3416 E 58th Ter · Kansas City, MO 64132

$110,000

4 bd · 1.0 ba · 1,516 sqft · SingleFamily public records · 22 Days on market

Built 1915 8,810 sqft lot Est $143k · 23% under

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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 +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.9/10.0
• 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

GREAT ADDITION TO YOUR RENTAL PORTFOLIO. WAS PREVIOUSLY RENTED AS IS FOR OVER $500.00 MONTHLY IN AS-IS CONDITION. WITH A LITTLE PAINT AND LOVE, THIS A GREAT RENTAL OR FLIP OPPORTUNITY. 3 BED 1 BATH HOME WITH ORIGINAL HARDWOOD FLOORS. With the average rental rate in the area at 1,320, this is a steal with the return rate value. Don't let this cash investment opportunity pass you by.

Key facts

• Off street parking
• Large backyard
• 8,810 sq ft lot

Tags

• OFF STREET PARKING
• LARGE BACKYARD
• ROOF ONLY 2 YEARS OLD

Property features AI

Finance

• Other: Lot on paved, publicly maintained road
• HOA & community: No association fees

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 1.5-story layout; Residential property
• Construction: Stone and frame construction; Composition roof
• Exterior features: Front porch

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: 3 bedrooms, all on the main level; Primary bedroom features carpet and ceiling fan; Second bedroom with wood floor; Third bedroom with wood floor
• Flooring: Carpet and wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling with window unit(s)
• Interior features: Formal dining area; Ceiling fans; Fireplace in living room; Full basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% 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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 40% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k 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 $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.39% ✓
• Cap rate: 12.04%
• Cash-on-cash: 20.54%
• DSCR: 1.91
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $142,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5800 Askew Ave	0.09mi	4/2.0	1,584 (+4%)	6mo	$85,000	$54	79
3511 E 58th Ter	0.06mi	3/2.0 (-1)	1,588 (+5%)	7mo	$150,000	$94	75
5945 Jackson Ave	0.51mi	3/1.5 (-1)	1,500 (-1%)	10mo	$89,000	$59	59
5732 Askew Ave	0.09mi	3/2.0 (-1)	1,336 (-12%)	13mo	$159,999	$120	56
3928 E 58 St	0.33mi	3/1.0 (-1)	1,656 (+9%)	10mo	$135,000	$82	56
5707 College Ave	0.17mi	3/2.5 (-1)	1,355 (-11%)	10mo	$199,900	$148	55
6139 S Benton Ave	0.53mi	4/2.0	1,379 (-9%)	4mo	$75,000	$54	53
4319 E 56 St	0.62mi	4/1.5	1,368 (-10%)	1mo	$175,000	$128	52
4225 E 60th Ter	0.60mi	3/2.0 (-1)	1,410 (-7%)	8mo	$175,000	$124	45
5547 Olive St	0.70mi	3/1.0 (-1)	1,402 (-8%)	7mo	$84,900	$61	44
4001 E 55th St	0.54mi	4/2.0	1,704 (+12%)	12mo	$175,000	$103	41
4401 E 56th Ter	0.64mi	3/2.0 (-1)	1,600 (+6%)	14mo	$150,000	$94	40

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: 39.6%
• Equity multiple: 4.03×
• Total profit: $93,430
• Equity at exit: $99,097

10-year hold

• IRR: 34.1%
• Equity multiple: 9.07×
• Total profit: $248,614
• Equity at exit: $213,706

Cash invested: $30,800 (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: $1,527 high
• Mortgage (P&I): −$577
• Tax from tax record: −$56 /mo · $674/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $527

