310 Kensington Ave · Kansas City, MO 64124

$214,900

5 bd · 1.0 ba · 1,992 sqft · SingleFamily public records · 46 Days on market

Built 1911 4,791 sqft lot $108/sqft · 6% below area Est $229k · 6% under

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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 +14.9/30.0
• ARV discount +10.3/15.0
• DSCR +4.5/10.0
• Livability +3.9/5.0
• 1% rule +3.2/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on a charming, tree-lined street, this inviting home at 310 Kensington Avenue blends classic character with modern comfort in the heart of Kansas City. Step inside to discover a light-filled interior featuring spacious living areas, warm hardwood floors, and thoughtfully updated finishes throughout. The kitchen offers both style and functionality, with ample cabinetry and workspace—perfect for everyday living or entertaining guests. Generous bedrooms provide comfort and flexibility, while the well-appointed bathrooms add a touch of everyday luxury. Outside, enjoy a private yard ideal for relaxing evenings, gardening, or weekend gatherings. Conveniently located near local shops, dining, parks, and major commuter routes, this home offers the perfect balance of neighborhood charm and city accessibility. Whether you're a first-time buyer or looking to upgrade, this property is a fantastic opportunity to own a piece of Kansas City living at its best.

Key facts

• Updated finishes
• Ample cabinetry
• Private yard

Tags

• LIGHT FILLED INTERIOR
• HARDWOOD FLOORS
• UPDATED FINISHES
• AMPLE CABINETRY
• PRIVATE YARD

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $62 ($739/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (18.2% below list).
• Recommended offer: $176k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Gladstone Elementary (math 17% / reading 27%, grade F, #910 of 1,115 statewide, top 83%, 372 students, 99% FRL); Northeast Middle School (math 4% / reading 9%, grade F, #384 of 391 statewide, top 98%, 555 students, 100% FRL); Northeast High (math 2% / reading 22%, grade F, #497 of 521 statewide, top 96%, 657 students, 100% 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 (+2.2%/yr); 53 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $1,758/mo this rent would consume 46% of the median local household income ($46k/yr) (locally 541% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 46 days — a 3% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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.
• Current owner paid $40k; list at $215k implies a 437% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,790 (18.2% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1911 — 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. 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?
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: 0.82% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

• ARV (median comp): $228,988
• List price: $214,900
• Delta: -6.15%
• 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
310 Kensington Ave	0.00mi	6/4.0 (+1)	1,992 (0%)	1mo	$214,900	$108	82
101 Jackson Ave	0.17mi	4/1.5 (-1)	2,148 (+8%)	3mo	$225,000	$105	70
411 N Kensington Ave	0.41mi	4/2.0 (-1)	1,986 (-0%)	9mo	$270,000	$136	64
701 Elmwood Ave	0.51mi	5/2.0	1,885 (-5%)	4mo	$199,000	$106	60
301 Cypress Ave	0.10mi	4/2.5 (-1)	1,812 (-9%)	12mo	$215,000	$119	59
216 N Clinton Pl	0.34mi	4/2.5 (-1)	1,910 (-4%)	9mo	$295,000	$154	59
4238 Norledge Ave	0.39mi	4/3.0 (-1)	2,061 (+4%)	10mo	$285,000	$138	55
3532 Windsor Ave	0.51mi	4/2.0 (-1)	2,113 (+6%)	4mo	$285,000	$135	54
3400 Thompson Ave	0.63mi	5/3.0	2,096 (+5%)	1mo	$319,900	$153	54
3939 Sunrise Dr	0.47mi	4/2.5 (-1)	2,150 (+8%)	2mo	$299,900	$139	52
137 N Van Brunt Blvd	0.38mi	4/2.5 (-1)	1,766 (-11%)	3mo	$163,400	$93	50
131 N Chelsea Ave	0.42mi	4/2.0 (-1)	2,172 (+9%)	8mo	$250,000	$115	50

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-32,375
• Equity at exit: $32,042

10-year hold

• IRR: -8.0%
• Equity multiple: 0.52×
• Total profit: $-29,095
• Equity at exit: $18,581

Cash invested: $60,172 (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 64124

• Home prices YoY: -26.0%
• Rents YoY: 2.2%
• Active inventory: 53
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,758 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$111 /mo · $1,328/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $62

