6724 Agnes Ave · Kansas City, MO 64132

$135,000

3 bd · 1.0 ba · 1,548 sqft · SingleFamily public records · 70 Days on market

Built 1911 6,756 sqft lot $87/sqft · 6% above area Est $127k · 6% over

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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 +26.2/30.0
• Appreciation +10.0/10.0
• DSCR +8.9/10.0
• 1% rule +5.9/10.0
• ARV discount +4.6/15.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

This spacious 4-bedroom 1-bath home offers a solid opportunity in the urban core with plenty of potential. Whether you are new to home ownership, or you are an investor, you will love what this house has to offer. Featuring renter-grade finishes, the property includes carpeted bedrooms, durable vinyl siding, and security screen doors for a stylish look. Enjoy ample off-street parking and a full basement, providing plenty of storage or additional usable space. The large front porch is perfect for relaxing with family or adding your personal decorative touch. The backyard is a nice size with a “privacy fence “on one side. While the home could benefit from some light updates and upgrades, such as fresh paint and some TLC, it presents great value for buyers or investors looking to customize and add equity. Inspections are welcome! Home is being sold “AS-IS” Please note that the 4th bedroom is non-conforming but still is great usable space!

Key facts

• Durable vinyl siding
• Large front porch
• Full basement

Tags

• DURABLE VINYL SIDING
• SECURITY SCREEN DOORS
• AMPLE OFF-STREET PARKING
• FULL BASEMENT
• LARGE FRONT PORCH
• PRIVACY FENCE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 (+3.0%/yr); 93 active listings in the ZIP; 30 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).
• This rent runs 39% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1911 — 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: 1.09% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.95%
• DSCR: 1.49
• GRM: 7.6

CMA / ARV

• ARV (median comp): $126,844
• List price: $135,000
• Delta: 6.43%
• 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
6727 Bales Ave	0.34mi	3/1.5	1,510 (-2%)	4mo	$98,000	$65	74
2321 E Meyer Blvd	0.40mi	3/2.0	1,527 (-1%)	4mo	$250,000	$164	72
2801 E 67 St	0.11mi	3/2.0	1,677 (+8%)	8mo	$179,000	$107	70
7125 Walrond Ave	0.53mi	3/2.0	1,569 (+1%)	4mo	$180,000	$115	66
6435 Walrond Ave	0.38mi	2/2.0 (-1)	1,624 (+5%)	4mo	$134,500	$83	62
2232 E 69th St	0.43mi	3/1.5	1,434 (-7%)	8mo	$200,000	$139	59
2435 E 69th Ter	0.37mi	2/1.0 (-1)	1,401 (-10%)	12mo	$140,000	$100	52
6908 Paseo Blvd	0.61mi	3/2.0	1,425 (-8%)	7mo	$189,900	$133	48
6418 S Benton Ave	0.40mi	4/2.0 (+1)	1,735 (+12%)	7mo	$219,900	$127	46
3823 E 71st St	0.74mi	4/2.0 (+1)	1,466 (-5%)	4mo	$165,000	$113	45
6139 S Benton Ave	0.71mi	4/2.0 (+1)	1,379 (-11%)	4mo	$75,000	$54	36
1835 E 68th Ter	0.66mi	4/1.5 (+1)	1,761 (+14%)	11mo	$159,000	$90	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.98% rent growth · sell at horizon

5-year hold

• IRR: 32.3%
• Equity multiple: 3.52×
• Total profit: $95,420
• Equity at exit: $121,619

10-year hold

• IRR: 27.9%
• Equity multiple: 7.97×
• Total profit: $263,567
• Equity at exit: $262,275

Cash invested: $37,800 (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 64132

• Home prices YoY: 23.6%
• Rents YoY: 3.0%
• Active inventory: 93
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,477 high
• Mortgage (P&I): −$708
• Tax from tax record: −$58 /mo · $696/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $345

