4003 Saint John Ave · Kansas City, MO 64123

$120,000

3 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 122 Days on market

Built 1908 4,526 sqft lot $79/sqft · 36% below area Est $187k · 36% 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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +8.0/10.0
• 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

Located in the Historic Northeast, this 4-bedroom, 2-bath home offers over 1,500 square feet of opportunity. Previously used as a rental, the property is ready for its next chapter and does need TLC, but it is priced accordingly. With strong bones and a functional layout, this home presents a great option for an investor looking to add value or an owner-occupant ready to build equity with updates and improvements. The spacious floor plan includes generous living areas, multiple bedrooms, and a full basement for storage or additional potential. Situated in a pocket where renovated homes have shown strong resale activity, this property offers upside for the right buyer. Conveniently located near downtown Kansas City, major highways, and neighborhood amenities. Bring your vision and make it your own.

Key facts

• 4,526 sq ft lot
• Built 1908
• Listed 122 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 34% 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 $830 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 $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago; this cycle's ask has dropped $30k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.30% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.80%
• DSCR: 1.48
• GRM: 6.4

CMA / ARV

• ARV (median comp): $186,714
• List price: $120,000
• Delta: -35.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 N Gladstone Blvd	0.29mi	3/1.5	1,512 (0%)	3mo	$260,000	$172	82
3521 Lexington Ave	0.33mi	3/1.0	1,552 (+3%)	2mo	$140,000	$90	79
3621 Lexington St	0.27mi	3/1.5	1,395 (-8%)	6mo	$165,000	$118	68
3608 Lexington Ave	0.28mi	3/1.0	1,365 (-10%)	7mo	$189,000	$138	65
402 Kensington Ave	0.31mi	3/2.0	1,376 (-9%)	3mo	$75,000	$55	64
3430 E 6th St	0.62mi	2/2.0 (-1)	1,558 (+3%)	3mo	$75,000	$48	55
3521 Windsor Ave	0.31mi	3/2.0	1,718 (+14%)	7mo	$249,950	$145	53
336 N Brighton Ave	0.61mi	4/1.5 (+1)	1,368 (-10%)	1mo	$205,000	$150	48
4123 E 6th St	0.56mi	4/2.0 (+1)	1,610 (+6%)	10mo	$173,999	$108	46
110 N Brighton Ave	0.56mi	3/2.0	1,350 (-11%)	8mo	$240,000	$178	46
3830 Roberts St	0.42mi	4/2.0 (+1)	1,320 (-13%)	6mo	$70,000	$53	45
311 Gladstone Blvd	0.62mi	3/1.5	1,731 (+14%)	8mo	$200,000	$116	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-99
• Equity at exit: $17,892

10-year hold

• IRR: 9.6%
• Equity multiple: 1.75×
• Total profit: $25,067
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,564 high
• Mortgage (P&I): −$629
• Tax from tax record: −$254 /mo · $3,044/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $302

Break-even live

Break-even rent $1,181

Max offer price $120,000

Occupancy floor 76%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3523 Saint John Ave Kansas City, MO	3.0	1.0	1500	$995	$0.66	24d	1	0.28mi
4405 Norledge Ave Kansas City, MO	3.0	1.0	1510	$1,600	$1.06	44d	1	0.29mi
218 N Elmwood Ave Kansas City, MO	4.0	2.0	1184	$1,500	$1.27	44d	1	0.33mi
3429 Morrell Ave Kansas City, MO	4.0	1.5	1800	$1,650	$0.92	7d	1	0.36mi
203 N Indiana Ave Unit 209 Indiana Kansas City, MO	2.0	1.0	1500	$1,400	$0.93	44d	1	0.42mi
3510 Garner Ave Kansas City, MO	3.0	2.0	1536	$1,400	$0.91	3d	1	0.43mi
307 Bellefontaine Ave Kansas City, MO	3.0	3.0	2023	$3,500	$1.73	16d	1	0.69mi
311 Bellefontaine Ave Kansas City, MO	3.0	2.0	1360	$2,200	$1.62	44d	1	0.69mi
5213 Wilburn Ct Kansas City, MO	3.0	1.0	1274	$1,375	$1.08	21d	1	0.77mi
504 Bellefontaine Ave Unit 2 Kansas City, MO	2.0	2.0	1500	$1,300	$0.87	44d	1	0.79mi
815 Elmwood Ave Kansas City, MO	3.0	1.5	1302	$1,600	$1.23	14d	1	0.82mi
441 N Hardesty Ave Kansas City, MO	4.0	1.0	1511	$1,550	$1.03	24d	1	0.91mi
901 Benton Blvd Unit 7 Kansas City, MO	2.0	1.0	1100	$1,202	$1.09	44d	1	0.92mi
916 Bellefontaine Ave Kansas City, MO	3.0	1.5	1399	$1,650	$1.18	16d	1	1.02mi
129 Brooklyn Ave Kansas City, MO	2.0	1.0	1225	$1,195	$0.98	10d	1	1.14mi
105 Brooklyn Ave Kansas City, MO	3.0	1.5	1152	$1,250	$1.09	4d	1	1.14mi
1233 Benton Blvd Kansas City, MO	4.0	2.5	1500	$2,500	$1.67	44d	1	1.21mi
2919 E 12th St Kansas City, MO	3.0	2.0	1943	$2,000	$1.03	44d	1	1.23mi
303 White Ave Unit 2 Kansas City, MO	2.0	1.0	1060	$950	$0.90	10d	1	1.24mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	16d	1	1.25mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	20d	1	1.25mi
347 Maple Blvd Kansas City, MO	3.0	1.5	1246	$1,350	$1.08	24d	1	1.33mi
612 Garfield Ave Kansas City, MO	1.0–2.0	1.0–2.0	900	$1,875	$2.08	2d	44	1.43mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,031	$0.97	12d	1	1.45mi