Break-even live

Break-even rent $1,680

Max offer price $214,900

Occupancy floor 92%

Sensitivity live

Price	-10% $183	-5% $122	+0% $62	+5% $1	+10% $-60
Rent	-10% $-77	-5% $-8	+0% $62	+5% $131	+10% $200
Rate	-1.0pp $170	-0.5pp $116	base $62	+0.5pp $6	+1.0pp $-51

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3429 Morrell Ave Kansas City, MO	4.0	1.5	1800	$1,650	$0.92	9d	1	0.52mi
441 N Hardesty Ave Kansas City, MO	4.0	1.0	1511	$1,550	$1.03	25d	1	0.82mi
1233 Benton Blvd Kansas City, MO	4.0	2.5	1500	$2,500	$1.67	45d	1	1.18mi
1805 Jackson Ave Kansas City, MO	4.0	2.0	1250	$1,250	$1.00	45d	1	1.47mi

Listing history 16 events

1. 2026-04-13
   listed $214,900 Active 973-char remark

   Show marketing remark (973 chars)

   Nestled on a charming, tree-lined street, this inviting home at 310 Kensington Avenue blends classic character with modern comfort in the heart of Kansas City. Step inside to discover a light-filled interior featuring spacious living areas, warm hardwood floors, and thoughtfully updated finishes throughout. The kitchen offers both style and functionality, with ample cabinetry and workspace—perfect for everyday living or entertaining guests. Generous bedrooms provide comfort and flexibility, while the well-appointed bathrooms add a touch of everyday luxury. Outside, enjoy a private yard ideal for relaxing evenings, gardening, or weekend gatherings. Conveniently located near local shops, dining, parks, and major commuter routes, this home offers the perfect balance of neighborhood charm and city accessibility. Whether you're a first-time buyer or looking to upgrade, this property is a fantastic opportunity to own a piece of Kansas City living at its best.

2. 2023-11-24
   historical
3. 2023-11-14
   price $145,000
4. 2023-10-24
   price $165,000
5. 2023-09-29
   listed $180,000 Active
6. 2022-06-02
   price $125,000
7. 2022-06-01
   status Pending
8. 2022-05-24
   soldstatus
9. 2022-05-23
   soldstatus Closed
10. 2022-05-23
    listed $1,250,000 Active
11. 2015-11-04
    historical
12. 2014-10-13
    listed $57,000
13. 2007-06-26
    soldstatus
14. 2007-06-26
    soldstatus
15. 2005-09-08
    soldstatus $40,000
16. 1989-02-28
    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: $1,328 · $111/mo
• Projected year-2 tax: $2,085 · $174/mo
• Expected delta: +$757/yr (+$63/mo · 57.0%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,095
• − Mortgage interest: −$12,038
• − Property taxes: −$1,328
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$6,252
• Taxable loss: −$2,972
• Est. tax savings @ 24.0%: +$713
• After-tax cash flow: $1,452/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): 10,925
• Household income: $46,241
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 541.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 43% White 30% Black 20% Two or more races 10% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 30% Cuban 1%
• Common ancestry: Italian 2% Hispanic 1% Serbian 1%
• Foreign-born: 32% · Canada, Vietnam
• Languages at home: 52% English-only · Spanish 35% Vietnamese 2% Arabic 2%

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: ▼ -125.95%
• Current HPI: 358.4244
• Rent YoY: ▲ 2.20%
• 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

+437.2% since first listed

16 events — show timeline

• 2026-04-13 Listed $214,900 Heartland MLS as Distributed by MLS Grid
• 2023-11-24 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-11-14 Price Changed $145,000 Heartland MLS as Distributed by MLS Grid
• 2023-10-24 Price Changed $165,000 Heartland MLS as Distributed by MLS Grid
• 2023-09-29 Listed $180,000 Heartland MLS as Distributed by MLS Grid
• 2022-06-02 Price Changed $125,000 Heartland MLS as Distributed by MLS Grid
• 2022-06-01 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-05-24 Sold (Public Records) — Public Records
• 2022-05-23 Listed $1,250,000 Heartland MLS as Distributed by MLS Grid
• 2022-05-23 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-11-04 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2014-10-13 Listed $57,000 Heartland MLS as Distributed by MLS Grid
• 2007-06-26 Sold (Public Records) — Public Records
• 2007-06-26 Sold (Public Records) — Public Records
• 2005-09-08 Sold (Public Records) $40,000 Public Records
• 1989-02-28 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,328 · -26.2% YoY. Source: county tax records.