1189 E 65th St · Kansas City, MO 64131

$60,000

2 bd · 1.0 ba · 1,158 sqft · SingleFamily public records · 9 Days on market

Built 1925 6,983 sqft lot ↓ 25% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

The property had a fire. Seller received an offer before listing.

Key facts

• 6,983 sq ft lot
• Garage
• Built 1925

Property features AI

Finance

• Other: Lot approximately 6,983 square feet (public records); Age estimated at 76–100 years
• Financial info: No investor or income/expense details provided

Exterior

• Parking: Detached garage (1 car); Shared driveway
• Security: No security features listed
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Bungalow style; North-facing
• Construction: Brick/mortar construction; Composition roof
• Exterior features: Porch; Property listed as a fixer

Interior

• Kitchen: No specific appliances listed
• Bedrooms: Three bedrooms (two on the first floor, one on the upper level)
• Flooring: No specific flooring information provided
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Enclosed porch; Daylight, full basement with walk-up access; Living room with fireplace; Formal dining area; Bungalow floor plan
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $688 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 20.1% 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: 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 (+4.0%/yr); 131 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k 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 + 4.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask has dropped $50k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1925 — 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: 2.28% ✓
• Cap rate: 20.06%
• Cash-on-cash: 49.15%
• DSCR: 3.19
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $248,970
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6209 Rockhill Rd	0.49mi	3/1.0 (+1)	1,164 (+0%)	6mo	$250,000	$215	66
6115 Holmes St	0.65mi	2/1.0	1,192 (+3%)	2mo	$265,000	$222	63
6143 Forest Ave	0.42mi	2/2.5	1,134 (-2%)	10mo	$184,900	$163	63
6205 Forest Ave	0.40mi	2/1.0	1,055 (-9%)	6mo	$150,000	$142	62
6526 Rockhill Rd	0.37mi	3/2.0 (+1)	1,228 (+6%)	6mo	$327,000	$266	58
646 E 61st Ter	0.66mi	3/1.0 (+1)	1,198 (+4%)	4mo	$345,000	$288	55
6230 Harrison St	0.43mi	3/2.0 (+1)	1,270 (+10%)	2mo	$230,000	$181	53
6131 Tracy Ave	0.42mi	3/1.5 (+1)	1,023 (-12%)	2mo	$199,900	$195	52
6206 Harrison St	0.47mi	3/1.0 (+1)	1,261 (+9%)	9mo	$259,000	$205	51
6001 Harrison St	0.66mi	3/2.0 (+1)	1,042 (-10%)	8mo	$150,000	$144	37
6151 Cherry St	0.69mi	3/2.0 (+1)	1,311 (+13%)	9mo	$380,000	$290	29
6042 Kenwood Ave	0.75mi	3/3.0 (+1)	1,329 (+15%)	8mo	$409,900	$308	21

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 · 3.97% rent growth · sell at horizon

5-year hold

• IRR: 47.8%
• Equity multiple: 3.11×
• Total profit: $35,462
• Equity at exit: $8,946

10-year hold

• IRR: 53.9%
• Equity multiple: 6.54×
• Total profit: $92,996
• Equity at exit: $5,188

Cash invested: $16,800 (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 64131

• Rents YoY: 4.0%
• Active inventory: 131
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,370 high
• Mortgage (P&I): −$315
• Tax from tax record: −$54 /mo · $653/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $688

