5107 E 40th St · Kansas City, MO 64130

$103,400

3 bd · 1.0 ba · 924 sqft · SingleFamily public records · 56 Days on market

Built 1953 9,084 sqft lot $112/sqft · 20% above area Est $146k · 29% under

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Why this score? — see what drove the B 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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR OPPORTUNITY — Rent-ready 3BR 1.5-story SFR on a nearly quarter-acre lot in Vineyard Terrace. Buyer's choice at closing: property delivered vacant (current tenant has expressed intent to vacate) or with tenant in place — seller will accommodate. Over $9,000 in recent updates: new roof, upgraded electrical panel, remodeled kitchen and bath, new flooring, refinished hardwoods, replacement windows, three window AC units. 1,560 sqft, full unfinished basement, 9,084 sqft lot. Underwritten at market rent of $1,200/mo, 8.0% projected cap at asking with conservative underwriting (5% vacancy, 10% mgmt, 10% R & M). Part of a 4-property KC SFR portfolio — portfolio

Key facts

• Remodeled bathroom
• Remodeled kitchen
• Recent improvements

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• RECENT IMPROVEMENTS
• NEW ROOF
• UPGRADED ELECTRICAL PANEL
• REMODELED KITCHEN
• REMODELED BATHROOM

Property features AI

Exterior

• Parking: Off-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; High-speed internet available
• Home design: Single-family residence; Ranch / 1.5-story
• Construction: Frame construction; Composition roof; Built approximately 76–100 years ago
• Exterior features: City lot; Paved road with public maintenance; Not in a flood plain

Interior

• Kitchen: Cooktop; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window unit air conditioning
• Interior features: Eat-in kitchen; Full basement; Smoke detector(s)
• Laundry & utility: Laundry in basement

🏷️ Possibly a rental listed for sale. The $103,400 price doesn't fit this home's estimated sale value (~$145,853) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $103k).
• Recommended offer: $100k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: George Melcher Elementary (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 296 students, 99% FRL); Central High School (math 2% / reading 17%, grade F, #507 of 521 statewide, top 98%, 535 students, 99% FRL) — zoned schools average 99% FRL vs 75% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.4%/yr); 187 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 38% of the median local income ($42k/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 $715 of loan paydown is wiped out by about $3k 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 + 4.4% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $12k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $103k implies a 589% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,298 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1953 — 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. 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.
6. 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.
7. 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: 1.30% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.48%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (median comp): $145,853
• List price: $103,400
• Delta: -29.11%
• 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
5200 E 39th Ter	0.10mi	2/1.0 (-1)	910 (-2%)	5mo	$140,000	$154	84
4132 Spruce Ave	0.59mi	3/1.0	912 (-1%)	2mo	$99,995	$110	69
3918 Oakley Ave	0.23mi	3/1.0	816 (-12%)	3mo	$106,000	$130	67
4504 E 43rd St	0.54mi	2/1.0 (-1)	907 (-2%)	2mo	$140,000	$154	65
5622 E 39th St	0.33mi	2/1.0 (-1)	816 (-12%)	2mo	$80,000	$98	59
3920 Spruce Ave	0.55mi	2/1.0 (-1)	968 (+5%)	4mo	$105,000	$108	58
3942 Myrtle Ave	0.74mi	2/1.0 (-1)	890 (-4%)	3mo	$85,000	$96	52
4405 Elmwood Ave	0.63mi	2/1.0 (-1)	966 (+4%)	8mo	$140,000	$145	52
3630 Jackson Ave	0.74mi	2/1.0 (-1)	888 (-4%)	4mo	$59,000	$66	50
4521 Lawn Ave	0.73mi	3/1.0	816 (-12%)	4mo	$88,000	$108	43
3938 Myrtle Ave	0.74mi	2/1.0 (-1)	805 (-13%)	0mo	$65,000	$81	39
4519 Lister Ave	0.71mi	2/1.0 (-1)	816 (-12%)	6mo	$93,000	$114	37

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 · 4.42% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.26×
• Total profit: $7,471
• Equity at exit: $15,417

10-year hold

• IRR: 17.1%
• Equity multiple: 2.50×
• Total profit: $43,488
• Equity at exit: $8,940

Cash invested: $28,952 (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 64130

• Home prices YoY: -21.5%
• Rents YoY: 4.4%
• Active inventory: 187
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,347 high
• Mortgage (P&I): −$542
• Tax est. 1.5%: −$129 /mo · $1,551/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $349

