5701 E 100th St · Kansas City, MO 64137

$185,000

3 bd · 1.5 ba · 1,886 sqft · SingleFamily public records · 42 Days on market

Built 1968 7,841 sqft lot $98/sqft · 37% below area Est $158k · 17% 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 +6.1/10.0
• 1% rule +4.7/10.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lots of updates make this a turn key rental. New roof and furnace. Will be sold as is. Current rent is 1100 a month.

Key facts

• 7,841 sq ft lot
• 2 garage spots
• Built 1968

Property features AI

Exterior

• Parking: Attached garage that faces the front (2-car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch floor plan
• Construction: Brick trim with metal siding; Composition roof; Built approximately 51–75 years ago
• Exterior features: Patio; Metal fencing

Interior

• Kitchen: Country-style kitchen
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Electric cooling (central)
• Interior features: Recreation room; Country kitchen; Finished full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $200 ($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 $179k (3.2% below list).
• Recommended offer: $179k (3.2% 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.
• Hickman Mills C-1 (urban): math 8% / reading 18% proficiency, ranked #314 of 324 in MO (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.3%/yr); 58 active listings in the ZIP; 10 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 ($66k/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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $52k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $179,163 (3.2% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. 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?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.64%
• DSCR: 1.21
• GRM: 8.6

CMA / ARV

• ARV (median comp): $158,157
• List price: $185,000
• Delta: 16.97%
• 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
9701 Belmont Ave	0.42mi	3/2.0	1,940 (+3%)	3mo	$175,000	$90	71
9825 Drury Ave	0.17mi	3/2.5	1,739 (-8%)	10mo	$285,000	$164	67
5420 E 97th St	0.34mi	4/2.5 (+1)	1,962 (+4%)	3mo	$265,000	$135	66
6105 E 96th Ter	0.42mi	2/1.0 (-1)	1,865 (-1%)	7mo	$115,000	$62	66
9822 Hardesty Ave	0.23mi	3/2.5	1,663 (-12%)	1mo	$260,000	$156	65
10201 Hillcrest Rd	0.28mi	4/2.5 (+1)	1,825 (-3%)	10mo	$255,000	$140	64
9826 Hardesty Ave	0.22mi	3/1.5	1,606 (-15%)	2mo	$235,000	$146	64
10209 Hillcrest Rd	0.34mi	4/2.0 (+1)	1,699 (-10%)	1mo	$175,000	$103	60
10217 Wheeling Ave	0.43mi	4/2.0 (+1)	1,782 (-6%)	11mo	$225,000	$126	54
10036 Bennington Ave	0.58mi	3/2.0	2,032 (+8%)	5mo	$225,000	$111	54
6707 E 99th Ter	0.67mi	3/2.5	1,800 (-5%)	6mo	$209,900	$117	52
9805 Newton Ave	0.67mi	3/2.0	1,708 (-9%)	11mo	$240,000	$141	42

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 · 7.33% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.82×
• Total profit: $-9,083
• Equity at exit: $27,584

10-year hold

• IRR: 9.5%
• Equity multiple: 1.87×
• Total profit: $45,029
• Equity at exit: $15,995

Cash invested: $51,800 (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 64137

• Rents YoY: 7.3%
• Active inventory: 58
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,792 high
• Mortgage (P&I): −$970
• Tax from tax record: −$168 /mo · $2,013/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $200

Break-even live

Break-even rent $1,538

Max offer price $185,000

Occupancy floor 84%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10002 Wheeling Ave Kansas City, MO	3.0	1.0	1572	$1,445	$0.92	16d	1	0.25mi
9807 Drury Ave Kansas City, MO	3.0	2.0	1308	$1,711	$1.31	16d	1	0.30mi
6305 E 101st St Kansas City, MO	3.0	1.5	2180	$1,875	$0.86	21d	1	0.47mi
6314 E 103rd St Kansas City, MO	4.0	2.5	1896	$2,225	$1.17	1d	1	0.59mi
5705 E 109th Ter Kansas City, MO	3.0	1.0	1545	$1,395	$0.90	44d	1	1.18mi
9900 Richmond Ave Kansas City, MO	4.0	3.5	2260	$2,500	$1.11	44d	1	1.25mi
9422 Cleveland Ave Kansas City, MO	2.0–3.0	1.0–1.5	1023	$1,514	$1.48	1d	6	1.39mi
10408 Smalley Ct Kansas City, MO	3.0	1.5	1500	$1,599	$1.07	23d	1	1.46mi
9302 Fairwood Dr Kansas City, MO	3.0	1.0	1526	$1,585	$1.04	23d	1	1.47mi
6201 E Red Bridge Rd Kansas City, MO	3.0	2.0	1592	$1,645	$1.03	16d	1	1.49mi

