411 N Lawndale Ave · Kansas City, MO 64123

$130,000

4 bd · 1.0 ba · 1,316 sqft · SingleFamily public records · 84 Days on market

Built 1910 6,346 sqft lot $99/sqft · at area comps Est $133k · at est.

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Why this score? — see what drove the C+ 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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +8.6/15.0
• 1% rule +7.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and updated 1.5-story home in Clifton Heights, ideal for both investors and owner-occupants! This property offers a move-in ready feel with fresh paint and new LVT flooring throughout the main level. The inviting layout features a spacious living room that flows into a versatile great room - perfect for relaxing or entertaining. The kitchen includes wood cabinetry, plenty of natural light, and comes equipped with appliances, making it ready for immediate use. A convenient main-floor laundry room adds to the functionality. Two bedrooms and a full bath are located on the main level, while the upper level offers a large third bedroom that spans the entire floor - ideal for a primary suite, home office, or bonus space. Outside, enjoy a level front yard with chain link fencing and a covered front porch. Off-street parking provides added convenience. Whether you're looking to add to your rental portfolio or settle into a comfortable home with updates already in place, this property offers excellent potential and value.

Key facts

• 6,346 sq ft lot
• Built 1910
• Listed 83 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: 59 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 35% of the median local income ($54k/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 $899 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.21% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.92%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

• ARV (median comp): $133,136
• List price: $130,000
• Delta: -2.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
345 N Denver Ave	0.32mi	3/1.0 (-1)	1,306 (-1%)	5mo	$129,900	$99	74
315 N Oakley Ave	0.13mi	3/1.0 (-1)	1,396 (+6%)	6mo	$75,000	$54	74
423 N Drury Ave	0.13mi	4/1.5	1,436 (+9%)	8mo	$189,900	$132	70
336 N Brighton Ave	0.47mi	4/1.5	1,368 (+4%)	1mo	$205,000	$150	68
320 N Oakley Ave	0.13mi	3/1.5 (-1)	1,452 (+10%)	3mo	$140,000	$96	67
5217 Wilburn Ct	0.28mi	3/1.5 (-1)	1,248 (-5%)	8mo	$189,900	$152	65
300 N Oakley Ave	0.17mi	3/2.0 (-1)	1,454 (+10%)	6mo	$194,000	$133	60
110 N Brighton Ave	0.53mi	3/2.0 (-1)	1,350 (+3%)	8mo	$240,000	$178	56
5202 Saida Ave	0.33mi	4/1.0	1,133 (-14%)	9mo	$140,000	$124	54
410 N Lawn Ave	0.66mi	3/1.0 (-1)	1,230 (-6%)	8mo	$190,000	$154	46
421 Hardesty Ave	0.61mi	3/1.5 (-1)	1,172 (-11%)	2mo	$99,500	$85	44
409 N Elmwood Ave	0.69mi	3/1.0 (-1)	1,214 (-8%)	7mo	$215,000	$177	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.16×
• Total profit: $5,799
• Equity at exit: $19,383

10-year hold

• IRR: 13.6%
• Equity multiple: 2.09×
• Total profit: $39,569
• Equity at exit: $11,240

Cash invested: $36,400 (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 64123

• Home prices YoY: -8.3%
• Active inventory: 59
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,568 high
• Mortgage (P&I): −$682
• Tax from tax record: −$81 /mo · $970/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $422

Break-even live

Break-even rent $1,034

Max offer price $130,000

Occupancy floor 68%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
441 N Hardesty Ave Kansas City, MO	4.0	1.0	1511	$1,550	$1.03	24d	1	0.20mi
5213 Wilburn Ct Kansas City, MO	3.0	1.0	1274	$1,375	$1.08	21d	1	0.27mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	16d	1	0.28mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	20d	1	0.28mi
135 Lawndale Ave Kansas City, MO	3.0	2.0	920	$1,500	$1.63	8d	1	0.34mi
218 N Elmwood Ave Kansas City, MO	4.0	2.0	1184	$1,500	$1.27	44d	1	0.71mi
4405 Norledge Ave Kansas City, MO	3.0	1.0	1510	$1,600	$1.06	44d	1	0.80mi
815 Elmwood Ave Kansas City, MO	3.0	1.5	1302	$1,600	$1.23	15d	1	1.18mi
6011 E 11th St Kansas City, MO	3.0	1.0	900	$1,200	$1.33	16d	1	1.18mi
3523 Saint John Ave Kansas City, MO	3.0	1.0	1500	$995	$0.66	24d	1	1.31mi
3429 Morrell Ave Kansas City, MO	4.0	1.5	1800	$1,650	$0.92	8d	1	1.40mi
3510 Garner Ave Kansas City, MO	3.0	2.0	1536	$1,400	$0.91	3d	1	1.42mi

