3427 Wabash Ave · Kansas City, MO 64109

$109,900

4 bd · 1.0 ba · 2,104 sqft · SingleFamily public records · 226 Days on market

Built 1912 Fair condition 4,348 sqft lot $52/sqft · 40% below area Est $184k · 40% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.9/5.0
• Livability +3.9/5.0
• Condition / age +2.2/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This turn of the Century home is located in Commonwealth Add subdivision. With 2,104 square feet and 4 bedrooms 1 full bath you will want to bid on this home. Home has a basement with approx 839 square feet.

Key facts

• 4,348 sq ft lot
• Built 1912
• Listed 226 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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: 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: M. L. King Elementary (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 665 students, 100% FRL); Central Middle School (math 0% / reading 9%, grade F, #388 of 391 statewide, top 99%, 428 students, 99% FRL); Southeast High School (math 2% / reading 12%, grade F, #512 of 521 statewide, top 99%, 487 students, 99% FRL) — zoned schools average 99% FRL vs 75% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 6% at this address vs 18% district-wide (-12 pts) — the specific schools serving this property underperform the Kansas City 33 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+9.5%/yr); 156 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 75d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $1,675/mo this rent would consume 48% of the median local household income ($42k/yr) — 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 $760 of loan paydown is wiped out by about $3k 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 + 8.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.52% ✓
• Cap rate: 13.18%
• Cash-on-cash: 24.60%
• DSCR: 2.09
• GRM: 5.5

CMA / ARV

• ARV (median comp): $184,052
• List price: $109,900
• Delta: -40.29%
• 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
3617 Olive St	0.23mi	4/2.0	2,374 (+13%)	1mo	$124,900	$53	63
3428 College Ave	0.47mi	4/2.0	2,010 (-4%)	6mo	$204,900	$102	61
3403 Agnes Ave	0.31mi	3/2.0 (-1)	1,928 (-8%)	2mo	$120,000	$62	61
3237 Park Ave	0.24mi	3/3.0 (-1)	1,956 (-7%)	4mo	$178,000	$91	61
3714 Bellefontaine Ave	0.49mi	4/1.0	2,297 (+9%)	4mo	$110,000	$48	58
3549 Paseo Blvd	0.71mi	4/1.5	2,094 (-0%)	8mo	$85,000	$41	58
3041 Park Ave	0.48mi	4/2.0	2,283 (+8%)	4mo	$105,000	$46	56
3601 Park Ave	0.23mi	5/2.5 (+1)	2,353 (+12%)	4mo	$150,000	$64	55
3311 Askew Ave	0.70mi	4/2.0	2,174 (+3%)	4mo	$199,999	$92	54
3218 Benton Blvd	0.48mi	4/2.5	1,854 (-12%)	3mo	$155,000	$84	49
4008 Chestnut Ave	0.74mi	4/2.0	2,237 (+6%)	3mo	$200,000	$89	49
3715 College Ave	0.61mi	3/2.0 (-1)	1,905 (-10%)	6mo	$199,900	$105	41

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 2.01×
• Total profit: $31,199
• Equity at exit: $16,386

10-year hold

• IRR: 34.1%
• Equity multiple: 4.87×
• Total profit: $119,117
• Equity at exit: $9,502

Cash invested: $30,772 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 42 active · 38 under contract
• Months of supply: 7.2 mo (14%/mo absorbed)
• Median asking: $172,200 ($90/sqft)
• Median days on market: 75 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: -3.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 64109

• Rents YoY: 9.5%
• Active inventory: 156
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,675 high
• Mortgage (P&I): −$576
• Tax from tax record: −$70 /mo · $843/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $631

Break-even live

Break-even rent $876

Max offer price $109,900

Occupancy floor 57%

Sensitivity live

Price	-10% $693	-5% $662	+0% $631	+5% $600	+10% $569
Rent	-10% $498	-5% $565	+0% $631	+5% $697	+10% $763
Rate	-1.0pp $686	-0.5pp $659	base $631	+0.5pp $602	+1.0pp $573