Break-even live

Break-even rent $1,041

Max offer price $135,000

Occupancy floor 72%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6812 College Ave Kansas City, MO	4.0	2.0	1152	$1,795	$1.56	24d	1	0.20mi
6821 Bales Ave Kansas City, MO	3.0	1.5	1430	$1,595	$1.12	20d	1	0.35mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	14d	1	0.37mi
6431 S Benton Ave Kansas City, MO	3.0	1.0	1160	$1,225	$1.06	24d	1	0.38mi
2237 E 67th St Kansas City, MO	4.0	1.0	1300	$1,500	$1.15	16d	1	0.41mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,645	$1.50	24d	1	0.51mi
6328 College Ave Kansas City, MO	3.0	1.5	1856	$1,399	$0.75	4d	1	0.52mi
1850 E 68th Ter Kansas City, MO	4.0	2.0	1400	$1,600	$1.14	16d	1	0.63mi
7240 Agnes Ave Kansas City, MO	3.0	1.0	1140	$1,350	$1.18	2d	1	0.65mi
2607 E 73rd St Kansas City, MO	2.0	1.0	1212	$1,050	$0.87	24d	1	0.72mi
1805 E 67th St Kansas City, MO	2.0	1.0	1064	$1,200	$1.13	16d	1	0.73mi
7426 Indiana Ave Kansas City, MO	3.0	1.0	1100	$1,400	$1.27	44d	1	0.91mi
7316 Paseo Blvd Kansas City, MO	3.0	1.5	1882	$1,523	$0.81	44d	1	1.04mi
4211 E 61st St Kansas City, MO	2.0	1.5	1220	$1,500	$1.23	44d	1	1.10mi
1702 Bushman Dr Kansas City, MO	1.0–2.0	1.0–2.0	895	$1,065	$1.19	44d	1	1.12mi
3861 E 60th St Kansas City, MO	3.0	2.0	1491	$1,250	$0.84	3d	1	1.13mi
5824 Wabash Ave Kansas City, MO	3.0	1.0	1276	$1,050	$0.82	44d	1	1.15mi
2811 E 58th St Kansas City, MO	4.0	1.0	1348	$1,473	$1.09	44d	1	1.16mi
5752 College Ave Kansas City, MO	4.0	1.0	1120	$1,600	$1.43	17d	1	1.18mi
1827 E 75th Ter Kansas City, MO	3.0	1.5	1700	$1,595	$0.94	16d	1	1.20mi
5801 Wabash Ave Kansas City, MO	3.0	1.0	1200	$1,200	$1.00	44d	1	1.20mi
3821 E 58th St Kansas City, MO	3.0	1.5	1153	$1,350	$1.17	16d	1	1.29mi
5650 Askew Ave Kansas City, MO	4.0	2.0	1200	$1,341	$1.12	24d	1	1.33mi
1836 E 77th St Kansas City, MO	2.0	1.0	1200	$1,150	$0.96	21d	1	1.34mi
6551 Rockhill Rd Kansas City, MO	1.0–2.0	1.0–2.0	912	$2,128	$2.33	2d	10	1.38mi
5712 Garfield Ave Kansas City, MO	4.0	2.0	2200	$1,900	$0.86	17d	1	1.38mi
6014 Virginia Ave Kansas City, MO	2.0	1.0	1072	$1,111	$1.04	7d	1	1.39mi
5708 Euclid Ave Kansas City, MO	4.0	2.0	1350	$1,600	$1.19	16d	1	1.42mi
822 E 72nd St Kansas City, MO	3.0	3.0	1800	$2,400	$1.33	21d	1	1.42mi
6227 Rockhill Rd Kansas City, MO	4.0	2.0	2076	$1,995	$0.96	24d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $135,000 Active 70 DOM
2. 2026-06-17
   days on market $135,000 Active 69 DOM
3. 2026-06-16
   days on market $135,000 Active 68 DOM
4. 2026-06-15
   days on market $135,000 Active 67 DOM
5. 2026-06-13
   days on market $135,000 Active 65 DOM
6. 2026-06-09
   days on market $135,000 Active 61 DOM
7. 2026-06-08
   days on market $135,000 Active 60 DOM
8. 2026-06-07
   days on market $135,000 Active 59 DOM
9. 2026-06-05
   days on market $135,000 Active 56 DOM
10. 2026-06-03
    days on market $135,000 Active 55 DOM
11. 2026-06-02
    days on market $135,000 Active 54 DOM
12. 2026-06-01
    days on market $135,000 Active 53 DOM
13. 2026-05-31
    days on market $135,000 Active 52 DOM
14. 2026-04-09
    listed $135,000 Active 973-char remark