Listing history 35 events

1. 2026-06-18
   days on market $130,000 Active 84 DOM
2. 2026-06-17
   days on market $130,000 Active 83 DOM
3. 2026-06-16
   days on market $130,000 Active 82 DOM
4. 2026-06-15
   days on market $130,000 Active 81 DOM
5. 2026-06-13
   days on market $130,000 Active 79 DOM
6. 2026-06-09
   days on market $130,000 Active 75 DOM
7. 2026-06-08
   days on market $130,000 Active 74 DOM
8. 2026-06-07
   days on market $130,000 Active 73 DOM
9. 2026-06-05
   days on market $130,000 Active 70 DOM
10. 2026-06-03
    days on market $130,000 Active 69 DOM
11. 2026-06-02
    days on market $130,000 Active 68 DOM
12. 2026-06-01
    days on market $130,000 Active 67 DOM
13. 2026-05-31
    days on market $130,000 Active 66 DOM
14. 2026-03-27
    listed $130,000 Active 1037-char remark

    Show marketing remark (1037 chars)

    Charming and updated 1.5-story home in Clifton Heights, ideal for both investors and owner-occupants! This property offers a move-in ready feel with fresh paint and new LVT flooring throughout the main level. The inviting layout features a spacious living room that flows into a versatile great room - perfect for relaxing or entertaining. The kitchen includes wood cabinetry, plenty of natural light, and comes equipped with appliances, making it ready for immediate use. A convenient main-floor laundry room adds to the functionality. Two bedrooms and a full bath are located on the main level, while the upper level offers a large third bedroom that spans the entire floor - ideal for a primary suite, home office, or bonus space. Outside, enjoy a level front yard with chain link fencing and a covered front porch. Off-street parking provides added convenience. Whether you're looking to add to your rental portfolio or settle into a comfortable home with updates already in place, this property offers excellent potential and value.

15. 2026-03-24
    historical $130,000 1037-char remark

    Show marketing remark (1037 chars)

    Charming and updated 1.5-story home in Clifton Heights, ideal for both investors and owner-occupants! This property offers a move-in ready feel with fresh paint and new LVT flooring throughout the main level. The inviting layout features a spacious living room that flows into a versatile great room - perfect for relaxing or entertaining. The kitchen includes wood cabinetry, plenty of natural light, and comes equipped with appliances, making it ready for immediate use. A convenient main-floor laundry room adds to the functionality. Two bedrooms and a full bath are located on the main level, while the upper level offers a large third bedroom that spans the entire floor - ideal for a primary suite, home office, or bonus space. Outside, enjoy a level front yard with chain link fencing and a covered front porch. Off-street parking provides added convenience. Whether you're looking to add to your rental portfolio or settle into a comfortable home with updates already in place, this property offers excellent potential and value.

16. 2022-11-15
    soldstatus
17. 2022-11-14
    soldstatus Closed 741-char remark

    Show marketing remark (741 chars)

    Great home for First time home buyers. It fall is the MHDC target area which qualifies for special financing. This newly remodeled home needs your personal touches. Durable flooring throughout the main level and cozy carpet upstairs with bonus room to be used as a fourth bedroom or an enormous walk in closet. Oversized galley kitchen with room for a small bar top table to overlook the backyard. The utility room located off the kitchen with access to the off street parking and private back yard. Come and imagine yourself sitting on the covered front porch enjoying evenings on this quiet one way street. So close to River market, Downtown, and the future Currant Stadium. Investors estimated rent $1000-1200/month. Approx 10.4 cap rate