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: $27,475
• Closing costs: $3,297
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3321 Wabash Ave Kansas City, MO	4.0	3.0	2768	$2,300	$0.83	0d	1	0.10mi
3434 Olive St Kansas City, MO	3.0	2.0	2020	$1,445	$0.72	139d	1	0.11mi
3447 Montgall Ave Kansas City, MO	4.0	2.0	1600	$1,775	$1.11	42d	1	0.15mi
3619 Olive St Kansas City, MO	4.0	2.0	1474	$1,400	$0.95	42d	1	0.26mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	103d	1	0.28mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,150	$0.82	82d	1	0.28mi
2018 E 35th St Kansas City, MO	3.0	2.0	1502	$1,599	$1.06	42d	1	0.29mi
2002 E 35th St Kansas City, MO	3.0	2.0	1426	$1,150	$0.81	75d	1	0.32mi
3317 Agnes Ave Kansas City, MO	5.0	2.0	2872	$1,650	$0.57	75d	1	0.33mi
3408 Bellefontaine Ave Kansas City, MO	4.0	2.0	1888	$2,350	$1.24	71d	1	0.34mi
3606 S Benton Ave Kansas City, MO	5.0	3.0	2800	$2,000	$0.71	139d	1	0.34mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	106d	1	0.42mi
3639 Agnes Ave Kansas City, MO	3.0	2.0	1544	$1,700	$1.10	58d	1	0.44mi
3331 Benton Blvd Kansas City, MO	3.0	1.0	1755	$1,350	$0.77	88d	1	0.44mi
3419 College Ave Kansas City, MO	4.0	1.0	1608	$1,300	$0.81	97d	1	0.49mi
3015 Montgall Ave Kansas City, MO	4.0	2.5	2134	$1,850	$0.87	93d	1	0.50mi
3016 E 32nd St Kansas City, MO	5.0	3.0	2007	$1,650	$0.82	10d	1	0.51mi
3714 Benton Blvd Kansas City, MO	4.0	1.0	1928	$1,550	$0.80	6d	1	0.55mi
3714 Benton Blvd Kansas City, MO	4.0	1.0	1928	$1,550	$0.80	7d	1	0.55mi
3828 Chestnut Ave Kansas City, MO	4.0	2.0	1640	$1,695	$1.03	10d	1	0.56mi
3205 E 31st St Kansas City, MO	4.0	1.0	1800	$1,325	$0.74	119d	1	0.58mi
3205 E 31st St Kansas City, MO	4.0	1.0	1800	$1,395	$0.78	10d	1	0.58mi
3902 Wabash Ave Kansas City, MO	4.0	2.0	1400	$1,850	$1.32	139d	1	0.60mi
3734 College Ave Kansas City, MO	3.0	1.5	1500	$1,450	$0.97	10d	1	0.63mi
3310 Askew Ave Kansas City, MO	3.0	2.0	1484	$1,550	$1.04	42d	1	0.66mi
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	112d	1	0.67mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	119d	1	0.69mi
3901 Benton Blvd Kansas City, MO	4.0	2.0	1950	$1,925	$0.99	68d	1	0.74mi
2941 Victor St Kansas City, MO	4.0	3.5	2900	$2,500	$0.86	10d	1	0.75mi
3525 Monroe Ave Kansas City, MO	3.0	2.0	1569	$1,500	$0.96	139d	1	0.76mi
4018 Prospect Ave Kansas City, MO	4.0	1.5	1900	$1,695	$0.89	139d	1	0.76mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	119d	1	0.76mi
3904 Highland Ave Kansas City, MO	4.0	3.0	2000	$2,075	$1.04	75d	1	0.81mi
4017 S Benton Ave Kansas City, MO	4.0	1.0	1652	$1,395	$0.84	10d	1	0.81mi
4014 Bellefontaine Ave Kansas City, MO	3.0	2.0	1536	$1,275	$0.83	7d	1	0.83mi
3811 E 36th St Kansas City, MO	3.0	1.0	2590	$1,350	$0.52	139d	1	0.85mi
2723 Park Ave Kansas City, MO	5.0	3.0	2010	$1,750	$0.87	82d	1	0.86mi
2708 Olive St Kansas City, MO	4.0	2.0	1585	$1,500	$0.95	112d	1	0.88mi
4112 Park Ave Kansas City, MO	4.0	2.0	1700	$1,700	$1.00	4d	1	0.89mi
4119 Montgall Ave Kansas City, MO	4.0	1.0	1560	$1,495	$0.96	64d	1	0.89mi