Listing history 32 events

1. 2026-06-18
   days on market $120,000 Active 122 DOM
2. 2026-06-17
   days on market $120,000 Active 121 DOM
3. 2026-06-16
   days on market $120,000 Active 120 DOM
4. 2026-06-15
   days on market $120,000 Active 119 DOM
5. 2026-06-13
   days on market $120,000 Active 117 DOM
6. 2026-06-09
   days on market $120,000 Active 113 DOM
7. 2026-06-08
   days on market $120,000 Active 112 DOM
8. 2026-06-07
   days on market $120,000 Active 111 DOM
9. 2026-06-05
   days on market $120,000 Active 108 DOM
10. 2026-06-03
    days on market $120,000 Active 107 DOM
11. 2026-06-02
    days on market $120,000 Active 106 DOM
12. 2026-06-01
    days on market $120,000 Active 105 DOM
13. 2026-05-31
    days on market $120,000 Active 104 DOM
14. 2026-03-18
    price $120,000 808-char remark

    Show marketing remark (808 chars)

    Located in the Historic Northeast, this 4-bedroom, 2-bath home offers over 1,500 square feet of opportunity. Previously used as a rental, the property is ready for its next chapter and does need TLC, but it is priced accordingly. With strong bones and a functional layout, this home presents a great option for an investor looking to add value or an owner-occupant ready to build equity with updates and improvements. The spacious floor plan includes generous living areas, multiple bedrooms, and a full basement for storage or additional potential. Situated in a pocket where renovated homes have shown strong resale activity, this property offers upside for the right buyer. Conveniently located near downtown Kansas City, major highways, and neighborhood amenities. Bring your vision and make it your own.

15. 2026-02-16
    listed $150,000 Active 808-char remark

    Show marketing remark (808 chars)

    Located in the Historic Northeast, this 4-bedroom, 2-bath home offers over 1,500 square feet of opportunity. Previously used as a rental, the property is ready for its next chapter and does need TLC, but it is priced accordingly. With strong bones and a functional layout, this home presents a great option for an investor looking to add value or an owner-occupant ready to build equity with updates and improvements. The spacious floor plan includes generous living areas, multiple bedrooms, and a full basement for storage or additional potential. Situated in a pocket where renovated homes have shown strong resale activity, this property offers upside for the right buyer. Conveniently located near downtown Kansas City, major highways, and neighborhood amenities. Bring your vision and make it your own.

16. 2022-03-20
    price $1,250
17. 2021-12-29
    soldstatus
18. 2021-12-22
    soldstatus Closed 426-char remark

    Show marketing remark (426 chars)

    We're BACK. We're BACK on the Market Again!!! Previous buyer's FAILED to perform so. .. .. Welcome to 4003 St John Ave. This home has been updated and is move in ready! New flooring, two new bathrooms, all new kitchen with appliances, designated laundry, new mechanicals, and the list goes on. You won't find a nicer home for under $150K and this one is only $145K! Oh. .. and the basement is DRY! Schedule your showing today!

