2336 Belleview Ave · Kansas City, MO 64108

$220,000

3 bd · 1.5 ba · 1,875 sqft · SingleFamily public records · 16 Days on market

Built 1880 3,287 sqft lot $117/sqft · 50% below area

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Why this score? — see what drove the C- 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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Key facts

• 3,287 sq ft lot
• Built 1880
• Listed 15 days

Property features AI

Finance

• Financial info: Annual tax listed (amount provided)

Exterior

• Parking: Other parking
• Utilities: Public water
• Home design: Single-family residence; Residential property; Approximately 2,000 square feet living area; Age: 101+ years
• Construction: Wood siding; Composition roof
• Exterior features: Lot approximately 3,287 square feet; Flood plain status: unknown; Public water

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: 2.5-story floor plan; Basement (other)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 97 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 34% of the median local income ($81k/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 $2k of loan paydown is wiped out by about $7k 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 16 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,700 (1.5% below list)

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 7.97%
• Cash-on-cash: 6.00%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (median comp): $464,646
• List price: $220,000
• Delta: -52.65%
• 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
2128 Summit St	0.19mi	3/2.5	2,016 (+8%)	3mo	$249,900	$124	72
1812 Mercier St	0.46mi	3/2.5	1,815 (-3%)	1mo	$625,000	$344	68
1203 W 20th Ter	0.30mi	3/1.5	1,606 (-14%)	2mo	$325,000	$202	61
2104 Holly St	0.26mi	3/2.5	1,746 (-7%)	15mo	$650,000	$372	60
2648 Madison Ave	0.40mi	3/2.0	2,000 (+7%)	18mo	$220,000	$110	54
1741 Holly St	0.52mi	3/2.5	1,978 (+6%)	12mo	$400,000	$202	53
2635 Belleview Ave	0.37mi	4/3.0 (+1)	1,728 (-8%)	14mo	$310,000	$179	47
1630 Jefferson St	0.71mi	3/1.5	1,788 (-5%)	21mo	$550,000	$308	41
1613 Madison St	0.74mi	2/1.5 (-1)	1,784 (-5%)	13mo	$650,000	$364	41
1715 Belleview Ave	0.55mi	2/1.0 (-1)	2,104 (+12%)	18mo	$485,000	$231	32
2804 Summit St	0.56mi	4/2.5 (+1)	1,612 (-14%)	23mo	$220,000	$136	22
2922 Summit St	0.72mi	2/2.5 (-1)	2,140 (+14%)	19mo	$249,500	$117	18

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 · 0.44% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.65×
• Total profit: $-21,813
• Equity at exit: $32,803

10-year hold

• IRR: -4.5%
• Equity multiple: 0.74×
• Total profit: $-16,257
• Equity at exit: $19,022

Cash invested: $61,600 (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 64108

• Home prices YoY: -25.2%
• Rents YoY: 0.4%
• Active inventory: 97
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,314 high
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $308

Break-even live

Break-even rent $1,925

Max offer price $220,000

Occupancy floor 82%

Sensitivity live

Price	-10% $460	-5% $384	+0% $308	+5% $232	+10% $156
Rent	-10% $125	-5% $217	+0% $308	+5% $399	+10% $491
Rate	-1.0pp $419	-0.5pp $364	base $308	+0.5pp $251	+1.0pp $193

