6003 E 99th St · Kansas City, MO 64134

$151,250

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 63 Days on market

Built 1958 9,279 sqft lot $162/sqft · 13% below area Est $175k · 13% under

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Why this score? — see what drove the C 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 +20.3/30.0
• ARV discount +13.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.9/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey investment opportunity in Kansas City! This 3-bedroom, 1-bath ranch sits on a quiet street with a tenant already in place — no waiting for cash flow from day one. At 936 square feet of functional, single-level living, this home offers a smart layout with a 1-car garage and all the low-maintenance appeal investors look for. Situated on a large lot with a fenced in backyard and tons of green space. This property is being sold as part of a 6 property package deal.

Key facts

• Quiet street
• Fenced in backyard
• Large lot

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• QUIET STREET
• FENCED IN BACKYARD
• LARGE LOT
• SINGLE-LEVEL LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $151k.

Deal economics

• At list price, monthly cash flow is $195 ($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 $149k (1.4% below list).
• Recommended offer: $142k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 (+6.7%/yr); 143 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 31% of the median local income ($58k/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 $5k 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 + 6.7% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($142k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y 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 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,175 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 0.99% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.52%
• DSCR: 1.25
• GRM: 8.5

CMA / ARV

• ARV (median comp): $174,696
• List price: $151,250
• Delta: -13.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5905 E 99th Ter	0.09mi	4/2.0 (+1)	912 (-3%)	1mo	$210,000	$230	82
10015 Wheeling Ave	0.21mi	3/2.0	936 (0%)	12mo	$178,900	$191	76
10105 Hillcrest Rd	0.30mi	3/1.0	936 (0%)	12mo	$149,950	$160	76
10004 Drury Ave	0.37mi	3/1.5	912 (-3%)	4mo	$165,000	$181	73
10117 White Ave	0.33mi	3/1.0	936 (0%)	15mo	$160,000	$171	72
5500 E 101st St	0.42mi	3/1.0	912 (-3%)	7mo	$130,000	$143	71
10112 White Ave	0.32mi	3/1.5	998 (+7%)	4mo	$159,000	$159	69
5701 E 101st St	0.34mi	3/1.0	912 (-3%)	14mo	$163,000	$179	68
6710 E 98th St	0.49mi	3/1.5	974 (+4%)	8mo	$195,000	$200	62
10100 Hardesty Ave	0.46mi	3/1.0	864 (-8%)	13mo	$129,000	$149	55
6703 E 96th Ter	0.55mi	3/1.5	1,004 (+7%)	6mo	$162,900	$162	55
6907 E 96th Ter	0.67mi	3/1.0	1,056 (+13%)	9mo	$159,900	$151	40

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 · 6.73% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.85×
• Total profit: $-6,306
• Equity at exit: $22,552

10-year hold

• IRR: 9.5%
• Equity multiple: 1.85×
• Total profit: $36,153
• Equity at exit: $13,077

Cash invested: $42,350 (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 64134

• Rents YoY: 6.7%
• Active inventory: 143
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,491 high
• Mortgage (P&I): −$793
• Tax from tax record: −$127 /mo · $1,521/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $195

Break-even live

Break-even rent $1,244

Max offer price $151,250

Occupancy floor 82%

Sensitivity live

Price	-10% $281	-5% $238	+0% $195	+5% $152	+10% $109
Rent	-10% $77	-5% $136	+0% $195	+5% $254	+10% $313
Rate	-1.0pp $271	-0.5pp $233	base $195	+0.5pp $156	+1.0pp $116

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: $37,812
• Closing costs: $4,538
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5906 E 99th Ter Kansas City, MO	3.0	1.0	912	$1,399	$1.53	20d	1	0.07mi
5907 E 101st St Kansas City, MO	3.0	1.0	912	$1,595	$1.75	3d	1	0.22mi
5907 E 101st St Kansas City, MO	3.0	1.0	912	$1,595	$1.75	17d	1	0.22mi
5706 E 101st St Kansas City, MO	3.0	1.0	912	$1,475	$1.62	17d	1	0.29mi
10000 Bennington Ave Kansas City, MO	4.0	2.5	1032	$1,550	$1.50	44d	1	0.33mi
5608 E 101st Ter Kansas City, MO	3.0	1.0	900	$1,500	$1.67	21d	1	0.42mi
5600 E 101st Ter Kansas City, MO	3.0	1.0	816	$1,395	$1.71	22d	1	0.43mi
5417 E 96th Pl Kansas City, MO	1.0–2.0	1.0–2.0	882	$1,100	$1.25	17d	1	0.50mi
9444 Newton Ave Unit 9446D Kansas City, MO	2.0	1.0	882	$1,025	$1.16	18d	1	0.71mi
9444 Newton Ave Unit 9329C Kansas City, MO	2.0	1.5	954	$1,155	$1.21	18d	1	0.71mi
9444 Newton Ave Unit 9400A Kansas City, MO	2.0	1.0	1008	$1,155	$1.15	18d	1	0.71mi
9444 Newton Ave Kansas City, MO	1.0–2.0	1.0–1.5	957	$1,300	$1.36	2d	26	0.77mi
10500 Hillcrest Rd Kansas City, MO	1.0–2.0	1.0–2.0	875	$1,350	$1.54	2d	63	0.79mi
10712 Bennington Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	17d	1	1.11mi
10716 Ewing Ave Kansas City, MO	4.0	2.0	1032	$1,550	$1.50	44d	1	1.15mi
10401 Richmond Ave Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	24d	1	1.16mi
10561 Cypress Ave Unit 41B Kansas City, MO	2.0	1.0	764	$875	$1.15	44d	1	1.24mi
10561 Cypress Ave Unit 41C Kansas City, MO	2.0	1.0	764	$875	$1.15	3d	1	1.24mi
10607 Richmond Ave Kansas City, MO	3.0	1.0	912	$1,499	$1.64	17d	1	1.32mi
9811 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,295	$1.42	44d	1	1.40mi
10919 Ewing Ave Kansas City, MO	3.0	1.0	840	$1,850	$2.20	4d	1	1.45mi
8407 E 98th Ter Kansas City, MO	3.0	1.0	940	$1,395	$1.48	24d	1	1.49mi
8407 E 98th Ter Kansas City, MO	3.0	1.0	940	$1,395	$1.48	17d	1	1.49mi

