4210 Park Ave · Kansas City, MO 64130

$79,900

2 bd · 1.0 ba · 1,208 sqft · SingleFamily public records · 90 Days on market

Built 1909 5,239 sqft lot $66/sqft · 6% below area Est $85k · 6% 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 +10.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Charming bungalow in the heart of Kansas City! Welcome to this delightful 2-bedroom, 1-bath home that blends classic character with practical updates. Step inside to discover a bright, functional galley kitchen featuring sleek solid surface countertops. The cozy layout flows effortlessly from the living area to the bedrooms. Bonus features are a covered rear deck, an enclosed front porch and a detached 1 car garage.

Key facts

• Galley kitchen
• Covered rear deck
• Enclosed front porch

Tags

• GALLEY KITCHEN
• SOLID SURFACE COUNTERTOPS
• COVERED REAR DECK
• ENCLOSED FRONT PORCH

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 $479 ($6k/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: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• This rent runs 37% of the median local income ($42k/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 $552 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $18k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1909 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 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 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.63% ✓
• Cap rate: 14.32%
• Cash-on-cash: 28.66%
• DSCR: 2.28
• GRM: 5.1

CMA / ARV

• ARV (median comp): $85,191
• List price: $79,900
• Delta: -6.21%
• 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
4000 Garfield Ave	0.29mi	3/2.0 (+1)	1,250 (+4%)	7mo	$215,000	$172	66
4444 Olive St	0.33mi	3/1.5 (+1)	1,291 (+7%)	1mo	$120,000	$93	65
3920 S Benton Ave	0.51mi	2/1.5	1,160 (-4%)	5mo	$65,000	$56	64
3936 Wabash Ave	0.32mi	3/2.0 (+1)	1,099 (-9%)	2mo	$89,900	$82	60
4128 Agnes Ave	0.44mi	2/1.0	1,098 (-9%)	7mo	$42,000	$38	58
2809 E 39th St	0.53mi	3/1.0 (+1)	1,279 (+6%)	6mo	$114,900	$90	56
4428 Wayne Ave	0.54mi	3/1.0 (+1)	1,131 (-6%)	8mo	$99,900	$88	53
4427 Agnes Ave	0.55mi	3/1.0 (+1)	1,100 (-9%)	2mo	$69,900	$64	52
3911 Bellefontaine Ave	0.64mi	3/1.5 (+1)	1,250 (+4%)	8mo	$149,000	$119	51
4520 Chestnut Ave	0.51mi	3/2.0 (+1)	1,088 (-10%)	3mo	$94,900	$87	48
3838 S Benton Ave	0.56mi	3/1.0 (+1)	1,066 (-12%)	3mo	$90,000	$84	47
3919 Benton Blvd	0.68mi	2/1.0	1,366 (+13%)	7mo	$64,900	$48	40

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: 20.9%
• Equity multiple: 1.87×
• Total profit: $19,461
• Equity at exit: $11,913

10-year hold

• IRR: 30.0%
• Equity multiple: 3.87×
• Total profit: $64,281
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,305 high
• Mortgage (P&I): −$419
• Tax from tax record: −$44 /mo · $527/yr
• Insurance: −$33
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $479

Break-even live

Break-even rent $698

Max offer price $79,900

Occupancy floor 58%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	7d	1	0.14mi
4107 Olive St Kansas City, MO	3.0	1.5	1271	$1,578	$1.24	7d	1	0.16mi
4014 Park Ave Kansas City, MO	3.0	2.0	1271	$1,273	$1.00	43d	1	0.22mi
3841 Olive St Kansas City, MO	2.0	1.0	792	$985	$1.24	14d	1	0.43mi
4209 Flora Ave Kansas City, MO	2.0	1.0	778	$1,200	$1.54	16d	1	0.45mi
4401 Wayne Ave Kansas City, MO	2.0	1.5	955	$1,300	$1.36	23d	1	0.46mi
4116 Bellefontaine Ave Kansas City, MO	3.0	1.0	1234	$1,000	$0.81	23d	1	0.52mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	16d	1	0.57mi
4534 S Benton Ave Kansas City, MO	2.0	1.0	912	$1,045	$1.15	16d	1	0.59mi
4228 Virginia Ave Kansas City, MO	3.0	1.0	1200	$1,250	$1.04	10d	1	0.60mi
4232 Virginia Ave Unit 3 Kansas City, MO	3.0	1.0	1296	$1,100	$0.85	12d	1	0.61mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	23d	1	0.64mi
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	16d	1	0.65mi
3710 Wabash Ave Unit 2S Kansas City, MO	2.0	1.0	875	$850	$0.97	23d	1	0.66mi
1500 E 46th St Kansas City, MO	1.0–3.0	1.0	803	$1,050	$1.31	43d	1	0.66mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	16d	1	0.68mi
4119 Forest Ave Kansas City, MO	2.0	1.0	950	$1,400	$1.47	12d	1	0.70mi
4117 Forest Ave Kansas City, MO	2.0	2.0	1300	$1,390	$1.07	23d	1	0.70mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	10d	1	0.81mi
1214 Brush Creek Blvd Unit 03 Kansas City, MO	2.0	1.0	950	$1,050	$1.11	16d	1	0.81mi
3609 Wayne Ave Kansas City, MO	3.0	1.5	1118	$1,900	$1.70	23d	1	0.82mi
4005 Bales Ave Kansas City, MO	2.0	1.0	792	$1,050	$1.33	43d	1	0.83mi
3818 Indiana Ave Kansas City, MO	3.0	1.5	1223	$1,147	$0.94	43d	1	0.84mi
4023 Harrison St Unit 4021-2N Kansas City, MO	2.0	1.0	850	$1,295	$1.52	23d	1	0.85mi
4023 Harrison St Unit 40232-S Kansas City, MO	2.0	1.0	850	$1,250	$1.47	23d	1	0.85mi
4154 Harrison St Kansas City, MO	2.0	1.0	1100	$1,395	$1.27	43d	1	0.86mi
4220 Harrison St Unit 1S Kansas City, MO	3.0	2.0	1200	$1,795	$1.50	7d	1	0.86mi
4610 Forest Ave Kansas City, MO	3.0	2.0	1365	$2,450	$1.79	43d	1	0.89mi
4614 Forest Ave Kansas City, MO	2.0	2.0	1265	$1,995	$1.58	16d	1	0.90mi
2002 E 35th St Kansas City, MO	3.0	2.0	1426	$1,295	$0.91	7d	1	0.91mi
4910 Michigan Ave Kansas City, MO	3.0	1.5	1199	$1,400	$1.17	7d	1	0.92mi
820 E 43rd St Kansas City, MO	2.0	1.0	900	$985	$1.09	16d	1	0.92mi
918 E 39th St Kansas City, MO	2.0	1.0	1050	$1,175	$1.12	43d	1	0.94mi
4930 Park Ave Kansas City, MO	3.0	1.0	900	$1,300	$1.44	16d	1	0.95mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	23d	1	0.95mi
4216 Cleveland Ave Kansas City, MO	2.0	1.0	780	$1,125	$1.44	16d	1	0.95mi
801 E 42nd St Unit 3E Kansas City, MO	1.0	1.0	700	$965	$1.38	3d	1	0.96mi
3524 Bellefontaine Ave Kansas City, MO	3.0	1.0	1228	$1,350	$1.10	43d	1	0.96mi
4013 Charlotte St Unit 1N Kansas City, MO	2.0	1.0	900	$1,200	$1.33	23d	1	0.97mi
4911 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	16d	1	0.99mi

