026-03-25
    listed $279,900 Active 811-char remark

    Show marketing remark (811 chars)

    This gorgeous remodel in the heart of KC has been knocked out of the park and you do not want to miss it! Brand NEW electrical, plumbing and HVAC throughout the home! All of the bathrooms have been remodeled along with new flooring and paint throughout! The kitchen includes NEW cabinets, countertops, backsplash and fixtures to go with NEW appliances staying with the house! Enjoy the covered porch and off street parking! Come check it out today! Close to Arrowhead Stadium! new electrical, new plumbing, and new mechanical systems—all done in 2024. The home also comes with a fully updated kitchen, two new bathrooms! All that's left is your cosmetic touch to bring it across the finish line. Located just 9 minutes from Arrowhead and Kauffman Stadiums and 11 minutes from downtown Kansas City,

18. 2025-07-21
    historical
19. 2025-05-03
    listed $160,000 Active
20. 2024-05-07
    soldstatus
21. 2024-05-06
    soldstatus Closed
22. 2024-03-08
    status Pending
23. 2024-02-28
    price $99,900
24. 2024-02-27
    status Active
25. 2024-02-16
    status Pending
26. 2024-01-16
    status Active
27. 2024-01-11
    status Pending
28. 2023-12-07
    listed $109,900 Active
29. 2007-07-13
    soldstatus
30. 2007-07-13
    soldstatus
31. 2007-05-09
    listed $30,000

ⓘ 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: $696 · $58/mo
• Projected year-2 tax: $2,521 · $210/mo
• Expected delta: +$1,825/yr (+$152/mo · 262.4%)

ⓘ 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 · 16 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: $23,607
• − Mortgage interest: −$14,558
• − Property taxes: −$696
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,889
• − Management: −$1,889
• − Depreciation: −$7,561
• Taxable loss: −$4,285
• Est. tax savings @ 24.0%: +$1,028
• After-tax cash flow: $1,327/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): 11,912
• Household income: $36,088
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 946.0

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 (79%)
• Race & ethnicity: Black 79% Hispanic / Latino 9% White 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Swedish 1% Hispanic 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 2%

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: ▲ 73.41%
• Current HPI: 412.6862
• Rent YoY: ▲ 4.65%
• 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

+799.7% since first listed

16 events — show timeline

• 2026-05-08 Price Changed $269,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-25 Listed $279,900 Heartland MLS as Distributed by MLS Grid
• 2025-07-21 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-05-03 Listed $160,000 Heartland MLS as Distributed by MLS Grid
• 2024-05-07 Sold (Public Records) — Public Records
• 2024-05-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-03-08 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-02-28 Price Changed $99,900 Heartland MLS as Distributed by MLS Grid
• 2024-02-27 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-02-16 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-01-16 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-01-11 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-12-07 Listed $109,900 Heartland MLS as Distributed by MLS Grid
• 2007-07-13 Sold (Public Records) — Public Records
• 2007-07-13 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-05-09 Listed $30,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2025): $696 · -15.6% YoY. Source: county tax records.