4440 Olive St · Kansas City, MO 64130

$140,000

3 bd · 1.0 ba · 1,286 sqft · SingleFamily public records · 20 Days on market

Built 1909 4,382 sqft lot Est $105k · 33% over

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Why this score? — see what drove the D+ 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 +21.6/30.0
• DSCR +6.9/10.0
• 1% rule +5.6/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

TENANT OCCUPIED THROUGH 9/30/2026! Showings must be scheduled through listing agent. Step inside this beautifully refreshed 3-bedroom, 2-bathroom home designed for effortless modern living, featuring premium updates like durable LVT wood flooring, a crisp neutral paint palette, and upgraded contemporary fixtures throughout. The heart of the home is a spacious kitchen packed with cabinet storage and updated appliances, while both the kitchen and bathrooms showcase stylish new tile work that elevates the entire space. Every bedroom serves as a comfortable retreat with excellent closet storage, leading outside to an expansive backyard that offers a blank canvas for weekend barbecues, vibrant g

Key facts

• 4,382 sq ft lot
• Built 1909
• Listed 19 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Attached property; 1.5-story floor plan
• Construction: Wood siding; Composition roof
• Exterior features: Lot approximately 4,382 sq. ft.; Inside city limits

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric range
• Bedrooms: 3 bedrooms (all located on the upper level)
• Flooring: Carpet; Ceramic tile; Luxury vinyl
• Bathrooms: 2 full bathrooms (one on main level, one on upper level)
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Formal dining area; Ceiling fans in living room and bedrooms; Fireplace (1)
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 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: 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); 185 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 42% 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 $968 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,900 (1.5% below list)

Questions for the listing agent

1. Built in 1909 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.06% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.52%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $105,452
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4444 Olive St	0.01mi	3/1.5	1,291 (+0%)	1mo	$120,000	$93	96
4916 Wabash Ave	0.57mi	3/1.0	1,231 (-4%)	4mo	$125,000	$102	63
4617 S Benton St	0.38mi	3/1.0	1,430 (+11%)	1mo	$90,000	$63	63
4000 Garfield Ave	0.61mi	3/2.0	1,250 (-3%)	7mo	$215,000	$172	57
4427 Agnes Ave	0.40mi	3/1.0	1,100 (-14%)	2mo	$69,900	$64	55
4230 Benton Blvd	0.55mi	3/2.0	1,410 (+10%)	6mo	$125,000	$89	49
4200 Agnes Ave	0.50mi	4/2.0 (+1)	1,399 (+9%)	6mo	$189,000	$135	48
3910 Wabash Ave	0.69mi	4/2.0 (+1)	1,366 (+6%)	1mo	$10,000	$7	48
1907 E 50th St	0.71mi	3/1.0	1,392 (+8%)	7mo	$50,000	$36	47
3936 Wabash Ave	0.62mi	3/2.0	1,099 (-14%)	2mo	$89,900	$82	41
4128 Agnes Ave	0.55mi	2/1.0 (-1)	1,098 (-15%)	7mo	$42,000	$38	39
3920 S Benton Ave	0.74mi	2/1.5 (-1)	1,160 (-10%)	5mo	$65,000	$56	38

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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-6,954
• Equity at exit: $20,874

10-year hold

• IRR: 6.6%
• Equity multiple: 1.53×
• Total profit: $20,581
• Equity at exit: $12,105

Cash invested: $39,200 (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: 185
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,487 high
• Mortgage (P&I): −$734
• Tax from tax record: −$169 /mo · $2,033/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $213

Break-even live

Break-even rent $1,218

Max offer price $140,000

Occupancy floor 81%

Sensitivity live

Price	-10% $292	-5% $253	+0% $213	+5% $173	+10% $134
Rent	-10% $95	-5% $154	+0% $213	+5% $272	+10% $330
Rate	-1.0pp $283	-0.5pp $248	base $213	+0.5pp $177	+1.0pp $140

