318 Barat Ave · Kansas City, MO 64123

$89,500

2 bd · 1.0 ba · 805 sqft · SingleFamily public records · 89 Days on market

Built 1916 3,179 sqft lot Est $103k · 13% 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 +13.4/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

Key facts

• 3,179 sq ft lot
• Listed 89 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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; 12 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $619 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 + 3.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,130 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 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 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.29% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.36%
• DSCR: 1.73
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $103,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 Barat Ave	0.00mi	2/1.0	805 (0%)	1mo	$89,500	$111	99
5921 Lexington Ave	0.05mi	2/1.0	768 (-5%)	11mo	$109,900	$143	81
436 Lawndale Ave	0.22mi	2/1.0	878 (+9%)	2mo	$85,000	$97	73
126 Belmont Blvd	0.18mi	3/2.0 (+1)	799 (-1%)	12mo	$65,900	$82	71
5506 Scarritt Ave	0.41mi	2/1.0	864 (+7%)	1mo	$40,000	$46	68
134 N Belmont Blvd	0.31mi	2/1.0	874 (+9%)	4mo	$60,000	$69	68
420 N Drury Ave	0.56mi	2/1.0	834 (+4%)	0mo	$114,900	$138	68
515 Oakley Ave	0.30mi	2/1.0	909 (+13%)	4mo	$90,000	$99	62
805 Beacon Ave	0.56mi	2/1.0	780 (-3%)	11mo	$100,000	$128	59
807 Beacon Ave	0.57mi	2/1.0	872 (+8%)	7mo	$140,000	$161	53
445 N Lawndale Ave	0.56mi	2/1.0	699 (-13%)	2mo	$95,000	$136	50
6024 E 11th St	0.70mi	3/2.0 (+1)	768 (-5%)	6mo	$98,950	$129	45

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: 7.4%
• Equity multiple: 1.29×
• Total profit: $7,240
• Equity at exit: $13,345

10-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $34,274
• Equity at exit: $7,738

Cash invested: $25,060 (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: $1,158 high
• Mortgage (P&I): −$469
• Tax from tax record: −$67 /mo · $801/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $342

Break-even live

Break-even rent $726

Max offer price $89,500

Occupancy floor 66%

Sensitivity live

Price	-10% $392	-5% $367	+0% $342	+5% $316	+10% $291
Rent	-10% $250	-5% $296	+0% $342	+5% $387	+10% $433
Rate	-1.0pp $387	-0.5pp $364	base $342	+0.5pp $318	+1.0pp $295

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 White Ave Unit 2 Kansas City, MO	2.0	1.0	1060	$950	$0.90	11d	1	0.09mi
135 Lawndale Ave Kansas City, MO	3.0	2.0	920	$1,500	$1.63	8d	1	0.13mi
445 N Lawndale Ave Kansas City, MO	2.0	1.0	700	$1,200	$1.71	24d	1	0.53mi
611 Ewing Ave Unit B Kansas City, MO	1.0	1.0	700	$800	$1.14	24d	1	0.69mi
6011 E 11th St Kansas City, MO	3.0	1.0	900	$1,200	$1.33	16d	1	0.76mi
3921 Norledge Ave Unit 2E Kansas City, MO	2.0	1.0	900	$950	$1.06	44d	1	1.25mi
3913 Scarritt Ave Apt 2W Kansas City, MO	1.0	1.0	700	$800	$1.14	3d	1	1.25mi
1616 Hardesty Ave Unit 1-108 Kansas City, MO	1.0	1.0	634	$1,150	$1.81	21d	1	1.27mi
301-307 N Gladstone Blvd Unit 307-42 Kansas City, MO	1.0	1.0	650	$850	$1.31	4d	1	1.28mi
307 N Gladstone Blvd Kansas City, MO	1.0	1.0	650	$850	$1.31	44d	3	1.29mi
3600 Saint John Ave Unit 109 Kansas City, MO	1.0	1.0	680	$750	$1.10	44d	1	1.39mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,031	$0.97	13d	1	1.48mi

Listing history 8 events

1. 2026-04-11
   status Pending
2. 2026-01-12
   listed $89,500 Active
3. 2018-01-05
   soldstatus Sold
4. 2018-01-05
   soldstatus
5. 2018-01-05
   soldstatus
6. 2017-11-25
   status Pending
7. 2017-11-14
   listed $19,950 Active
8. 1988-04-05
   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: $801 · $67/mo
• Projected year-2 tax: $868 · $72/mo
• Expected delta: +$67/yr (+$6/mo · 8.4%)

ⓘ 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 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: $13,898
• − Mortgage interest: −$5,013
• − Property taxes: −$801
• − Insurance: −$448
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$2,604
• Taxable income: $2,809
• Est. tax owed @ 24.0%: −$674
• After-tax cash flow: $3,425/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

+348.6% since first listed

8 events — show timeline

• 2026-04-11 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-01-12 Listed $89,500 Heartland MLS as Distributed by MLS Grid
• 2018-01-05 Sold (Public Records) — Public Records
• 2018-01-05 Sold (Public Records) — Public Records
• 2018-01-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2017-11-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2017-11-14 Listed $19,950 Heartland MLS as Distributed by MLS Grid
• 1988-04-05 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $801 · +1.6% YoY. Source: county tax records.