3309 E 73rd St · Kansas City, MO 64132

$79,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 98 Days on market

Built 1924 5,244 sqft lot Est $90k · 12% under

---

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 +13.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.0/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Lots of Potential at this Bungalow. Selling As Is-No Seller’s Disclosure-Inspection(s) for buyer knowledge. Earnest Money Deposit is the greater of $1K or 2% of Selling Price, certified funds payable to title company-NO EXCEPTIONS!

Key facts

• Vinyl windows
• Unfinished basement
• Off-street parking

Tags

• UNFINISHED BASEMENT
• OFF-STREET PARKING
• DEDICATED DINING AREA
• UPDATED KITCHEN CABINETS
• VINYL WINDOWS
• WALK-OUT TO BACK DECK

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Bungalow/Ranch style; One story (bungalow/ranch entry)
• Construction: Frame construction; Composition roof; Built over 100 years ago
• Exterior features: City lot; Not in a flood plain

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Living and dining combined
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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 (+3.0%/yr); 93 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $8k of equity ($546 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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.
• Current owner paid $35k; list at $79k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $71,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — 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. 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: 1.40% ✓
• Cap rate: 12.45%
• Cash-on-cash: 21.99%
• DSCR: 1.98
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $90,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3309 E 73rd St	0.00mi	2/1.0	672 (0%)	1mo	$79,000	$118	100
3315 E 73rd St	0.01mi	2/1.0	767 (+14%)	10mo	$105,000	$137	68
7403 Montgall Ave	0.41mi	2/1.0	614 (-9%)	7mo	$85,000	$138	61
3014 E 69 St	0.56mi	2/1.0	696 (+4%)	14mo	$80,000	$115	56
6920 Agnes St	0.52mi	3/1.0 (+1)	691 (+3%)	13mo	$90,000	$130	55
7430 Chestnut Ave	0.40mi	2/1.0	596 (-11%)	12mo	$69,500	$117	52
7024 Bales Ave	0.37mi	2/1.0	740 (+10%)	22mo	$99,000	$134	48
6810 Monroe Ave	0.64mi	2/1.0	758 (+13%)	8mo	$70,000	$92	42
7212 Park Ave	0.68mi	2/1.0	762 (+13%)	8mo	$169,900	$223	39
6733 Askew Ave	0.70mi	2/1.0	731 (+9%)	18mo	$75,000	$103	38
3816 E 68th St	0.73mi	2/1.0	631 (-6%)	23mo	$95,000	$151	37
2209 E 72nd St	0.70mi	3/1.0 (+1)	771 (+15%)	9mo	$120,000	$156	30

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 · 2.98% rent growth · sell at horizon

5-year hold

• IRR: 40.7%
• Equity multiple: 4.11×
• Total profit: $68,783
• Equity at exit: $71,169

10-year hold

• IRR: 35.1%
• Equity multiple: 9.23×
• Total profit: $182,147
• Equity at exit: $153,480

Cash invested: $22,120 (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: 93
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$19 /mo · $232/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $405

Break-even live

Break-even rent $591

Max offer price $79,000

Occupancy floor 58%

Sensitivity live

Price	-10% $450	-5% $428	+0% $405	+5% $383	+10% $361
Rent	-10% $318	-5% $362	+0% $405	+5% $449	+10% $492
Rate	-1.0pp $445	-0.5pp $425	base $405	+0.5pp $385	+1.0pp $364

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	13d	1	0.63mi
6921 Prospect Ave Unit C Kansas City, MO	1.0	1.0	538	$850	$1.58	4d	1	0.66mi
3601 E Meyer Blvd Kansas City, MO	1.0	1.0	560	$900	$1.61	44d	1	0.85mi

Listing history 15 events

1. 2026-05-01
   status Pending
2. 2026-04-06
   status Active
3. 2026-03-30
   historical Active Under Contract
4. 2026-01-24
   listed $79,000 Active
5. 2026-01-23
   historical
6. 2025-10-22
   listed $79,000 Active
7. 2007-02-21
   soldstatus
8. 2006-10-27
   soldstatus 237-char remark

   Show marketing remark (237 chars)

   Lots of Potential at this Bungalow. Selling As Is-No Seller’s Disclosure-Inspection(s) for buyer knowledge. Earnest Money Deposit is the greater of $1K or 2% of Selling Price, certified funds payable to title company-NO EXCEPTIONS!

9. 2006-07-03
   listed $17,100 237-char remark

   Show marketing remark (237 chars)

   Lots of Potential at this Bungalow. Selling As Is-No Seller’s Disclosure-Inspection(s) for buyer knowledge. Earnest Money Deposit is the greater of $1K or 2% of Selling Price, certified funds payable to title company-NO EXCEPTIONS!

10. 2004-10-21
    soldstatus
11. 2004-08-04
    soldstatus $35,000
12. 2002-10-18
    soldstatus
13. 2002-03-01
    listed $19,500
14. 1997-11-13
    soldstatus
15. 1991-06-30
    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: $232 · $19/mo
• Projected year-2 tax: $766 · $64/mo
• Expected delta: +$535/yr (+$45/mo · 230.6%)

ⓘ 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: $13,242
• − Mortgage interest: −$4,425
• − Property taxes: −$232
• − Insurance: −$395
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$2,298
• Taxable income: $3,773
• Est. tax owed @ 24.0%: −$906
• After-tax cash flow: $3,958/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

+305.1% since first listed

15 events — show timeline

• 2026-05-01 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-06 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-30 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-01-24 Listed $79,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-23 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-10-22 Listed $79,000 Heartland MLS as Distributed by MLS Grid
• 2007-02-21 Sold (Public Records) — Public Records
• 2006-10-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-07-03 Listed $17,100 Heartland MLS as Distributed by MLS Grid
• 2004-10-21 Sold (Public Records) — Public Records
• 2004-08-04 Sold (Public Records) $35,000 Public Records
• 2002-10-18 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2002-03-01 Listed $19,500 Heartland MLS as Distributed by MLS Grid
• 1997-11-13 Sold (Public Records) — Public Records
• 1991-06-30 Sold (Public Records) — Public Records

Property tax history

+8.9%/yr

Latest (2025): $232 · -48.0% YoY. Source: county tax records.