5809 E 16th Ter · Kansas City, MO 64126

$140,000

3 bd · 1.0 ba · 792 sqft · SingleFamily public records · 132 Days on market

Built 1910 3,938 sqft lot Est $102k · 37% 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 +16.7/30.0
• Appreciation +10.0/10.0
• DSCR +5.2/10.0
• Livability +3.9/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0

Listing remarks

This newly refreshed home offers reliable updates and solid value, making it a strong fit for both first-time buyers and investors. Nearly every major system has been addressed, including a new HVAC system, new gas furnace, new water heater, and updated plumbing. The interior features hardwood flooring, an updated kitchen, and a remodeled bathroom that brings a modern feel to the home. The layout is simple and functional, with natural light throughout and a basement that includes convenient laundry access and additional storage. With the mechanicals replaced and the cosmetic work already completed, this property is move-in ready and positioned for steady long-term rental performance or affo

Key facts

• 3,938 sq ft lot
• 2 garage spots
• Built 1910

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/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 $115k (17.8% below list).
• Recommended offer: $115k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: 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.
• Zoned schools: Trailwoods Elementary (math 12% / reading 12%, grade F, #1,016 of 1,115 statewide, top 92%, 347 students, 99% FRL); Northeast Middle School (math 4% / reading 9%, grade F, #384 of 391 statewide, top 98%, 555 students, 100% FRL); East High School (math 0% / reading 13%, grade F, #516 of 521 statewide, top 99%, 1,112 students, 100% FRL) — zoned schools average 99% FRL vs 75% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 22 active listings in the ZIP; 12 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).

Forward outlook

• In year one you build about $15k of equity ($968 loan paydown + $14k 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,057 (17.8% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 0.82% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.70%
• DSCR: 1.12
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $102,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6012 E 16th St	0.16mi	2/1.0 (-1)	792 (0%)	2mo	$110,000	$139	86
6024 E 16th St	0.18mi	2/1.0 (-1)	792 (0%)	9mo	$49,900	$63	79
1249 Denver St	0.54mi	2/1.0 (-1)	792 (0%)	3mo	$45,000	$57	67
6024 E 11th St	0.62mi	3/2.0	768 (-3%)	6mo	$98,950	$129	57
2237 Oakley Ave	0.54mi	3/1.0	889 (+12%)	11mo	$150,000	$169	46
2011 Poplar Ave	0.66mi	2/1.0 (-1)	836 (+6%)	12mo	$82,500	$99	45
1220 Topping Ave	0.40mi	2/1.5 (-1)	900 (+14%)	8mo	$80,900	$90	45
1120 Oakley Ave	0.51mi	2/1.0 (-1)	900 (+14%)	4mo	$125,000	$139	45
6827 E 13th St	0.71mi	2/1.0 (-1)	820 (+4%)	18mo	$40,000	$49	40
1830 Lister Ave	0.71mi	2/1.0 (-1)	700 (-12%)	12mo	$92,000	$131	32
1651 Winchester Ave	0.72mi	3/1.0	696 (-12%)	17mo	$89,900	$129	32
5832 Peery Ave	0.53mi	2/1.5 (-1)	688 (-13%)	17mo	$50,000	$73	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 3.09×
• Total profit: $81,801
• Equity at exit: $126,123

10-year hold

• IRR: 23.0%
• Equity multiple: 7.03×
• Total profit: $236,322
• Equity at exit: $271,989

Cash invested: $39,200 (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 64126

• Active inventory: 22
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,151 high
• Mortgage (P&I): −$734
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $88

Break-even live

Break-even rent $1,039

Max offer price $140,000

Occupancy floor 87%

Sensitivity live

Price	-10% $168	-5% $128	+0% $88	+5% $49	+10% $9
Rent	-10% $-3	-5% $43	+0% $88	+5% $134	+10% $179
Rate	-1.0pp $159	-0.5pp $124	base $88	+0.5pp $52	+1.0pp $15