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4534 S Benton Ave Kansas City, MO	2.0	1.0	912	$1,045	$1.15	17d	1	0.33mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	17d	1	0.42mi
4219 Woodland Ave Kansas City, MO	4.0	2.0	1566	$1,900	$1.21	3d	1	0.42mi
4112 Park Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	15d	1	0.44mi
4107 Olive St Kansas City, MO	3.0	1.5	1271	$1,578	$1.24	8d	1	0.46mi
4401 Wayne Ave Kansas City, MO	2.0	1.5	955	$1,300	$1.36	24d	1	0.47mi
1500 E 46th St Kansas City, MO	1.0–3.0	1.0	803	$1,275	$1.59	44d	1	0.54mi
4119 S Benton Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	44d	1	0.55mi
4014 Park Ave Kansas City, MO	3.0	2.0	1271	$1,273	$1.00	44d	1	0.57mi
4930 Park Ave Kansas City, MO	3.0	1.0	900	$1,300	$1.44	17d	1	0.61mi
4116 Bellefontaine Ave Kansas City, MO	3.0	1.0	1234	$1,000	$0.81	24d	1	0.62mi
4910 Michigan Ave Kansas City, MO	3.0	1.5	1199	$1,400	$1.17	8d	1	0.62mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	17d	1	0.63mi
4911 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	18d	1	0.66mi
4917 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	24d	1	0.67mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	24d	1	0.68mi
3902 Wabash Ave Kansas City, MO	4.0	2.0	1400	$1,850	$1.32	44d	1	0.72mi
4232 Virginia Ave Unit 3 Kansas City, MO	3.0	1.0	1296	$1,100	$0.85	13d	1	0.73mi
4228 Virginia Ave Kansas City, MO	3.0	1.0	1200	$1,250	$1.04	11d	1	0.73mi
1214 Brush Creek Blvd Unit 03 Kansas City, MO	2.0	1.0	950	$1,050	$1.11	18d	1	0.75mi
2420 E 51st St Kansas City, MO	3.0	2.0	1460	$1,350	$0.92	24d	1	0.76mi
4653 Benton Blvd Kansas City, MO	3.0	2.0	1594	$1,600	$1.00	8d	1	0.77mi
5013 S Benton Ave Kansas City, MO	3.0	1.0	978	$1,225	$1.25	24d	1	0.77mi
5038 S Benton Ave Kansas City, MO	4.0	3.0	1500	$1,875	$1.25	22d	1	0.81mi
5114 Brooklyn Ave Kansas City, MO	3.0	1.5	1116	$1,300	$1.16	8d	1	0.81mi
4610 Forest Ave Kansas City, MO	3.0	2.0	1365	$2,450	$1.79	44d	1	0.82mi
4614 Forest Ave Kansas City, MO	2.0	2.0	1265	$1,995	$1.58	17d	1	0.82mi
4935 College Ave Kansas City, MO	3.0	1.0	1216	$1,350	$1.11	24d	1	0.86mi
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	17d	1	0.87mi
5115 Woodland Ave Kansas City, MO	4.0	1.0	1136	$1,700	$1.50	44d	1	0.87mi
4119 Forest Ave Kansas City, MO	2.0	1.0	950	$1,400	$1.47	13d	1	0.88mi
4117 Forest Ave Kansas City, MO	2.0	2.0	1300	$1,390	$1.07	24d	1	0.88mi
3817 S Benton Ave Kansas City, MO	4.0	1.5	1380	$1,650	$1.20	24d	1	0.88mi
4925 Tracy Ave Unit 1 Kansas City, MO	2.0	1.0	1000	$1,400	$1.40	44d	1	0.92mi
4220 Harrison St Unit 1S Kansas City, MO	3.0	2.0	1200	$1,795	$1.50	8d	1	0.97mi
5120 The Paseo Apt 1 Kansas City, MO	2.0	1.0	1500	$1,550	$1.03	44d	1	0.98mi
3710 Wabash Ave Unit 2S Kansas City, MO	2.0	1.0	875	$850	$0.97	24d	1	0.99mi
5122 Paseo Blvd Kansas City, MO	3.0	1.0	1573	$1,595	$1.01	11d	1	0.99mi
4154 Harrison St Kansas City, MO	2.0	1.0	1100	$1,395	$1.27	44d	1	0.99mi
820 E 43rd St Kansas City, MO	2.0	1.0	900	$985	$1.09	18d	1	1.01mi

Listing history 13 events

1. 2026-06-21
   days on market $140,000 Active 20 DOM
2. 2026-06-18
   days on market $140,000 Active 17 DOM
3. 2026-06-17
   days on market $140,000 Active 16 DOM
4. 2026-06-16
   days on market $140,000 Active 15 DOM
5. 2026-06-15
   days on market $140,000 Active 14 DOM
6. 2026-06-13
   days on market $140,000 Active 12 DOM
7. 2026-06-09
   days on market $140,000 Active 8 DOM
8. 2026-06-08
   days on market $140,000 Active 7 DOM
9. 2026-06-07
   days on market $140,000 Active 6 DOM
10. 2026-06-05
    days on market $140,000 Active 3 DOM
11. 2026-06-03
    days on market $140,000 Active 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $140,000 Active 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: $2,033 · $169/mo
• Projected year-2 tax: $2,033 · $169/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 ≥107°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: $17,845
• − Mortgage interest: −$7,842
• − Property taxes: −$2,033
• − Insurance: −$700
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$4,073
• Taxable income: $342
• Est. tax owed @ 24.0%: −$82
• After-tax cash flow: $2,472/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

+11100.0% since first listed

14 events — show timeline

• 2026-06-01 Listed $140,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-01 Rental Removed $1,145 RENTLY
• 2025-08-16 Price Changed $1,145 RENTLY
• 2025-07-30 Listed for Rent $1,195 RENTLY
• 2025-07-30 Rental Removed $1,195 APPFOLIO
• 2025-07-14 Listed for Rent $1,195 APPFOLIO
• 2025-07-13 Rental Removed $1,195 RENTLY
• 2025-05-31 Price Changed $1,195 RENTLY
• 2025-05-16 Listed for Rent $1,250 RENTLY
• 2025-05-16 Rental Removed $1,250 APPFOLIO
• 2025-05-16 Listed for Rent $1,250 APPFOLIO
• 2023-10-06 Sold (Public Records) — Public Records
• 2023-07-18 Sold (Public Records) — Public Records
• 2023-07-18 Sold (Public Records) — Public Records

Property tax history

+17.9%/yr

Latest (2025): $2,033 · +175.3% YoY. Source: county tax records.