19. 2021-11-18
    status Pending 426-char remark

    Show marketing remark (426 chars)

    We're BACK. We're BACK on the Market Again!!! Previous buyer's FAILED to perform so. .. .. Welcome to 4003 St John Ave. This home has been updated and is move in ready! New flooring, two new bathrooms, all new kitchen with appliances, designated laundry, new mechanicals, and the list goes on. You won't find a nicer home for under $150K and this one is only $145K! Oh. .. and the basement is DRY! Schedule your showing today!

20. 2021-11-17
    status Active 426-char remark

    Show marketing remark (426 chars)

    We're BACK. We're BACK on the Market Again!!! Previous buyer's FAILED to perform so. .. .. Welcome to 4003 St John Ave. This home has been updated and is move in ready! New flooring, two new bathrooms, all new kitchen with appliances, designated laundry, new mechanicals, and the list goes on. You won't find a nicer home for under $150K and this one is only $145K! Oh. .. and the basement is DRY! Schedule your showing today!

21. 2021-10-31
    status Pending 426-char remark

    Show marketing remark (426 chars)

    We're BACK. We're BACK on the Market Again!!! Previous buyer's FAILED to perform so. .. .. Welcome to 4003 St John Ave. This home has been updated and is move in ready! New flooring, two new bathrooms, all new kitchen with appliances, designated laundry, new mechanicals, and the list goes on. You won't find a nicer home for under $150K and this one is only $145K! Oh. .. and the basement is DRY! Schedule your showing today!

22. 2021-10-27
    price $144,000 426-char remark

    Show marketing remark (426 chars)

    We're BACK. We're BACK on the Market Again!!! Previous buyer's FAILED to perform so. .. .. Welcome to 4003 St John Ave. This home has been updated and is move in ready! New flooring, two new bathrooms, all new kitchen with appliances, designated laundry, new mechanicals, and the list goes on. You won't find a nicer home for under $150K and this one is only $145K! Oh. .. and the basement is DRY! Schedule your showing today!

23. 2021-10-19
    listed $145,000 Active 426-char remark

    Show marketing remark (426 chars)

    We're BACK. We're BACK on the Market Again!!! Previous buyer's FAILED to perform so. .. .. Welcome to 4003 St John Ave. This home has been updated and is move in ready! New flooring, two new bathrooms, all new kitchen with appliances, designated laundry, new mechanicals, and the list goes on. You won't find a nicer home for under $150K and this one is only $145K! Oh. .. and the basement is DRY! Schedule your showing today!

24. 2021-02-09
    soldstatus
25. 2021-02-05
    soldstatus Closed
26. 2020-12-17
    status Pending
27. 2020-12-12
    listed $60,000 Active
28. 2013-01-04
    soldstatus
29. 2001-04-20
    soldstatus
30. 2001-01-24
    listed $19,900
31. 1996-02-15
    soldstatus
32. 1991-11-18
    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: $3,044 · $254/mo
• Projected year-2 tax: $3,044 · $254/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 3/10 Moderate
• 🌡 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: $18,765
• − Mortgage interest: −$6,722
• − Property taxes: −$3,044
• − Insurance: −$600
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − Depreciation: −$3,491
• Taxable income: $1,906
• Est. tax owed @ 24.0%: −$457
• After-tax cash flow: $3,171/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

+503.0% since first listed

19 events — show timeline

• 2026-03-18 Price Changed $120,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-16 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2022-03-20 Price Changed $1,250 RENT.
• 2021-12-29 Sold (Public Records) — Public Records
• 2021-12-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-11-18 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-11-17 Relisted — Heartland MLS as Distributed by MLS Grid
• 2021-10-31 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-10-27 Price Changed $144,000 Heartland MLS as Distributed by MLS Grid
• 2021-10-19 Listed $145,000 Heartland MLS as Distributed by MLS Grid
• 2021-02-09 Sold (Public Records) — Public Records
• 2021-02-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-12-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-12-12 Listed $60,000 Heartland MLS as Distributed by MLS Grid
• 2013-01-04 Sold (Public Records) — Public Records
• 2001-04-20 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2001-01-24 Listed $19,900 Heartland MLS as Distributed by MLS Grid
• 1996-02-15 Sold (Public Records) — Public Records
• 1991-11-18 Sold (Public Records) — Public Records

Property tax history

+18.9%/yr

Latest (2025): $3,044 · +26.9% YoY. Source: county tax records.