Break-even live

Break-even rent $859

Max offer price $110,000

Occupancy floor 60%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5752 College Ave Kansas City, MO	4.0	1.0	1120	$1,600	$1.43	16d	1	0.11mi
5650 Askew Ave Kansas City, MO	4.0	2.0	1200	$1,341	$1.12	23d	1	0.18mi
3821 E 58th St Kansas City, MO	3.0	1.5	1153	$1,350	$1.17	16d	1	0.29mi
2811 E 58th St Kansas City, MO	4.0	1.0	1348	$1,473	$1.09	43d	1	0.37mi
3861 E 60th St Kansas City, MO	3.0	2.0	1491	$1,250	$0.84	2d	1	0.44mi
5801 Wabash Ave Kansas City, MO	3.0	1.0	1200	$1,200	$1.00	43d	1	0.57mi
5824 Wabash Ave Kansas City, MO	3.0	1.0	1276	$1,050	$0.82	43d	1	0.59mi
6328 College Ave Kansas City, MO	3.0	1.5	1856	$1,399	$0.75	3d	1	0.63mi
4212 E 55th St Kansas City, MO	4.0	2.0	1132	$1,800	$1.59	43d	1	0.69mi
5215 Walrond Ave Kansas City, MO	4.0	2.0	1198	$1,710	$1.43	23d	1	0.77mi
6431 S Benton Ave Kansas City, MO	3.0	1.0	1160	$1,225	$1.06	23d	1	0.81mi
5712 Garfield Ave Kansas City, MO	4.0	2.0	2200	$1,900	$0.86	16d	1	0.85mi
5708 Euclid Ave Kansas City, MO	4.0	2.0	1350	$1,600	$1.19	16d	1	0.92mi
5414 Brooklyn Ave Kansas City, MO	3.0	1.5	1856	$1,650	$0.89	16d	1	0.94mi
5531 Euclid Ave Kansas City, MO	3.0	1.0	1135	$1,300	$1.15	43d	1	0.94mi
5344 Brooklyn Ave Kansas City, MO	3.0	1.0	2040	$1,495	$0.73	7d	1	0.97mi
5038 S Benton Ave Kansas City, MO	4.0	3.0	1500	$1,875	$1.25	21d	1	1.02mi
5410 Euclid Ave Kansas City, MO	3.0	2.0	1119	$1,395	$1.25	43d	1	1.04mi
5430 Michigan Ave Kansas City, MO	3.0	1.0	1710	$1,100	$0.64	19d	1	1.08mi
5524 Woodland Ave Kansas City, MO	3.0	1.0	1243	$1,095	$0.88	23d	1	1.09mi
4935 College Ave Kansas City, MO	3.0	1.0	1216	$1,350	$1.11	23d	1	1.09mi
2420 E 51st St Kansas City, MO	3.0	2.0	1460	$1,350	$0.92	23d	1	1.11mi
5241 Brookwood Ave Kansas City, MO	3.0	2.0	1431	$1,550	$1.08	43d	1	1.17mi
5114 Brooklyn Ave Kansas City, MO	3.0	1.5	1116	$1,300	$1.16	7d	1	1.18mi
6812 College Ave Kansas City, MO	4.0	2.0	1152	$1,795	$1.56	23d	1	1.21mi
6821 Bales Ave Kansas City, MO	3.0	1.5	1430	$1,595	$1.12	19d	1	1.23mi
2237 E 67th St Kansas City, MO	4.0	1.0	1300	$1,500	$1.15	16d	1	1.25mi
5115 Woodland Ave Kansas City, MO	4.0	1.0	1136	$1,700	$1.50	43d	1	1.34mi
4653 Benton Blvd Kansas City, MO	3.0	2.0	1594	$1,600	$1.00	7d	1	1.47mi
5618 Forest Ave Kansas City, MO	3.0	1.0	1198	$1,275	$1.06	16d	1	1.49mi

Listing history 32 events

1. 2026-06-18
   price $110,000 Active 22 DOM
2. 2026-06-18
   days on market $125,000 Active 22 DOM
3. 2026-06-17
   days on market $125,000 Active 21 DOM
4. 2026-06-16
   days on market $125,000 Active 20 DOM
5. 2026-06-15
   days on market $125,000 Active 19 DOM
6. 2026-06-13
   days on market $125,000 Active 17 DOM
7. 2026-06-09
   days on market $125,000 Active 13 DOM
8. 2026-06-08
   days on market $125,000 Active 12 DOM
9. 2026-06-07
   days on market $125,000 Active 11 DOM
10. 2026-06-05
    days on market $125,000 Active 8 DOM
11. 2026-06-03
    days on market $125,000 Active 7 DOM
12. 2026-06-02
    days on market $125,000 Active 6 DOM
13. 2026-06-01
    days on market $125,000 Active 5 DOM
14. 2026-05-31
    days on market $125,000 Active 4 DOM
15. 2026-05-27
    listed $125,000 Active
16. 2023-08-30
    soldstatus
17. 2023-08-28
    soldstatus Closed 384-char remark

    Show marketing remark (384 chars)

    GREAT ADDITION TO YOUR RENTAL PORTFOLIO. WAS PREVIOUSLY RENTED AS IS FOR OVER $500.00 MONTHLY IN AS-IS CONDITION. WITH A LITTLE PAINT AND LOVE, THIS A GREAT RENTAL OR FLIP OPPORTUNITY. 3 BED 1 BATH HOME WITH ORIGINAL HARDWOOD FLOORS. With the average rental rate in the area at 1,320, this is a steal with the return rate value. Don't let this cash investment opportunity pass you by.