18. 2022-11-02
    status Pending 741-char remark

    Show marketing remark (741 chars)

    Great home for First time home buyers. It fall is the MHDC target area which qualifies for special financing. This newly remodeled home needs your personal touches. Durable flooring throughout the main level and cozy carpet upstairs with bonus room to be used as a fourth bedroom or an enormous walk in closet. Oversized galley kitchen with room for a small bar top table to overlook the backyard. The utility room located off the kitchen with access to the off street parking and private back yard. Come and imagine yourself sitting on the covered front porch enjoying evenings on this quiet one way street. So close to River market, Downtown, and the future Currant Stadium. Investors estimated rent $1000-1200/month. Approx 10.4 cap rate

19. 2022-10-06
    listed $119,000 Active 741-char remark

    Show marketing remark (741 chars)

    Great home for First time home buyers. It fall is the MHDC target area which qualifies for special financing. This newly remodeled home needs your personal touches. Durable flooring throughout the main level and cozy carpet upstairs with bonus room to be used as a fourth bedroom or an enormous walk in closet. Oversized galley kitchen with room for a small bar top table to overlook the backyard. The utility room located off the kitchen with access to the off street parking and private back yard. Come and imagine yourself sitting on the covered front porch enjoying evenings on this quiet one way street. So close to River market, Downtown, and the future Currant Stadium. Investors estimated rent $1000-1200/month. Approx 10.4 cap rate

20. 2022-09-30
    historical
21. 2022-08-22
    price $129,950
22. 2022-07-21
    listed $134,000 Active
23. 2022-06-09
    soldstatus
24. 2022-05-05
    historical
25. 2022-04-29
    status Active
26. 2022-04-24
    status Pending
27. 2022-04-20
    status Active
28. 2022-04-15
    historical
29. 2022-04-07
    status Pending
30. 2022-04-04
    listed $69,900 Active
31. 2016-08-06
    historical
32. 2016-01-15
    listed $42,000 Active
33. 2004-08-17
    soldstatus
34. 2004-05-19
    soldstatus
35. 1974-02-13
    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: $970 · $81/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$292/yr (+$24/mo · 30.1%)

ⓘ 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 2/10 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: $18,819
• − Mortgage interest: −$7,282
• − Property taxes: −$970
• − Insurance: −$650
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$3,782
• Taxable income: $3,125
• Est. tax owed @ 24.0%: −$750
• After-tax cash flow: $4,317/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): 11,833
• Household income: $54,443
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 338.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 48% White 34% Two or more races 25% Black 10% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 37% Puerto Rican 1% Cuban 3%
• Common ancestry: Italian 2% Arab 2% Romanian 1%
• Foreign-born: 22% · Canada, Vietnam, Philippines
• Languages at home: 58% English-only · Spanish 35% Arabic 2% Vietnamese 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: ▼ -35.35%
• Current HPI: 392.4402
• Rent YoY: —
• 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

+209.5% since first listed

22 events — show timeline

• 2026-03-27 Listed $130,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-24 Coming Soon $130,000 Heartland MLS as Distributed by MLS Grid
• 2022-11-15 Sold (Public Records) — Public Records
• 2022-11-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-11-02 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-10-06 Listed $119,000 Heartland MLS as Distributed by MLS Grid
• 2022-09-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-08-22 Price Changed $129,950 Heartland MLS as Distributed by MLS Grid
• 2022-07-21 Listed $134,000 Heartland MLS as Distributed by MLS Grid
• 2022-06-09 Sold (Public Records) — Public Records
• 2022-05-05 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-04-29 Relisted — Heartland MLS as Distributed by MLS Grid
• 2022-04-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-04-20 Relisted — Heartland MLS as Distributed by MLS Grid
• 2022-04-15 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-04-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-04-04 Listed $69,900 Heartland MLS as Distributed by MLS Grid
• 2016-08-06 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2016-01-15 Listed $42,000 Heartland MLS as Distributed by MLS Grid
• 2004-08-17 Sold (Public Records) — Public Records
• 2004-05-19 Sold (Public Records) — Public Records
• 1974-02-13 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $970 · -37.9% YoY. Source: county tax records.