4408 S Benton Ave · Kansas City, MO 64130

$80,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 43 Days on market

Built 1947 6,917 sqft lot $111/sqft · 51% above area Est $88k · 9% 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 +28.8/30.0
• ARV discount +11.6/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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

Great Rental property. Does have tenant in place.

Key facts

• 6,917 sq ft lot
• Built 1947
• Listed 43 days

Property features AI

Finance

• Other: Living area reported as 1,200 (owner source for above-grade area); Lot size reported as 6,917 square feet
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Stucco and frame construction; Tile roof; Approximately 76-100 years old
• Exterior features: Not in a flood plain

Interior

• Kitchen: Eat-in kitchen; Laminate counters
• Bedrooms: 2 bedrooms (one listed as Bedroom 2); All carpet in bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bath with shower over tub
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Ranch floor plan; Basement (other)
• Laundry & utility: Dedicated laundry room

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 $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: Rents rising fast (+4.4%/yr); 187 active listings in the ZIP; 30 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y 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 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.30% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.42%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (median comp): $88,090
• List price: $80,000
• Delta: -9.18%
• 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
4619 S Benton Ave	0.27mi	2/1.0	726 (+1%)	14mo	$80,000	$110	75
4210 Monroe Ave	0.55mi	2/1.0	720 (0%)	6mo	$107,500	$149	69
4442 Myrtle Ave	0.69mi	2/1.0	720 (0%)	6mo	$94,900	$132	63
4205 Olive St	0.38mi	2/1.0	770 (+7%)	14mo	$45,950	$60	59
2906 E 49th St	0.58mi	2/1.0	704 (-2%)	16mo	$70,000	$99	56
4218 Cleveland Ave	0.60mi	2/1.0	780 (+8%)	6mo	$110,000	$141	53
4824 Agnes Ave	0.58mi	2/1.0	792 (+10%)	4mo	$79,000	$100	52
4338 Myrtle Ave	0.68mi	2/1.0	780 (+8%)	3mo	$125,000	$160	52
2010 E 48th Ter	0.74mi	2/1.0	759 (+5%)	12mo	$134,000	$177	47
4411 Monroe Ave	0.53mi	3/1.0 (+1)	624 (-13%)	4mo	$75,000	$120	45
4428 Garfield Ave	0.50mi	3/1.0 (+1)	800 (+11%)	10mo	$75,000	$94	45
4909 S Benton Ave	0.62mi	2/1.0	821 (+14%)	5mo	$75,000	$91	43

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: 6.4%
• Equity multiple: 1.25×
• Total profit: $5,699
• Equity at exit: $11,928

10-year hold

• IRR: 17.0%
• Equity multiple: 2.49×
• Total profit: $33,464
• Equity at exit: $6,917

Cash invested: $22,400 (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 64130

• Home prices YoY: -21.5%
• Rents YoY: 4.4%
• Active inventory: 187
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,040 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $269

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 69%

Sensitivity live

Price	-10% $324	-5% $297	+0% $269	+5% $241	+10% $214
Rent	-10% $187	-5% $228	+0% $269	+5% $310	+10% $351
Rate	-1.0pp $309	-0.5pp $289	base $269	+0.5pp $248	+1.0pp $227

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2305 E 41st St Kansas City, MO	2.0	1.0	750	$1,000	$1.33	8d	1	0.51mi
1500 E 46th St Kansas City, MO	1.0–3.0	1.0	803	$1,050	$1.31	44d	1	0.87mi
3017 E 51st St Kansas City, MO	2.0	1.0	621	$1,303	$2.10	8d	1	0.87mi
4232 Virginia Ave Unit 1 Kansas City, MO	1.0	1.0	592	$750	$1.27	20d	1	1.01mi
3315 E 52nd St Kansas City, MO	2.0	1.0	662	$1,125	$1.70	24d	1	1.04mi
4828 The Paseo Kansas City, MO	1.0	1.0	518	$827	$1.60	44d	1	1.06mi
4200 Tracy Ave Kansas City, MO	1.0	1.0	500	$1,150	$2.30	24d	1	1.08mi
4818 Paseo Blvd Unit 1W Kansas City, MO	1.0	1.0	526	$945	$1.80	24d	1	1.08mi
4818 Paseo Blvd Kansas City, MO	1.0	1.0	518	$850	$1.64	44d	9	1.08mi
4820 The Paseo Kansas City, MO	1.0	1.0	518	$873	$1.69	44d	1	1.09mi
4838 The Paseo Kansas City, MO	1.0	1.0	518	$827	$1.60	44d	1	1.09mi
4818 Paseo Blvd Kansas City, MO	1.0	1.0	526	$945	$1.80	12d	10	1.10mi
4818 Paseo Blvd Kansas City, MO	1.0	1.0	526	$945	$1.80	4d	8	1.10mi
1410 E 49th St Kansas City, MO	1.0	1.0	518	$873	$1.69	44d	1	1.10mi
4832 The Paseo Kansas City, MO	1.0	1.0	518	$873	$1.69	44d	1	1.10mi
4818 The Paseo Unit 2N Kansas City, MO	1.0	1.0	526	$945	$1.80	17d	1	1.11mi
4818 The Paseo Unit 3S Kansas City, MO	1.0	1.0	526	$895	$1.70	24d	1	1.11mi
4818 The Paseo Unit 2N Kansas City, MO	1.0	1.0	526	$995	$1.89	24d	1	1.11mi
4840 The Paseo Kansas City, MO	1.0	1.0	518	$827	$1.60	44d	1	1.11mi
1320 E 49th St Kansas City, MO	1.0	1.0	550	$1,000	$1.82	3d	2	1.14mi
815 E 42nd St Unit 815-3W Kansas City, MO	1.0	1.0	650	$1,050	$1.62	8d	1	1.35mi
817 E 42nd St Kansas City, MO	1.0	1.0	650	$1,050	$1.62	4d	1	1.35mi
809 E 42nd St Unit 809-3W Kansas City, MO	1.0	1.0	650	$1,050	$1.62	44d	1	1.36mi
801 E 42nd St Unit 3E Kansas City, MO	1.0	1.0	700	$965	$1.38	4d	1	1.37mi
902 E 39th St Kansas City, MO	1.0	1.0	500	$825	$1.65	44d	1	1.43mi
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	17d	1	1.44mi
3933 Charlotte St Kansas City, MO	1.0	1.0	575	$875	$1.52	22d	1	1.45mi
607 E 42nd St Kansas City, MO	1.0–2.0	1.0	625	$1,150	$1.84	4d	3	1.48mi
605 E 42nd St Unit 605-1B Kansas City, MO	1.0	1.0	400	$915	$2.29	24d	1	1.48mi
4201 Kenwood Ave Kansas City, MO	2.0	1.0	750	$919	$1.23	22d	2	1.49mi