18. 2023-08-15
    status Pending 384-char remark

    Show marketing remark (384 chars)

    GREAT ADDITION TO YOUR RENTAL PORTFOLIO. WAS PREVIOUSLY RENTED AS IS FOR OVER $500.00 MONTHLY IN AS-IS CONDITION. WITH A LITTLE PAINT AND LOVE, THIS A GREAT RENTAL OR FLIP OPPORTUNITY. 3 BED 1 BATH HOME WITH ORIGINAL HARDWOOD FLOORS. With the average rental rate in the area at 1,320, this is a steal with the return rate value. Don't let this cash investment opportunity pass you by.

19. 2023-08-10
    listed $59,900 Active 384-char remark

    Show marketing remark (384 chars)

    GREAT ADDITION TO YOUR RENTAL PORTFOLIO. WAS PREVIOUSLY RENTED AS IS FOR OVER $500.00 MONTHLY IN AS-IS CONDITION. WITH A LITTLE PAINT AND LOVE, THIS A GREAT RENTAL OR FLIP OPPORTUNITY. 3 BED 1 BATH HOME WITH ORIGINAL HARDWOOD FLOORS. With the average rental rate in the area at 1,320, this is a steal with the return rate value. Don't let this cash investment opportunity pass you by.

20. 2012-01-09
    soldstatus 237-char remark

    Show marketing remark (237 chars)

    Great Investment Property. Has already been rehabbed, but still needs cleaned out, but updated kitchen and bath. Still has furnace and hot water tank. Just needs paint and carpet cleaning and will be move in ready. Great rental property.

21. 2011-09-12
    listed $13,900 237-char remark

    Show marketing remark (237 chars)

    Great Investment Property. Has already been rehabbed, but still needs cleaned out, but updated kitchen and bath. Still has furnace and hot water tank. Just needs paint and carpet cleaning and will be move in ready. Great rental property.

22. 2009-08-28
    soldstatus
23. 2008-11-03
    soldstatus
24. 2008-11-03
    soldstatus
25. 2008-10-22
    soldstatus $360,000
26. 2007-09-04
    historical
27. 2007-08-21
    listed $92,000
28. 2006-10-23
    soldstatus
29. 2006-02-07
    listed $25,000
30. 2003-09-03
    soldstatus
31. 2003-02-07
    soldstatus
32. 1984-02-01
    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: $674 · $56/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$392/yr (+$33/mo · 58.2%)

ⓘ 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: $18,321
• − Mortgage interest: −$6,162
• − Property taxes: −$674
• − Insurance: −$550
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − Depreciation: −$3,200
• Taxable income: $4,803
• Est. tax owed @ 24.0%: −$1,153
• After-tax cash flow: $5,174/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

+400.0% since first listed

18 events — show timeline

• 2026-05-27 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 2023-08-30 Sold (Public Records) — Public Records
• 2023-08-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-08-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-08-10 Listed $59,900 Heartland MLS as Distributed by MLS Grid
• 2012-01-09 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2011-09-12 Listed $13,900 Heartland MLS as Distributed by MLS Grid
• 2009-08-28 Sold (Public Records) — Public Records
• 2008-11-03 Sold (Public Records) — Public Records
• 2008-11-03 Sold (Public Records) — Public Records
• 2008-10-22 Sold (Public Records) $360,000 Public Records
• 2007-09-04 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2007-08-21 Listed $92,000 Heartland MLS as Distributed by MLS Grid
• 2006-10-23 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-02-07 Listed $25,000 Heartland MLS as Distributed by MLS Grid
• 2003-09-03 Sold (Public Records) — Public Records
• 2003-02-07 Sold (Public Records) — Public Records
• 1984-02-01 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $674 · -4.3% YoY. Source: county tax records.