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 Avenida Cesar E Chavez Kansas City, MO	1.0–2.0	1.0–2.0	933	$2,260	$2.42	3d	15	0.23mi
360 W Pershing Rd Unit 330 Kansas City, MO	2.0	2.0	1612	$2,695	$1.67	44d	1	0.36mi
1936 Summit St Kansas City, MO	1.0–2.0	1.0	1234	$1,805	$1.46	44d	1	0.36mi
2630 Madison Ave Unit 2 Kansas City, MO	2.0	1.0	1500	$1,850	$1.23	44d	1	0.39mi
382 W 22nd St Kansas City, MO	2.0	2.0	1501	$2,019	$1.35	44d	1	0.39mi
382 W 22nd St Kansas City, MO	2.0	2.0	1350	$1,869	$1.38	17d	1	0.39mi
2645 Madison Ave Unit 6 Kansas City, MO	3.0	2.0	1500	$2,300	$1.53	44d	1	0.43mi
2121 Central St Kansas City, MO	1.0–2.0	1.0–2.0	1815	$3,095	$1.71	3d	3	0.48mi
311 W 22nd St Kansas City, MO	3.0	1.0–2.0	1009	$4,340	$4.30	3d	60	0.49mi
217 W Pershing Rd Kansas City, MO	2.0	2.0	1423	$2,807	$1.97	5d	1	0.50mi
117 W 20th St Kansas City, MO	1.0–2.0	1.0–2.0	1130	$5,416	$4.79	11d	1	0.61mi
2910 Belleview Ave Kansas City, MO	4.0	2.5	2100	$2,800	$1.33	20d	1	0.73mi
104 E 28 Ter Kansas City, MO	1.0–2.0	1.0–2.5	1087	$2,699	$2.48	4d	12	0.95mi
128 E 29th St Kansas City, MO	2.0	2.5	1375	$2,749	$2.00	44d	1	0.99mi
2980 Baltimore Ave Kansas City, MO	2.0	2.0	1225	$2,354	$1.92	44d	5	1.00mi
2705 McGee Trfy Kansas City, MO	3.0	1.0–2.0	1000	$2,881	$2.88	2d	13	1.00mi
1477 Main St Kansas City, MO	2.0	1.0–2.5	1177	$7,180	$6.10	2d	15	1.05mi
3040 Baltimore Ave Kansas City, MO	2.0	1.0–2.0	1363	$5,999	$4.40	2d	75	1.05mi
106 W 14th St Kansas City, MO	1.0–2.0	1.0–2.0	1046	$3,792	$3.63	2d	27	1.06mi
1200 Washington St Kansas City, MO	1.0–2.0	1.0–2.0	1011	$2,257	$2.23	44d	17	1.07mi
1200 Washington St Kansas City, MO	1.0–2.0	1.0–2.0	1093	$2,324	$2.13	4d	16	1.07mi
2523 Charlotte St Kansas City, MO	3.0	3.0	1500	$2,050	$1.37	44d	1	1.19mi
1050 Jefferson St Kansas City, MO	1.0–2.0	1.0–2.0	1166	$2,558	$2.19	44d	17	1.19mi
1050 Jefferson St Kansas City, MO	1.0–2.0	1.0–2.0	1166	$2,683	$2.30	4d	17	1.19mi
2715 Holmes St Kansas City, MO	3.0	2.0	1848	$2,095	$1.13	17d	1	1.20mi
106 W 11th St Kansas City, MO	2.0	1.0–2.0	838	$2,528	$3.01	3d	28	1.26mi
2915 Cherry St Kansas City, MO	1.0–2.0	1.0–2.0	995	$1,625	$1.63	44d	7	1.26mi
934 Broadway Blvd Kansas City, MO	2.0	2.0	1950	$2,231	$1.14	44d	1	1.28mi
1125 Grand Blvd Kansas City, MO	2.0	1.0–2.5	1315	$4,283	$3.26	3d	36	1.33mi
1004 Baltimore Ave Kansas City, MO	1.0–2.0	1.0–2.0	1015	$1,750	$1.72	2d	8	1.33mi
3420 Broadway Blvd Kansas City, MO	1.0–3.0	1.0–2.0	1043	$2,160	$2.07	24d	2	1.35mi
2901 Charlotte St Kansas City, MO	2.0	1.0	1700	$1,700	$1.00	13d	1	1.36mi
1103 Grand Blvd Kansas City, MO	1.0–2.0	1.0–2.0	1061	$1,650	$1.56	24d	6	1.37mi
218 W 34th St Kansas City, MO	3.0	2.5	1300	$1,859	$1.43	15d	1	1.37mi
3336 Wyoming St Kansas City, MO	4.0	2.0	1812	$2,699	$1.49	11d	1	1.38mi
2501 Troost Ave Kansas City, MO	2.0	1.0–2.0	984	$2,679	$2.72	44d	15	1.39mi
911 Main St Kansas City, MO	2.0	1.0–2.0	1018	$3,675	$3.61	2d	18	1.44mi
701 Broadway Blvd Kansas City, MO	2.0	1.0–2.0	1059	$2,522	$2.38	3d	12	1.45mi

Listing history 16 events

1. 2026-06-21
   days on market $220,000 Active 16 DOM
2. 2026-06-18
   days on market $220,000 Active 13 DOM
3. 2026-06-17
   days on market $220,000 Active 12 DOM
4. 2026-06-16
   days on market $220,000 Active 11 DOM
5. 2026-06-15
   days on market $220,000 Active 10 DOM
6. 2026-06-13
   days on market $220,000 Active 8 DOM
7. 2026-06-09
   days on market $220,000 Active 4 DOM
8. 2026-06-08
   days on market $220,000 Active 3 DOM
9. 2026-06-07
   statusdays on market $220,000 Active 2 DOM
10. 2026-06-05
    days on market $220,000 Coming Soon 27 DOM
11. 2026-06-03
    days on market $220,000 Coming Soon 26 DOM
12. 2026-06-02
    days on market $220,000 Coming Soon 25 DOM
13. 2026-06-01
    days on market $220,000 Coming Soon 24 DOM
14. 2026-05-31
    days on market $220,000 Coming Soon 23 DOM
15. 2026-05-08
    historical $220,000
16. 1983-01-01
    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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 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: $27,772
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,222
• − Management: −$2,222
• − Depreciation: −$6,400
• Taxable income: $205
• Est. tax owed @ 24.0%: −$49
• After-tax cash flow: $3,646/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): 10,495
• Household income: $80,551
• Rent vs Own: 67.7% rent · 32.3% own
• Severe rent burden: 864.0

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: White 50% Black 26% Hispanic / Latino 17% Two or more races 12% Asian 3%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 9% Arabic 1% French/Haitian/Cajun 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: ▼ -91.93%
• Current HPI: 273.3599
• Rent YoY: ▲ 0.44%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-06 Listed $220,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-08 Coming Soon $220,000 Heartland MLS as Distributed by MLS Grid
• 1983-01-01 Sold (Public Records) — Public Records

Property tax history

-8.1%/yr

Latest (2025): $302 · +6.3% YoY. Source: county tax records.