6009 E 10 St · Kansas City, MO 64126

$120,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 76 Days on market

Built 1905 6,970 sqft lot $100/sqft · at area comps Est $105k · 14% over

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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 +25.7/30.0
• Appreciation +10.0/10.0
• DSCR +8.6/10.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +1.0/15.0

Listing remarks MLS

Three bedrooms and one bath with main level living. The upper level is wide open with flex space, multi-purpose loft, or bonus room. Great investment opportunity! Seller is motivated! Home is currently occupied with tenant.

Key facts

• Main level living
• Flex space
• Bonus room

Tags

• MAIN LEVEL LIVING
• FLEX SPACE
• MULTI-PURPOSE LOFT
• BONUS ROOM
• INVESTMENT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: 21 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $13k of equity ($830 loan paydown + $12k 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 $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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 1905 — 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: 1.05% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.24%
• DSCR: 1.46
• GRM: 7.9

CMA / ARV

• ARV (median comp): $104,827
• List price: $120,000
• Delta: 14.47%
• 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
6011 E 8th St	0.15mi	3/1.5	1,250 (+4%)	6mo	$175,000	$140	79
6031 E 14th St	0.38mi	3/2.0	1,236 (+3%)	8mo	$79,000	$64	66
421 Hardesty Ave	0.69mi	3/1.5	1,172 (-2%)	2mo	$99,500	$85	60
1617 Belmont Ave	0.60mi	3/1.5	1,240 (+3%)	7mo	$85,000	$69	58
7001 E 12th Ter	0.62mi	3/1.0	1,100 (-8%)	6mo	$85,000	$77	53
322 Barat Ave	0.65mi	2/1.0 (-1)	1,274 (+6%)	4mo	$135,000	$106	52
409 Lawndale Ave	0.61mi	2/1.0 (-1)	1,100 (-8%)	4mo	$75,000	$68	50
5229 E 8th St	0.51mi	3/1.0	1,056 (-12%)	10mo	$79,000	$75	48
6228 E 15 Ter	0.50mi	2/2.0 (-1)	1,047 (-13%)	1mo	$89,000	$85	46
1603 Hardesty Ave	0.68mi	3/2.0	1,035 (-14%)	2mo	$120,000	$116	40
317 Topping Ave	0.68mi	3/2.0	1,064 (-11%)	8mo	$174,900	$164	39
323 Lawndale Ave	0.71mi	2/1.0 (-1)	1,053 (-12%)	11mo	$125,000	$119	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: 31.8%
• Equity multiple: 3.49×
• Total profit: $83,557
• Equity at exit: $108,106

10-year hold

• IRR: 27.4%
• Equity multiple: 7.89×
• Total profit: $231,595
• Equity at exit: $233,134

Cash invested: $33,600 (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: 21
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,261 high
• Mortgage (P&I): −$629
• Tax from tax record: −$30 /mo · $360/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $287

Break-even live

Break-even rent $898

Max offer price $120,000

Occupancy floor 72%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	16d	1	0.06mi
303 White Ave Unit 2 Kansas City, MO	2.0	1.0	1060	$950	$0.90	11d	1	0.70mi
135 Lawndale Ave Kansas City, MO	3.0	2.0	920	$1,500	$1.63	8d	1	0.79mi
815 Elmwood Ave Kansas City, MO	3.0	1.5	1302	$1,600	$1.23	15d	1	0.92mi
5852 E 20th St Unit TOP-1724 Kansas City, MO	3.0	1.5	1482	$1,075	$0.73	3d	1	0.93mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	20d	1	0.94mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	16d	1	0.94mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,031	$0.97	12d	1	1.09mi
5213 Wilburn Ct Kansas City, MO	3.0	1.0	1274	$1,375	$1.08	21d	1	1.12mi
445 N Lawndale Ave Kansas City, MO	2.0	1.0	700	$1,200	$1.71	24d	1	1.23mi
1904 Elmwood Ave Kansas City, MO	4.0	2.0	864	$1,152	$1.33	44d	1	1.28mi
1905 Kensington Ave Kansas City, MO	3.0	2.0	1285	$1,325	$1.03	24d	1	1.35mi
218 N Elmwood Ave Kansas City, MO	4.0	2.0	1184	$1,500	$1.27	44d	1	1.36mi
1805 Jackson Ave Kansas City, MO	4.0	2.0	1250	$1,250	$1.00	44d	1	1.38mi

Listing history 15 events

1. 2026-06-18
   days on market $120,000 Active 76 DOM
2. 2026-06-17
   days on market $120,000 Active 75 DOM
3. 2026-06-16
   days on market $120,000 Active 74 DOM
4. 2026-06-15
   days on market $120,000 Active 73 DOM
5. 2026-06-13
   days on market $120,000 Active 71 DOM
6. 2026-06-09
   days on market $120,000 Active 67 DOM
7. 2026-06-08
   days on market $120,000 Active 66 DOM
8. 2026-06-07
   days on market $120,000 Active 65 DOM
9. 2026-06-05
   days on market $120,000 Active 62 DOM
10. 2026-06-03
    days on market $120,000 Active 61 DOM
11. 2026-06-02
    days on market $120,000 Active 60 DOM
12. 2026-06-01
    days on market $120,000 Active 59 DOM
13. 2026-05-31
    days on market $120,000 Active 58 DOM
14. 2026-04-03
    listed $120,000 Active 223-char remark

    Show marketing remark (223 chars)

    Three bedrooms and one bath with main level living. The upper level is wide open with flex space, multi-purpose loft, or bonus room. Great investment opportunity! Seller is motivated! Home is currently occupied with tenant.

15. 1992-12-18
    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: $360 · $30/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$804/yr (+$67/mo · 223.8%)

ⓘ 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: $15,127
• − Mortgage interest: −$6,722
• − Property taxes: −$360
• − Insurance: −$600
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$3,491
• Taxable income: $1,535
• Est. tax owed @ 24.0%: −$368
• After-tax cash flow: $3,071/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

2 events — show timeline

• 2026-04-03 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 1992-12-18 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2025): $360 · +22.2% YoY. Source: county tax records.