1905 Kansas Ave · Kansas City, MO 64127

$74,900

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 323 Days on market

Built 1925 3,049 sqft lot $111/sqft · 16% below area Est $100k · 25% 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +1.1/10.0

Listing remarks MLS

Great 1 bedroom investment property. Currently occupied. Great tenant, Great neighborhood! Property was updated a little over 1 year ago. New hot water heater added 6 months ago. This is a cute home with minimal maintenance issues. Call listing agent for more questions. TURN KEY!

Key facts

• Updated
• Investment property
• Hot water heater

Tags

• INVESTMENT PROPERTY
• UPDATED
• HOT WATER HEATER
• TURN KEY

🏷️ Possibly a rental listed for sale. The $74,900 price doesn't fit this home's estimated sale value (~$99,956) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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 flat; 108 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 40% of the median local income ($33k/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 $518 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 + 0.9% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 323 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 1.48% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.56%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $99,956
• List price: $74,900
• Delta: -19.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2409 Chestnut Ave	0.43mi	2/1.0	675 (+0%)	4mo	$95,000	$141	76
1909 Kansas Ave	0.01mi	2/1.0	696 (+4%)	24mo	$72,500	$104	74
1825 Askew Ave	0.44mi	3/2.0 (+1)	752 (+12%)	14mo	$125,000	$166	39

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 · 0.94% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.41×
• Total profit: $8,505
• Equity at exit: $11,168

10-year hold

• IRR: 17.9%
• Equity multiple: 2.34×
• Total profit: $28,060
• Equity at exit: $6,476

Cash invested: $20,972 (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 64127

• Home prices YoY: -2.6%
• Rents YoY: 0.9%
• Active inventory: 108
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,110 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $359

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 63%

Sensitivity live

Price	-10% $411	-5% $385	+0% $359	+5% $333	+10% $307
Rent	-10% $272	-5% $315	+0% $359	+5% $403	+10% $447
Rate	-1.0pp $397	-0.5pp $378	base $359	+0.5pp $340	+1.0pp $320

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2454 Benton Blvd Unit 2456-1 Kansas City, MO	1.0	1.0	750	$1,000	$1.33	17d	1	0.56mi
2454 Benton Blvd Unit 2460-3 Kansas City, MO	1.0	1.0	750	$1,100	$1.47	17d	1	0.56mi
2454 Benton Blvd Unit 2458-2 Kansas City, MO	1.0	1.0	750	$1,000	$1.33	8d	1	0.56mi
532 Gladstone Blvd Kansas City, MO	1.0	1.0	375	$695	$1.85	24d	1	1.24mi
2500 Independence Ave Kansas City, MO	1.0	1.0	500	$745	$1.49	3d	4	1.25mi
612 Garfield Ave Kansas City, MO	1.0–2.0	1.0–2.0	900	$1,875	$2.08	2d	44	1.28mi
513 Prospect Ave Unit 6 Kansas City, MO	1.0	1.0	700	$795	$1.14	24d	1	1.30mi
2501 Troost Ave Kansas City, MO	2.0	1.0–2.0	984	$2,679	$2.72	44d	15	1.33mi
1500 E 29th St Kansas City, MO	1.0	1.0	650	$895	$1.38	8d	1	1.36mi
423 Maple Blvd Unit 425 6S Kansas City, MO	1.0	1.0	650	$925	$1.42	44d	1	1.43mi
423 Maple Blvd Unit 425 2S Kansas City, MO	1.0	1.0	650	$925	$1.42	4d	1	1.43mi
423 Maple Blvd Unit 2W Kansas City, MO	2.0	1.0	650	$1,095	$1.68	4d	1	1.44mi

Listing history 22 events

1. 2026-06-18
   days on market $74,900 Active 323 DOM
2. 2026-06-17
   price $74,900 Active 322 DOM
3. 2026-06-17
   days on market $80,000 Active 322 DOM
4. 2026-06-16
   days on market $80,000 Active 321 DOM
5. 2026-06-15
   days on market $80,000 Active 320 DOM
6. 2026-06-13
   days on market $80,000 Active 318 DOM
7. 2026-06-09
   days on market $80,000 Active 314 DOM
8. 2026-06-08
   days on market $80,000 Active 313 DOM
9. 2026-06-07
   days on market $80,000 Active 312 DOM
10. 2026-06-05
    days on market $80,000 Active 309 DOM
11. 2026-06-03
    days on market $80,000 Active 308 DOM
12. 2026-06-02
    days on market $80,000 Active 307 DOM
13. 2026-06-01
    days on market $80,000 Active 306 DOM
14. 2026-05-31
    days on market $80,000 Active 305 DOM
15. 2025-07-30
    listed $80,000 Active 281-char remark

    Show marketing remark (281 chars)

    Great 1 bedroom investment property. Currently occupied. Great tenant, Great neighborhood! Property was updated a little over 1 year ago. New hot water heater added 6 months ago. This is a cute home with minimal maintenance issues. Call listing agent for more questions. TURN KEY!

16. 2024-06-27
    historical $800
17. 2024-06-08
    listed $800
18. 2023-10-29
    historical
19. 2023-10-14
    listed
20. 2023-06-12
    historical
21. 2023-01-03
    listed $70,000 Active
22. 1995-12-06
    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 ≥106°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: $13,319
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$2,179
• Taxable income: $3,316
• Est. tax owed @ 24.0%: −$796
• After-tax cash flow: $3,515/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): 17,668
• Household income: $33,111
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 1943.0

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 0.65)
• Race & ethnicity: Black 42% Hispanic / Latino 40% Two or more races 13% White 12% Native American 1%
• Hispanic origin (detail): Mexican 28%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 29%

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: ▼ -7.88%
• Current HPI: 289.2468
• Rent YoY: ▲ 0.94%
• 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

+14.3% since first listed

8 events — show timeline

• 2025-07-30 Listed $80,000 Heartland MLS as Distributed by MLS Grid
• 2024-06-27 Rental Removed $800 BUILDIUM
• 2024-06-08 Listed for Rent $800 BUILDIUM
• 2023-10-29 Rental Removed — BUILDIUM
• 2023-10-14 Listed for Rent — BUILDIUM
• 2023-06-12 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-01-03 Listed $70,000 Heartland MLS as Distributed by MLS Grid
• 1995-12-06 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $91 · -80.2% YoY. Source: county tax records.