Listing history 22 events

1. 2026-06-18
   days on market $79,900 Active 90 DOM
2. 2026-06-17
   days on market $79,900 Active 89 DOM
3. 2026-06-16
   days on market $79,900 Active 88 DOM
4. 2026-06-15
   days on market $79,900 Active 87 DOM
5. 2026-06-13
   days on market $79,900 Active 85 DOM
6. 2026-06-09
   days on market $79,900 Active 81 DOM
7. 2026-06-08
   days on market $79,900 Active 80 DOM
8. 2026-06-07
   days on market $79,900 Active 79 DOM
9. 2026-06-05
   days on market $79,900 Active 76 DOM
10. 2026-06-03
    days on market $79,900 Active 75 DOM
11. 2026-06-02
    days on market $79,900 Active 74 DOM
12. 2026-06-01
    days on market $79,900 Active 73 DOM
13. 2026-05-31
    days on market $79,900 Active 72 DOM
14. 2026-04-25
    price $87,500 419-char remark

    Show marketing remark (419 chars)

    Charming bungalow in the heart of Kansas City! Welcome to this delightful 2-bedroom, 1-bath home that blends classic character with practical updates. Step inside to discover a bright, functional galley kitchen featuring sleek solid surface countertops. The cozy layout flows effortlessly from the living area to the bedrooms. Bonus features are a covered rear deck, an enclosed front porch and a detached 1 car garage.

15. 2026-03-20
    listed $97,500 Active 419-char remark

    Show marketing remark (419 chars)

    Charming bungalow in the heart of Kansas City! Welcome to this delightful 2-bedroom, 1-bath home that blends classic character with practical updates. Step inside to discover a bright, functional galley kitchen featuring sleek solid surface countertops. The cozy layout flows effortlessly from the living area to the bedrooms. Bonus features are a covered rear deck, an enclosed front porch and a detached 1 car garage.

16. 2023-06-20
    soldstatus
17. 2022-08-15
    soldstatus
18. 2017-08-31
    soldstatus
19. 2010-09-03
    soldstatus
20. 2007-12-21
    soldstatus 300-char remark

    Show marketing remark (300 chars)

    1200+ sq ft with laundry up for 12K! Great old home needs TLC, front and back porch, hardwood floors, 2BR/1 Ba with LR, DR FP AND a little room up top of the staircase for kids playroom. Detached garage too! WAY BELOW JACKSON COUNTY APPRAISED VALUE! Please call Vicki at 728-8291 before faxing offer.

21. 2007-09-04
    listed $12,000 300-char remark

    Show marketing remark (300 chars)

    1200+ sq ft with laundry up for 12K! Great old home needs TLC, front and back porch, hardwood floors, 2BR/1 Ba with LR, DR FP AND a little room up top of the staircase for kids playroom. Detached garage too! WAY BELOW JACKSON COUNTY APPRAISED VALUE! Please call Vicki at 728-8291 before faxing offer.

22. 2005-11-17
    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: $527 · $44/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$248/yr (+$21/mo · 47.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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: $15,655
• − Mortgage interest: −$4,476
• − Property taxes: −$527
• − Insurance: −$1,066
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$2,324
• Taxable income: $4,757
• Est. tax owed @ 24.0%: −$1,142
• After-tax cash flow: $4,605/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

+629.2% since first listed

9 events — show timeline

• 2026-04-25 Price Changed $87,500 Heartland MLS as Distributed by MLS Grid
• 2026-03-20 Listed $97,500 Heartland MLS as Distributed by MLS Grid
• 2023-06-20 Sold (Public Records) — Public Records
• 2022-08-15 Sold (Public Records) — Public Records
• 2017-08-31 Sold (Public Records) — Public Records
• 2010-09-03 Sold (Public Records) — Public Records
• 2007-12-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-09-04 Listed $12,000 Heartland MLS as Distributed by MLS Grid
• 2005-11-17 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $527 · -26.5% YoY. Source: county tax records.