Break-even live

Break-even rent $499

Max offer price $60,000

Occupancy floor 45%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6404 The Paseo Kansas City, MO	1.0–2.0	1.0–2.0	942	$1,600	$1.70	2d	6	0.17mi
6653 Lydia Ave Kansas City, MO	3.0	1.0	962	$1,500	$1.56	16d	1	0.21mi
1435 E 66th Ter Kansas City, MO	3.0	1.0	988	$1,340	$1.36	12d	1	0.21mi
6551 Rockhill Rd Kansas City, MO	1.0–2.0	1.0–2.0	912	$2,128	$2.33	1d	10	0.31mi
6512 Rockhill Rd Kansas City, MO	2.0	1.0	900	$1,990	$2.21	1d	1	0.34mi
6518 Rockhill Rd Kansas City, MO	2.0	1.0	900	$2,090	$2.32	43d	1	0.34mi
1805 E 67th St Kansas City, MO	2.0	1.0	1064	$1,200	$1.13	16d	1	0.39mi
1831 E 68th St Kansas City, MO	3.0	1.0	1043	$1,250	$1.20	16d	1	0.52mi
1702 Bushman Dr Kansas City, MO	1.0–2.0	1.0–2.0	895	$1,065	$1.19	43d	1	0.54mi
662 E 63rd St Kansas City, MO	2.0	2.0	951	$1,655	$1.74	44d	1	0.55mi
6024 Tracy Ave Kansas City, MO	3.0	1.0	1000	$1,250	$1.25	16d	1	0.56mi
6014 Virginia Ave Kansas City, MO	2.0	1.0	1072	$1,111	$1.04	7d	1	0.59mi
2120 E 68th Ter Kansas City, MO	2.0	1.0	930	$1,200	$1.29	23d	1	0.67mi
2430 E 67th Ter Kansas City, MO	3.0	2.0	960	$1,195	$1.24	43d	1	0.79mi
2421 E 67th Ter Kansas City, MO	2.0	1.0	816	$1,125	$1.38	16d	1	0.79mi
2205 E 59th St Kansas City, MO	2.0	1.0	724	$1,025	$1.42	16d	1	0.92mi
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	12d	1	0.99mi
6431 S Benton Ave Kansas City, MO	3.0	1.0	1160	$1,225	$1.06	23d	1	0.99mi
2100 E 58th St Kansas City, MO	2.0	1.0	1030	$1,500	$1.46	43d	1	1.02mi
5730 Garfield Ave Kansas City, MO	3.0	1.0	866	$1,195	$1.38	16d	1	1.02mi
316 E Gregory Blvd Unit 3W Kansas City, MO	1.0	1.0	700	$1,149	$1.64	16d	1	1.03mi
202 E Gregory Blvd Kansas City, MO	1.0	1.0	600	$1,149	$1.92	2d	2	1.06mi
2512 E 59th St Kansas City, MO	2.0	1.0	750	$1,150	$1.53	43d	1	1.08mi
5824 Wabash Ave Kansas City, MO	3.0	1.0	1276	$1,050	$0.82	43d	1	1.08mi
5618 Forest Ave Kansas City, MO	3.0	1.0	1198	$1,275	$1.06	16d	1	1.09mi
5801 Wabash Ave Kansas City, MO	3.0	1.0	1200	$1,200	$1.00	43d	1	1.14mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	14d	1	1.17mi
6703 Walrond Ave Kansas City, MO	2.0	1.0	912	$1,200	$1.32	2d	1	1.20mi
5524 Woodland Ave Kansas City, MO	3.0	1.0	1243	$1,095	$0.88	23d	1	1.20mi
7131 Main St Kansas City, MO	1.0	1.0	850	$1,250	$1.47	4d	1	1.22mi
7427 Arleta Blvd Kansas City, MO	2.0	1.0	805	$1,150	$1.43	43d	1	1.22mi
5529 Michigan Ave Kansas City, MO	2.0	1.0	847	$995	$1.17	43d	1	1.23mi
5531 Euclid Ave Kansas City, MO	3.0	1.0	1135	$1,300	$1.15	43d	1	1.24mi
2607 E 73rd St Kansas City, MO	2.0	1.0	1212	$1,050	$0.87	23d	1	1.28mi
5446 Harrison St Unit 2F Kansas City, MO	2.0	1.0	960	$1,099	$1.14	14d	1	1.29mi
7036 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	810	$1,200	$1.48	2d	1	1.29mi
5436 Harrison St Unit 1F Kansas City, MO	2.0	1.0	1050	$1,195	$1.14	43d	1	1.31mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,645	$1.50	23d	1	1.33mi
5426 Harrison St Unit 2F Kansas City, MO	2.0	1.0	1234	$1,125	$0.91	16d	1	1.33mi
5430 Michigan Ave Kansas City, MO	2.0	1.0	1250	$1,495	$1.20	43d	1	1.34mi

Listing history 9 events

1. 2026-06-18
   days on market $60,000 Active 9 DOM
2. 2026-06-17
   days on market $60,000 Active 8 DOM
3. 2026-06-16
   days on market $60,000 Active 7 DOM
4. 2026-06-16
   status $60,000 Active 6 DOM
5. 2026-06-15
   days on market $60,000 Active Under Contract 6 DOM
6. 2026-06-13
   days on market $60,000 Active Under Contract 4 DOM
7. 2026-06-10
   status $60,000 Active Under Contract 1 DOM
8. 2026-06-09
   remarks 65-char remark
9. 2026-06-09
   listed $60,000 Coming Soon 1 DOM

ⓘ 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: $653 · $54/mo
• Projected year-2 tax: $653 · $54/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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,439
• − Mortgage interest: −$3,361
• − Property taxes: −$653
• − Insurance: −$300
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$1,745
• Taxable income: $7,749
• Est. tax owed @ 24.0%: −$1,860
• After-tax cash flow: $6,398/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): 21,942
• Household income: $64,201
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1249.0

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 0.61)
• Race & ethnicity: White 48% Black 39% Hispanic / Latino 7% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 5% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -253.25%
• Current HPI: 340.8202
• Rent YoY: ▲ 3.97%
• 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

-25.0% since first listed

11 events — show timeline

• 2026-06-09 Coming Soon $60,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-27 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-03-26 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $99,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-28 Listed $110,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-05 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-11-26 Listed $90,000 Heartland MLS as Distributed by MLS Grid
• 2025-04-27 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-04-26 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-04-24 Listed $80,000 Heartland MLS as Distributed by MLS Grid
• 1990-10-31 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $653 · +3.3% YoY. Source: county tax records.