Listing history 50 events

1. 2026-09-23
   days on market $109,900 Active 226 DOM
2. 2026-09-22
   days on market $109,900 Active 225 DOM
3. 2026-09-21
   days on market $109,900 Active 224 DOM
4. 2026-09-20
   days on market $109,900 Active 223 DOM
5. 2026-09-19
   days on market $109,900 Active 222 DOM
6. 2026-09-18
   days on market $109,900 Active 221 DOM
7. 2026-09-17
   days on market $109,900 Active 220 DOM
8. 2026-09-16
   days on market $109,900 Active 219 DOM
9. 2026-09-15
   days on market $109,900 Active 218 DOM
10. 2026-09-14
    days on market $109,900 Active 217 DOM
11. 2026-09-13
    days on market $109,900 Active 216 DOM
12. 2026-09-12
    days on market $109,900 Active 215 DOM
13. 2026-09-11
    days on market $109,900 Active 214 DOM
14. 2026-09-05
    days on market $109,900 Active 208 DOM
15. 2026-09-04
    days on market $109,900 Active 207 DOM
16. 2026-09-03
    days on market $109,900 Active 206 DOM
17. 2026-08-31
    days on market $109,900 Active 203 DOM
18. 2026-08-29
    days on market $109,900 Active 201 DOM
19. 2026-08-28
    days on market $109,900 Active 200 DOM
20. 2026-08-27
    days on market $109,900 Active 199 DOM
21. 2026-08-26
    days on market $109,900 Active 198 DOM
22. 2026-08-25
    days on market $109,900 Active 197 DOM
23. 2026-08-24
    days on market $109,900 Active 196 DOM
24. 2026-08-23
    days on market $109,900 Active 195 DOM
25. 2026-08-22
    days on market $109,900 Active 194 DOM
26. 2026-08-21
    days on market $109,900 Active 193 DOM
27. 2026-08-20
    days on market $109,900 Active 192 DOM
28. 2026-08-19
    days on market $109,900 Active 191 DOM
29. 2026-08-18
    days on market $109,900 Active 190 DOM
30. 2026-08-17
    days on market $109,900 Active 189 DOM
31. 2026-08-16
    days on market $109,900 Active 188 DOM
32. 2026-08-15
    days on market $109,900 Active 187 DOM
33. 2026-08-14
    days on market $109,900 Active 186 DOM
34. 2026-08-13
    days on market $109,900 Active 185 DOM
35. 2026-08-12
    days on market $109,900 Active 184 DOM
36. 2026-08-11
    days on market $109,900 Active 183 DOM
37. 2026-08-10
    days on market $109,900 Active 182 DOM
38. 2026-08-09
    days on market $109,900 Active 181 DOM
39. 2026-08-08
    days on market $109,900 Active 180 DOM
40. 2026-08-07
    days on market $109,900 Active 179 DOM
41. 2026-08-06
    days on market $109,900 Active 178 DOM
42. 2026-08-05
    days on market $109,900 Active 177 DOM
43. 2026-08-04
    days on market $109,900 Active 176 DOM
44. 2026-08-03
    days on market $109,900 Active 175 DOM
45. 2026-07-31
    days on market $109,900 Active 172 DOM
46. 2026-07-30
    days on market $109,900 Active 170 DOM
47. 2026-07-28
    days on market $109,900 Active 169 DOM
48. 2026-07-26
    days on market $109,900 Active 167 DOM
49. 2026-07-24
    days on market $109,900 Active 165 DOM
50. 2026-07-23
    days on market $109,900 Active 164 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: $843 · $70/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$223/yr (+$19/mo · 26.4%)

ⓘ 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: $20,098
• − Mortgage interest: −$6,156
• − Property taxes: −$843
• − Insurance: −$550
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$3,197
• Taxable income: $6,137
• Est. tax owed @ 24.0%: −$1,473
• After-tax cash flow: $6,096/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.

Condition & rehab AI · 5 photos

Fair 45/100 Moderate rehab Est. rehab $52,600–$94,680 screening

This home requires significant repairs to the roof and exterior siding, but has potential for substantial value increase with these improvements.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear

Repairs flagged

• Major roof — Significant damage or wear is visible on the roof.
• Moderate exterior siding — Minor damage and discoloration are present on the exterior siding.

Value-add opportunities

• Both repair roof and exterior siding — Both repairs will significantly improve the home's appearance and curb appeal, enhancing its resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 9/100

Zoned Schools

Elementary Faxon Elementary F MO #1,007/1,115 Nat'l #37,719/41,679 Middle Central Middle School F MO #388/391 Nat'l #13,904/14,009 High Central High School F MO #507/521 Nat'l #16,463/17,239

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

B Composite livability gradescore 78/100

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 · 719,589 people
• City population: 439,467
• Metro: Kansas City, MO-KS
• Population (ZIP): 10,043
• Household income: $41,943
• Rent vs Own: 61.7% rent · 38.3% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 45% White 39% Hispanic / Latino 9% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 7% · Canada, Philippines, China
• Languages at home: 88% English-only · Spanish 5% Other Asian/Pacific 3% Arabic 1%

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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: ▼ -275.12%
• Current HPI: 243.6094
• Rent YoY: ▲ 9.50%
• Metro: Kansas City, MO-KS
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

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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

+5.2% since first listed

4 events — show timeline

• 2026-03-04 Price Changed $109,900 Heartland MLS as Distributed by MLS Grid
• 2026-02-09 Listed $104,500 Heartland MLS as Distributed by MLS Grid
• 2024-08-09 Sold (Public Records) — Public Records
• 1991-11-25 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $843 · -36.4% YoY. Source: county tax records.