5808 Garfield Ave · Kansas City, MO 64130

$80,250

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 8 Days on market

Built 1924 5,227 sqft lot Est $134k · 40% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Pc6786 Corporate Owned Property * Being Sold In "As Is" Condition * Bring Your Investors.

Key facts

• 5,227 sq ft lot
• Built 1924
• Listed 8 days

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Off-street parking; Shared driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Bungalow floor plan; Approximately 960 above-grade living area
• Construction: Metal siding; Composition roof
• Exterior features: Not in a flood plain; Lot about 5,227 square feet

Interior

• Kitchen: Cooktop; Refrigerator
• Bedrooms: 2 bedrooms (both on the first floor)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 1 full bathroom (first floor)
• Heating & cooling: Forced air heating; Window AC unit(s)
• Interior features: Living/dining combo; Full unfinished basement
• 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 $80k.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 13.2% 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: Rents rising fast (+4.4%/yr); 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 35% 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 $554 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 + 4.4% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,250

Questions for the listing agent

1. Built in 1924 — 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: 1.55% ✓
• Cap rate: 13.21%
• Cash-on-cash: 24.71%
• DSCR: 2.10
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $134,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5808 Garfield Ave	0.00mi	2/1.0	960 (0%)	0mo	$80,250	$84	100
5415 Highland Ave	0.54mi	2/1.0	928 (-3%)	1mo	$129,900	$140	68
5306 Olive St	0.66mi	2/1.0	946 (-2%)	0mo	$154,900	$164	67
5507 Park Ave	0.41mi	2/1.0	874 (-9%)	5mo	$94,900	$109	62
5728 Forest Ave	0.70mi	2/1.0	1,020 (+6%)	4mo	$95,000	$93	54
5737 Virginia Ave	0.48mi	2/1.0	1,086 (+13%)	6mo	$150,000	$138	50
6131 Tracy Ave	0.67mi	3/1.5 (+1)	1,023 (+7%)	2mo	$199,900	$195	49
5842 Bellefontaine Ave	0.62mi	3/1.0 (+1)	864 (-10%)	1mo	$89,900	$104	49
6207 Forest Ave	0.75mi	2/1.0	874 (-9%)	6mo	$130,000	$149	46
6205 Forest Ave	0.74mi	2/1.0	1,055 (+10%)	6mo	$150,000	$142	44
2816 E 63rd St	0.73mi	3/1.0 (+1)	1,056 (+10%)	1mo	$139,900	$132	44
5400 Paseo Blvd	0.65mi	3/2.0 (+1)	864 (-10%)	4mo	$159,000	$184	41

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: 19.6%
• Equity multiple: 1.81×
• Total profit: $18,269
• Equity at exit: $11,966

10-year hold

• IRR: 28.8%
• Equity multiple: 3.74×
• Total profit: $61,458
• Equity at exit: $6,939

Cash invested: $22,470 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,243 high
• Mortgage (P&I): −$421
• Tax from tax record: −$65 /mo · $780/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $463