Listing history 26 events

1. 2026-06-09
   days on market $185,000 Active 42 DOM
2. 2026-06-08
   days on market $185,000 Active 41 DOM
3. 2026-06-07
   days on market $185,000 Active 40 DOM
4. 2026-06-03
   days on market $185,000 Active 36 DOM
5. 2026-06-02
   days on market $185,000 Active 35 DOM
6. 2026-06-01
   days on market $185,000 Active 34 DOM
7. 2026-05-31
   days on market $185,000 Active 33 DOM
8. 2026-05-08
   price $185,000 705-char remark
9. 2026-04-29
   listed $200,000 Active 705-char remark
10. 2026-04-25
    historical $200,000 705-char remark
11. 2024-08-31
    historical
12. 2024-05-29
    price $189,000
13. 2024-03-19
    price $199,000
14. 2024-03-05
    listed $220,000 Active
15. 2019-01-23
    historical

    Show marketing remark (116 chars)

    Lots of updates make this a turn key rental. New roof and furnace. Will be sold as is. Current rent is 1100 a month.

16. 2018-12-21
    price $84,900

    Show marketing remark (116 chars)

    Lots of updates make this a turn key rental. New roof and furnace. Will be sold as is. Current rent is 1100 a month.

17. 2018-12-11
    status Active

    Show marketing remark (116 chars)

    Lots of updates make this a turn key rental. New roof and furnace. Will be sold as is. Current rent is 1100 a month.

18. 2018-12-02
    historical

    Show marketing remark (116 chars)

    Lots of updates make this a turn key rental. New roof and furnace. Will be sold as is. Current rent is 1100 a month.

19. 2018-08-01
    listed $92,000 Active

    Show marketing remark (116 chars)

    Lots of updates make this a turn key rental. New roof and furnace. Will be sold as is. Current rent is 1100 a month.

20. 2011-03-08
    soldstatus
21. 2007-10-05
    soldstatus
22. 2007-07-02
    soldstatus
23. 2007-01-25
    listed $79,900
24. 2001-03-29
    soldstatus
25. 2001-03-28
    soldstatus
26. 2001-02-12
    listed $69,900

ⓘ 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: $2,013 · $168/mo
• Projected year-2 tax: $2,013 · $168/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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,500
• − Mortgage interest: −$10,363
• − Property taxes: −$2,013
• − Insurance: −$925
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − Depreciation: −$5,382
• Taxable loss: −$623
• Est. tax savings @ 24.0%: +$150
• After-tax cash flow: $2,554/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: Hickman Mills C-1
• NCES district ID: 2914340
• Math proficiency: 8% ▼ -8.00%
• Reading proficiency: 18% ▼ -4.00%
• Median HH income: $40,908
• Composite: 11.2/100
• National rank: #9725
• State rank: #314 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): 9,422
• Household income: $66,036
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 356.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 23% Two or more races 7% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 5% Italian 3% Romanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 3% Arabic 3% French/Haitian/Cajun 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: ▼ -145.45%
• Current HPI: 255.0556
• Rent YoY: ▲ 7.33%
• 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

+164.7% since first listed

20 events — show timeline

• 2026-06-10 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-05-08 Price Changed $185,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-29 Listed $200,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-25 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2024-08-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-05-29 Price Changed $189,000 Heartland MLS as Distributed by MLS Grid
• 2024-03-19 Price Changed $199,000 Heartland MLS as Distributed by MLS Grid
• 2024-03-05 Listed $220,000 Heartland MLS as Distributed by MLS Grid
• 2019-01-23 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2018-12-21 Price Changed $84,900 Heartland MLS as Distributed by MLS Grid
• 2018-12-11 Relisted — Heartland MLS as Distributed by MLS Grid
• 2018-12-02 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2018-08-01 Listed $92,000 Heartland MLS as Distributed by MLS Grid
• 2011-03-08 Sold (Public Records) — Public Records
• 2007-10-05 Sold (Public Records) — Public Records
• 2007-07-02 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-01-25 Listed $79,900 Heartland MLS as Distributed by MLS Grid
• 2001-03-29 Sold (Public Records) — Public Records
• 2001-03-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2001-02-12 Listed $69,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2025): $2,013 · -30.7% YoY. Source: county tax records.