Listing history 16 events

1. 2026-03-24
   listed $151,250 Active 479-char remark

   Show marketing remark (479 chars)

   Turnkey investment opportunity in Kansas City! This 3-bedroom, 1-bath ranch sits on a quiet street with a tenant already in place — no waiting for cash flow from day one. At 936 square feet of functional, single-level living, this home offers a smart layout with a 1-car garage and all the low-maintenance appeal investors look for. Situated on a large lot with a fenced in backyard and tons of green space. This property is being sold as part of a 6 property package deal.

2. 2019-12-11
   soldstatus
3. 2019-12-09
   soldstatus Sold 483-char remark

   Show marketing remark (483 chars)

   Fantastic investment property near Cerner campus!! 2 year tenant with $805/mo rent in this 3 bd, 1 bath ranch with an attached 1 car garage. Huge lot with front deck to greet you and a large fenced yard with patio ~ nicely shaded with plenty of green space! Open layout with a sprawling living room, dining space and functional kitchen! The kitchen features a built in oven and tons of cabinet space! Attached 1 car garage with opener. New carpet and new furnace in the last 5 years!

4. 2019-10-30
   historical Contingent - Accepting Backup Offers 483-char remark

   Show marketing remark (483 chars)

   Fantastic investment property near Cerner campus!! 2 year tenant with $805/mo rent in this 3 bd, 1 bath ranch with an attached 1 car garage. Huge lot with front deck to greet you and a large fenced yard with patio ~ nicely shaded with plenty of green space! Open layout with a sprawling living room, dining space and functional kitchen! The kitchen features a built in oven and tons of cabinet space! Attached 1 car garage with opener. New carpet and new furnace in the last 5 years!

5. 2019-10-12
   price $69,900 483-char remark

   Show marketing remark (483 chars)

   Fantastic investment property near Cerner campus!! 2 year tenant with $805/mo rent in this 3 bd, 1 bath ranch with an attached 1 car garage. Huge lot with front deck to greet you and a large fenced yard with patio ~ nicely shaded with plenty of green space! Open layout with a sprawling living room, dining space and functional kitchen! The kitchen features a built in oven and tons of cabinet space! Attached 1 car garage with opener. New carpet and new furnace in the last 5 years!

6. 2019-09-10
   listed $79,900 Active 483-char remark

   Show marketing remark (483 chars)

   Fantastic investment property near Cerner campus!! 2 year tenant with $805/mo rent in this 3 bd, 1 bath ranch with an attached 1 car garage. Huge lot with front deck to greet you and a large fenced yard with patio ~ nicely shaded with plenty of green space! Open layout with a sprawling living room, dining space and functional kitchen! The kitchen features a built in oven and tons of cabinet space! Attached 1 car garage with opener. New carpet and new furnace in the last 5 years!

7. 2016-07-01
   soldstatus
8. 2015-01-15
   soldstatus
9. 2015-01-12
   soldstatus
10. 2013-12-02
    listed $40,000
11. 2006-05-04
    soldstatus
12. 2000-11-27
    soldstatus
13. 2000-11-20
    soldstatus
14. 2000-10-27
    listed $67,000
15. 2000-05-15
    soldstatus
16. 1996-08-23
    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: $1,521 · $127/mo
• Projected year-2 tax: $1,521 · $127/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: $17,892
• − Mortgage interest: −$8,472
• − Property taxes: −$1,521
• − Insurance: −$756
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$4,400
• Taxable loss: −$121
• Est. tax savings @ 24.0%: +$29
• After-tax cash flow: $2,368/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): 22,964
• Household income: $58,170
• Rent vs Own: 47.4% rent · 52.6% own
• Severe rent burden: 718.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 58% White 28% Hispanic / Latino 10% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Arabic 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: ▼ -157.94%
• Current HPI: 277.895
• Rent YoY: ▲ 6.73%
• 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

+125.7% since first listed

16 events — show timeline

• 2026-03-24 Listed $151,250 Heartland MLS as Distributed by MLS Grid
• 2019-12-11 Sold (Public Records) — Public Records
• 2019-12-09 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-10-30 Contingent — Heartland MLS as Distributed by MLS Grid
• 2019-10-12 Price Changed $69,900 Heartland MLS as Distributed by MLS Grid
• 2019-09-10 Listed $79,900 Heartland MLS as Distributed by MLS Grid
• 2016-07-01 Sold (Public Records) — Public Records
• 2015-01-15 Sold (Public Records) — Public Records
• 2015-01-12 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2013-12-02 Listed $40,000 Heartland MLS as Distributed by MLS Grid
• 2006-05-04 Sold (Public Records) — Public Records
• 2000-11-27 Sold (Public Records) — Public Records
• 2000-11-20 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2000-10-27 Listed $67,000 Heartland MLS as Distributed by MLS Grid
• 2000-05-15 Sold (Public Records) — Public Records
• 1996-08-23 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,521 · -2.4% YoY. Source: county tax records.