Break-even live

Break-even rent $905

Max offer price $103,400

Occupancy floor 69%

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: $25,850
• Closing costs: $3,102
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5601 E 39th Ter Kansas City, MO	3.0	1.0	816	$1,225	$1.50	3d	1	0.25mi
4902 E 39th St Kansas City, MO	2.0	1.0	820	$1,300	$1.59	16d	1	0.25mi
3911 Oakley Ave Kansas City, MO	2.0	1.0	816	$1,195	$1.46	12d	1	0.25mi
4206 Vineyard Rd Kansas City, MO	4.0	1.5	1056	$1,500	$1.42	14d	1	0.26mi
5636 E 40th St Kansas City, MO	3.0	1.0	816	$1,225	$1.50	3d	1	0.32mi
5700 E 40th St Kansas City, MO	3.0	1.0	816	$1,245	$1.53	21d	1	0.33mi
5707 E 40th St Kansas City, MO	3.0	1.0	816	$1,295	$1.59	12d	1	0.36mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	7d	1	0.50mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	43d	1	0.75mi
3414 Elmwood Ave Kansas City, MO	4.0	1.0	1109	$1,300	$1.17	16d	1	0.78mi
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	16d	1	0.87mi
3243 Denver Dr Kansas City, MO	1.0–3.0	1.0	862	$1,226	$1.42	43d	1	0.92mi
4216 Cleveland Ave Kansas City, MO	2.0	1.0	780	$1,125	$1.44	16d	1	0.92mi
4005 Bales Ave Kansas City, MO	2.0	1.0	792	$1,050	$1.33	43d	1	1.03mi
3118 Chelsea Ave Kansas City, MO	2.0	1.0	864	$980	$1.13	43d	1	1.08mi
3032 Elmwood Ave Kansas City, MO	3.0	1.0	1027	$1,275	$1.24	7d	1	1.20mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	23d	1	1.21mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	16d	1	1.22mi
5108 E 30th St Kansas City, MO	3.0	1.0	960	$1,400	$1.46	3d	1	1.24mi
2855 Van Brunt Blvd Unit A Kansas City, MO	2.0	1.0	744	$1,080	$1.45	43d	1	1.37mi
3310 College Ave Kansas City, MO	3.0	1.0	874	$995	$1.14	43d	1	1.43mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	16d	1	1.46mi
3949 Doctor Martin Luther King Junior Blvd Kansas City, MO	1.0–2.0	1.0–2.0	945	$1,565	$1.66	2d	3	1.49mi

Listing history 27 events

1. 2026-06-18
   days on market $103,400 Active 56 DOM
2. 2026-06-17
   days on market $103,400 Active 55 DOM
3. 2026-06-16
   days on market $103,400 Active 54 DOM
4. 2026-06-15
   price $103,400 Active 53 DOM
5. 2026-06-15
   days on market $109,000 Active 53 DOM
6. 2026-06-13
   remarks 677-char remark
7. 2026-06-13
   days on market $109,000 Active 51 DOM
8. 2026-06-10
   price $109,000 Active 47 DOM
9. 2026-06-09
   days on market $115,000 Active 47 DOM
10. 2026-06-08
    days on market $115,000 Active 46 DOM
11. 2026-06-07
    days on market $115,000 Active 45 DOM
12. 2026-06-05
    days on market $115,000 Active 42 DOM
13. 2026-06-03
    days on market $115,000 Active 41 DOM
14. 2026-06-02
    days on market $115,000 Active 40 DOM
15. 2026-06-01
    days on market $115,000 Active 39 DOM
16. 2026-05-31
    days on market $115,000 Active 38 DOM
17. 2026-04-23
    listed $115,000 Active 631-char remark
18. 2025-10-13
    historical
19. 2025-08-02
    listed $115,000 Active
20. 2025-07-25
    historical
21. 2025-05-28
    price $117,950
22. 2025-01-23
    listed $118,950 Active
23. 2020-01-28
    soldstatus Sold
24. 2020-01-28
    soldstatus $15,000
25. 2020-01-22
    status Pending
26. 2020-01-13
    historical Contingent - Accepting Backup Offers
27. 2019-11-13
    listed $19,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥107°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: $16,162
• − Mortgage interest: −$5,792
• − Property taxes: −$1,551
• − Insurance: −$517
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − Depreciation: −$3,008
• Taxable income: $2,708
• Est. tax owed @ 24.0%: −$650
• After-tax cash flow: $3,543/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): 19,644
• Household income: $42,221
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1132.0

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 (80%)
• Race & ethnicity: Black 80% White 9% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Swedish 0%
• Foreign-born: 6% · Canada
• 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: ▼ -73.32%
• Current HPI: 267.491
• Rent YoY: ▲ 4.42%
• 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

+419.6% since first listed

13 events — show timeline

• 2026-06-15 Price Changed $103,400 Heartland MLS as Distributed by MLS Grid
• 2026-06-09 Price Changed $109,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Listed $115,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-13 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-08-02 Listed $115,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-25 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-05-28 Price Changed $117,950 Heartland MLS as Distributed by MLS Grid
• 2025-01-23 Listed $118,950 Heartland MLS as Distributed by MLS Grid
• 2020-01-28 Sold (Public Records) $15,000 Public Records
• 2020-01-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-01-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-01-13 Contingent — Heartland MLS as Distributed by MLS Grid
• 2019-11-13 Listed $19,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+35.4%/yr

Latest (2025): $5,826 · +11.0% YoY. Source: county tax records.