Break-even live

Break-even rent $657

Max offer price $80,250

Occupancy floor 58%

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: $20,062
• Closing costs: $2,408
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2100 E 58th St Kansas City, MO	2.0	1.0	1030	$1,500	$1.46	43d	1	0.06mi
5730 Garfield Ave Kansas City, MO	3.0	1.0	866	$1,195	$1.38	16d	1	0.06mi
5702 Euclid Ave Kansas City, MO	2.0	1.0	683	$1,000	$1.46	43d	1	0.14mi
5713 Brooklyn Ave Kansas City, MO	2.0	1.0	600	$1,200	$2.00	7d	1	0.15mi
2205 E 59th St Kansas City, MO	2.0	1.0	724	$1,025	$1.42	16d	1	0.16mi
5529 Michigan Ave Kansas City, MO	2.0	1.0	847	$995	$1.17	43d	1	0.33mi
2512 E 59th St Kansas City, MO	2.0	1.0	750	$1,150	$1.53	43d	1	0.33mi
1702 Bushman Dr Kansas City, MO	1.0–2.0	1.0–2.0	895	$1,065	$1.19	43d	1	0.42mi
5410 Euclid Ave Kansas City, MO	3.0	2.0	1119	$1,395	$1.25	43d	1	0.49mi
6014 Virginia Ave Kansas City, MO	2.0	1.0	1072	$1,111	$1.04	7d	1	0.54mi
5332 Highland Ave Kansas City, MO	3.0	1.0	1022	$1,350	$1.32	7d	1	0.61mi
6024 Tracy Ave Kansas City, MO	3.0	1.0	1000	$1,250	$1.25	16d	1	0.62mi
6404 The Paseo Kansas City, MO	1.0–2.0	1.0–2.0	942	$1,600	$1.70	2d	6	0.80mi
5446 Harrison St Unit 2F Kansas City, MO	2.0	1.0	960	$1,099	$1.14	14d	1	0.84mi
5436 Harrison St Unit 1F Kansas City, MO	2.0	1.0	1050	$1,195	$1.14	43d	1	0.85mi
5411 Harrison St Unit 1F Kansas City, MO	2.0	1.0	900	$1,199	$1.33	23d	1	0.86mi
5409 Harrison St Unit 5411 Kansas City, MO	2.0	1.0	900	$1,199	$1.33	23d	1	0.86mi
5407 Harrison St Unit 1F Kansas City, MO	2.0	1.0	1025	$1,195	$1.17	43d	1	0.86mi
5405 Harrison St Unit 2F Kansas City, MO	2.0	1.0	1025	$1,295	$1.26	16d	1	0.86mi
5405 Harrison St Unit 2F Kansas City, MO	2.0	1.0	1025	$1,295	$1.26	19d	1	0.86mi
5405 Harrison St Kansas City, MO	2.0	1.0	1025	$1,295	$1.26	16d	1	0.86mi
5114 Brooklyn Ave Kansas City, MO	3.0	1.5	1116	$1,300	$1.16	7d	1	0.86mi
5614 Indiana Ave Kansas City, MO	3.0	1.0	900	$1,175	$1.31	43d	1	0.86mi
6029 Indiana Ave Kansas City, MO	2.0	1.0	832	$1,150	$1.38	43d	1	0.90mi
5709 Bales Ave Kansas City, MO	2.0	1.0	782	$1,095	$1.40	23d	1	0.92mi
5424 Charlotte St Kansas City, MO	2.0	1.0	958	$1,395	$1.46	19d	1	0.96mi
5424 Charlotte St Kansas City, MO	2.0	1.0	958	$1,395	$1.46	16d	1	0.96mi
3600 E 57th St Kansas City, MO	3.0	1.0	1037	$1,250	$1.21	43d	1	0.97mi
3615 E 58th St Unit 1 Kansas City, MO	2.0	1.0	936	$875	$0.93	43d	1	0.99mi
3617 E 58th St Unit 2 Kansas City, MO	2.0	1.0	936	$875	$0.93	43d	1	0.99mi
3604 E 61st St Unit 3604 Kansas City, MO	3.0	1.0	875	$1,300	$1.49	43d	1	1.02mi
5335 Holmes St Unit 2F Kansas City, MO	2.0	1.0	960	$1,295	$1.35	23d	1	1.05mi
5335 Holmes St Unit 2F Kansas City, MO	2.0	1.0	960	$1,295	$1.35	16d	1	1.05mi
1435 E 66th Ter Kansas City, MO	3.0	1.0	988	$1,340	$1.36	12d	1	1.07mi
662 E 63rd St Kansas City, MO	2.0	2.0	951	$1,655	$1.74	44d	1	1.07mi
4930 Park Ave Kansas City, MO	3.0	1.0	900	$1,300	$1.44	16d	1	1.07mi
1805 E 67th St Kansas City, MO	2.0	1.0	1064	$1,200	$1.13	16d	1	1.09mi
3017 E 51st St Kansas City, MO	2.0	1.0	621	$1,303	$2.10	7d	1	1.09mi
6653 Lydia Ave Kansas City, MO	3.0	1.0	962	$1,500	$1.56	16d	1	1.12mi
5013 S Benton Ave Kansas City, MO	3.0	1.0	978	$1,225	$1.25	23d	1	1.13mi

Listing history 12 events

1. 2026-05-19
   listed $80,250 Active
2. 2015-09-22
   soldstatus
3. 2009-08-27
   soldstatus
4. 2009-06-01
   historical
5. 2009-02-03
   listed $45,000
6. 2008-10-22
   soldstatus $360,000
7. 2008-04-25
   soldstatus $55,000
8. 2005-02-22
   soldstatus
9. 2005-02-22
   soldstatus
10. 2000-03-03
    soldstatus 103-char remark

    Show marketing remark (103 chars)

    Pc6786 Corporate Owned Property * Being Sold In "As Is" Condition * Bring Your Investors.

11. 2000-01-05
    listed $17,900 103-char remark

    Show marketing remark (103 chars)

    Pc6786 Corporate Owned Property * Being Sold In "As Is" Condition * Bring Your Investors.

12. 1981-03-01
    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: $780 · $65/mo
• Projected year-2 tax: $780 · $65/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: $14,917
• − Mortgage interest: −$4,495
• − Property taxes: −$780
• − Insurance: −$401
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$2,335
• Taxable income: $4,520
• Est. tax owed @ 24.0%: −$1,085
• After-tax cash flow: $4,469/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

+348.3% since first listed

12 events — show timeline

• 2026-05-19 Listed $80,250 Heartland MLS as Distributed by MLS Grid
• 2015-09-22 Sold (Public Records) — Public Records
• 2009-08-27 Sold (Public Records) — Public Records
• 2009-06-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2009-02-03 Listed $45,000 Heartland MLS as Distributed by MLS Grid
• 2008-10-22 Sold (Public Records) $360,000 Public Records
• 2008-04-25 Sold (Public Records) $55,000 Public Records
• 2005-02-22 Sold (Public Records) — Public Records
• 2005-02-22 Sold (Public Records) — Public Records
• 2000-03-03 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2000-01-05 Listed $17,900 Heartland MLS as Distributed by MLS Grid
• 1981-03-01 Sold (Public Records) — Public Records

Property tax history

-1.6%/yr

Latest (2025): $780 · +19.7% YoY. Source: county tax records.