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6011 E 11th St Kansas City, MO	3.0	1.0	900	$1,200	$1.33	18d	1	0.59mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,031	$0.97	14d	1	0.80mi
1904 Elmwood Ave Kansas City, MO	4.0	2.0	864	$1,152	$1.33	45d	1	0.85mi
2454 Cypress Ave Kansas City, MO	3.0	1.0	800	$1,300	$1.62	5d	1	1.18mi
2855 Van Brunt Blvd Unit A Kansas City, MO	2.0	1.0	744	$1,080	$1.45	45d	1	1.31mi
2424 Norton Ave Unit B Kansas City, MO	3.0	1.0	982	$1,150	$1.17	18d	1	1.33mi
303 White Ave Unit 2 Kansas City, MO	2.0	1.0	1060	$950	$0.90	12d	1	1.33mi
2447 Norton Ave Kansas City, MO	2.0	1.0	800	$976	$1.22	18d	1	1.34mi
135 Lawndale Ave Kansas City, MO	3.0	2.0	920	$1,500	$1.63	9d	1	1.38mi
5108 E 30th St Kansas City, MO	3.0	1.0	960	$1,400	$1.46	4d	1	1.47mi
2213 Askew Ave Kansas City, MO	2.0	1.0	865	$1,002	$1.16	21d	1	1.48mi
2225 Askew Ave Kansas City, MO	2.0	1.0	864	$1,050	$1.22	45d	1	1.49mi

Listing history 31 events

1. 2026-06-21
   days on market $140,000 Active 132 DOM
2. 2026-06-18
   days on market $140,000 Active 129 DOM
3. 2026-06-17
   days on market $140,000 Active 128 DOM
4. 2026-06-16
   days on market $140,000 Active 127 DOM
5. 2026-06-15
   days on market $140,000 Active 126 DOM
6. 2026-06-13
   days on market $140,000 Active 124 DOM
7. 2026-06-09
   days on market $140,000 Active 120 DOM
8. 2026-06-08
   days on market $140,000 Active 119 DOM
9. 2026-06-07
   days on market $140,000 Active 118 DOM
10. 2026-06-05
    days on market $140,000 Active 115 DOM
11. 2026-06-03
    days on market $140,000 Active 114 DOM
12. 2026-06-02
    days on market $140,000 Active 113 DOM
13. 2026-06-01
    days on market $140,000 Active 112 DOM
14. 2026-05-31
    days on market $140,000 Active 111 DOM
15. 2026-04-03
    status Pending
16. 2026-03-21
    price $140,000
17. 2025-12-15
    listed $150,000 Active
18. 2025-12-06
    historical $150,000
19. 2025-10-28
    historical
20. 2025-06-30
    price $148,000
21. 2024-12-10
    listed $155,000 Active
22. 2024-10-30
    historical
23. 2024-06-12
    price $160,000
24. 2024-02-09
    listed $170,000 Active
25. 2015-05-05
    soldstatus
26. 2008-10-23
    soldstatus
27. 2004-01-29
    soldstatus
28. 2004-01-20
    soldstatus
29. 2003-11-12
    listed $29,900
30. 1998-07-07
    soldstatus
31. 1986-07-16
    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: $337 · $28/mo
• Projected year-2 tax: $1,358 · $113/mo
• Expected delta: +$1,021/yr (+$85/mo · 302.7%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,807
• − Mortgage interest: −$7,842
• − Property taxes: −$337
• − Insurance: −$700
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$4,073
• Taxable loss: −$1,354
• Est. tax savings @ 24.0%: +$325
• After-tax cash flow: $1,385/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
• City population: 439,467
• Population (ZIP): 6,433

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 0.62)
• Race & ethnicity: Hispanic / Latino 57% Two or more races 29% White 19% Black 14% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 38% Cuban 4%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 36% · Canada
• Languages at home: 44% English-only · Spanish 50% Vietnamese 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: ▲ 100.10%
• Current HPI: 369.8782
• Rent YoY: —
• Metro: —
• 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

+368.2% since first listed

17 events — show timeline

• 2026-04-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-21 Price Changed $140,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-15 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-06 Coming Soon $150,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-28 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-06-30 Price Changed $148,000 Heartland MLS as Distributed by MLS Grid
• 2024-12-10 Listed $155,000 Heartland MLS as Distributed by MLS Grid
• 2024-10-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-06-12 Price Changed $160,000 Heartland MLS as Distributed by MLS Grid
• 2024-02-09 Listed $170,000 Heartland MLS as Distributed by MLS Grid
• 2015-05-05 Sold (Public Records) — Public Records
• 2008-10-23 Sold (Public Records) — Public Records
• 2004-01-29 Sold (Public Records) — Public Records
• 2004-01-20 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-11-12 Listed $29,900 Heartland MLS as Distributed by MLS Grid
• 1998-07-07 Sold (Public Records) — Public Records
• 1986-07-16 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $337 · -4.7% YoY. Source: county tax records.