    Show marketing remark (973 chars)

    This spacious 4-bedroom 1-bath home offers a solid opportunity in the urban core with plenty of potential. Whether you are new to home ownership, or you are an investor, you will love what this house has to offer. Featuring renter-grade finishes, the property includes carpeted bedrooms, durable vinyl siding, and security screen doors for a stylish look. Enjoy ample off-street parking and a full basement, providing plenty of storage or additional usable space. The large front porch is perfect for relaxing with family or adding your personal decorative touch. The backyard is a nice size with a “privacy fence “on one side. While the home could benefit from some light updates and upgrades, such as fresh paint and some TLC, it presents great value for buyers or investors looking to customize and add equity. Inspections are welcome! Home is being sold “AS-IS” Please note that the 4th bedroom is non-conforming but still is great usable space!

15. 2019-08-01
    historical 332-char remark

    Show marketing remark (332 chars)

    This home is Turn-Key Property or A Nice Starter Home! Home has been fully remodeled in 2015 and updated. New HVAC, All New Windows, New Hot Water Tank, New Electrical, Siding & Much Much More! Nice size backyard for family picnics. Alarm System and Fresh Paint! Bring your Buyers & Lets Make A Sale! Seller is Motivated

16. 2019-04-10
    listed $70,000 Active 332-char remark

    Show marketing remark (332 chars)

    This home is Turn-Key Property or A Nice Starter Home! Home has been fully remodeled in 2015 and updated. New HVAC, All New Windows, New Hot Water Tank, New Electrical, Siding & Much Much More! Nice size backyard for family picnics. Alarm System and Fresh Paint! Bring your Buyers & Lets Make A Sale! Seller is Motivated

17. 2014-02-22
    listed $55,000
18. 2011-05-26
    soldstatus
19. 1972-06-30
    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: $696 · $58/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$614/yr (+$51/mo · 88.3%)

ⓘ 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 ≥106°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: $17,729
• − Mortgage interest: −$7,562
• − Property taxes: −$696
• − Insurance: −$675
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$3,927
• Taxable income: $2,032
• Est. tax owed @ 24.0%: −$488
• After-tax cash flow: $3,652/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): 12,084
• Household income: $45,622
• Rent vs Own: 51.2% rent · 48.8% own
• Severe rent burden: 679.0

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 (66%)
• Race & ethnicity: Black 66% White 16% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 2% Scotch-Irish 1% Romanian 1%
• Foreign-born: 6% · Canada, Jamaica
• 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: ▲ 79.13%
• Current HPI: 414.4305
• Rent YoY: ▲ 2.98%
• 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

+145.5% since first listed

6 events — show timeline

• 2026-04-09 Listed $135,000 Heartland MLS as Distributed by MLS Grid
• 2019-08-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-04-10 Listed $70,000 Heartland MLS as Distributed by MLS Grid
• 2014-02-22 Listed $55,000 Heartland MLS as Distributed by MLS Grid
• 2011-05-26 Sold (Public Records) — Public Records
• 1972-06-30 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $696 · -23.4% YoY. Source: county tax records.