Listing history 36 events

1. 2026-06-18
   days on market $80,000 Active 43 DOM
2. 2026-06-17
   days on market $80,000 Active 42 DOM
3. 2026-06-16
   days on market $80,000 Active 41 DOM
4. 2026-06-15
   days on market $80,000 Active 40 DOM
5. 2026-06-13
   days on market $80,000 Active 38 DOM
6. 2026-06-09
   days on market $80,000 Active 34 DOM
7. 2026-06-08
   days on market $80,000 Active 33 DOM
8. 2026-06-07
   days on market $80,000 Active 32 DOM
9. 2026-06-05
   days on market $80,000 Active 29 DOM
10. 2026-06-03
    days on market $80,000 Active 28 DOM
11. 2026-06-02
    days on market $80,000 Active 27 DOM
12. 2026-06-01
    days on market $80,000 Active 26 DOM
13. 2026-05-31
    days on market $80,000 Active 25 DOM
14. 2026-05-06
    listed $80,000 Active 260-char remark
15. 2024-08-14
    historical
16. 2024-05-15
    listed $90,000 Active
17. 2021-07-14
    soldstatus
18. 2021-07-08
    soldstatus Closed

    Show marketing remark (49 chars)

    Great Rental property. Does have tenant in place.

19. 2021-05-23
    status Pending

    Show marketing remark (49 chars)

    Great Rental property. Does have tenant in place.

20. 2021-01-22
    price $56,700

    Show marketing remark (49 chars)

    Great Rental property. Does have tenant in place.

21. 2020-10-22
    status Active

    Show marketing remark (49 chars)

    Great Rental property. Does have tenant in place.

22. 2020-07-26
    status Pending

    Show marketing remark (49 chars)

    Great Rental property. Does have tenant in place.

23. 2020-06-27
    listed $59,000 Active

    Show marketing remark (49 chars)

    Great Rental property. Does have tenant in place.

24. 2014-12-18
    soldstatus
25. 2014-12-18
    soldstatus
26. 2014-12-18
    soldstatus
27. 2014-11-12
    soldstatus
28. 2014-11-07
    soldstatus
29. 2014-07-07
    listed $13,000
30. 2010-08-16
    soldstatus
31. 2010-07-01
    historical
32. 2010-05-06
    listed $6,900
33. 2002-10-03
    soldstatus
34. 2002-09-09
    soldstatus
35. 2002-09-09
    soldstatus
36. 1979-03-23
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $12,486
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$2,327
• Taxable income: $2,079
• Est. tax owed @ 24.0%: −$499
• After-tax cash flow: $2,730/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

+1059.4% since first listed

23 events — show timeline

• 2026-05-06 Listed $80,000 Heartland MLS as Distributed by MLS Grid
• 2024-08-14 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-05-15 Listed $90,000 Heartland MLS as Distributed by MLS Grid
• 2021-07-14 Sold (Public Records) — Public Records
• 2021-07-08 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-05-23 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-01-22 Price Changed $56,700 Heartland MLS as Distributed by MLS Grid
• 2020-10-22 Relisted — Heartland MLS as Distributed by MLS Grid
• 2020-07-26 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-06-27 Listed $59,000 Heartland MLS as Distributed by MLS Grid
• 2014-12-18 Sold (Public Records) — Public Records
• 2014-12-18 Sold (Public Records) — Public Records
• 2014-12-18 Sold (Public Records) — Public Records
• 2014-11-12 Sold (Public Records) — Public Records
• 2014-11-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2014-07-07 Listed $13,000 Heartland MLS as Distributed by MLS Grid
• 2010-08-16 Sold (Public Records) — Public Records
• 2010-07-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2010-05-06 Listed $6,900 Heartland MLS as Distributed by MLS Grid
• 2002-10-03 Sold (Public Records) — Public Records
• 2002-09-09 Sold (Public Records) — Public Records
• 2002-09-09 Sold (Public Records) — Public Records
• 1979-03-23 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $152 · -77.0% YoY. Source: county tax records.