6628 Virginia Ave · Kansas City, MO 64131

$110,000

2 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 17 Days on market

Built 1926 5,076 sqft lot

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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 +29.8/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS ONLY! Great Investment opportunity! Currently rented for $650/mo. Close to Brookside, UMKC, and the Plaza. Good historic charm and well taken care of with Original Hardwood floors. There is a partially finished basement with a separate outside entrance. Detached 1 car garage and large front porch. On a Cul-de-sac in a quiet neighborhood. INVESTORS ONLY! Selling AS-IS, No seller's disclosure. Inspections are welcome but seller will make no repairs.

Key facts

• 5,076 sq ft lot
• Garage
• Built 1926

Property features AI

Finance

• Other: Property type: Residential; Lot size recorded as 5,076 square feet; Above-grade living area reported as 828 (source: RPR); Age estimated 76–100 years
• HOA & community: Association fee billed annually (if applicable)

Exterior

• Parking: Detached garage that faces the rear (1 garage space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Bungalow floor plan; One-story (entry level: first floor)
• Construction: Frame construction; Composition roof
• Exterior features: Porch; Located on a city lot in a cul-de-sac; Inside city limits; Public road maintenance

Interior

• Kitchen: Refrigerator; Gas range; Pantry
• Bedrooms: 2 bedrooms (both on the first floor)
• Flooring: Wood flooring; Carpet in den
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heat; No central air
• Interior features: Ceiling fans; Pantry; Built-in features
• Laundry & utility: Dryer hookup (electric) in basement; Basement has inside entrance and walk-out access

🏷️ Possibly a rental listed for sale. The $110,000 price doesn't fit this home's estimated sale value (~$263,160) 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 $110k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 (+4.0%/yr); 131 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); 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 $761 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 + 4.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — 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: 1.24% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.73%
• DSCR: 1.70
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $263,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6526 Rockhill Rd	0.34mi	3/2.0 (+1)	1,228 (+0%)	6mo	$327,000	$266	69
936 E Gregory Blvd	0.61mi	2/1.5	1,184 (-3%)	5mo	$189,900	$160	60
6115 Holmes St	0.73mi	2/1.0	1,192 (-3%)	2mo	$265,000	$222	60
6230 Harrison St	0.52mi	3/2.0 (+1)	1,270 (+4%)	2mo	$230,000	$181	59
6206 Harrison St	0.57mi	3/1.0 (+1)	1,261 (+3%)	9mo	$259,000	$205	56
6209 Rockhill Rd	0.58mi	3/1.0 (+1)	1,164 (-5%)	6mo	$250,000	$215	55
646 E 61st Ter	0.74mi	3/1.0 (+1)	1,198 (-2%)	4mo	$345,000	$288	54
6205 Forest Ave	0.52mi	2/1.0	1,055 (-14%)	6mo	$150,000	$142	48
849 E 71st Ter	0.70mi	3/2.0 (+1)	1,292 (+6%)	9mo	$239,000	$185	42
643 E 62 St	0.64mi	3/1.5 (+1)	1,349 (+10%)	7mo	$345,000	$256	40
6112 Tracy Ave	0.60mi	3/2.0 (+1)	1,405 (+15%)	1mo	$219,500	$156	38
6151 Cherry St	0.75mi	3/2.0 (+1)	1,311 (+7%)	9mo	$380,000	$290	37

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 · 3.97% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.30×
• Total profit: $9,193
• Equity at exit: $16,401

10-year hold

• IRR: 17.6%
• Equity multiple: 2.51×
• Total profit: $46,589
• Equity at exit: $9,511

Cash invested: $30,800 (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 64131

• Rents YoY: 4.0%
• Active inventory: 131
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,361 high
• Mortgage (P&I): −$577
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $404

Break-even live

Break-even rent $850

Max offer price $110,000

Occupancy floor 65%

Sensitivity live

Price	-10% $466	-5% $435	+0% $404	+5% $373	+10% $341
Rent	-10% $296	-5% $350	+0% $404	+5% $457	+10% $511
Rate	-1.0pp $459	-0.5pp $432	base $404	+0.5pp $375	+1.0pp $346

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6653 Lydia Ave Kansas City, MO	3.0	1.0	962	$1,500	$1.56	16d	1	0.08mi
1435 E 66th Ter Kansas City, MO	3.0	1.0	988	$1,340	$1.36	13d	1	0.12mi
6404 The Paseo Kansas City, MO	1.0–2.0	1.0–2.0	942	$1,600	$1.70	3d	6	0.28mi
1805 E 67th St Kansas City, MO	2.0	1.0	1064	$1,200	$1.13	16d	1	0.32mi
6551 Rockhill Rd Kansas City, MO	1.0–2.0	1.0–2.0	912	$2,128	$2.33	2d	10	0.34mi
6518 Rockhill Rd Kansas City, MO	2.0	1.0	900	$2,090	$2.32	44d	1	0.37mi
6512 Rockhill Rd Kansas City, MO	2.0	1.0	900	$1,990	$2.21	2d	1	0.38mi
1831 E 68th St Kansas City, MO	3.0	1.0	1043	$1,250	$1.20	16d	1	0.43mi
2120 E 68th Ter Kansas City, MO	2.0	1.0	930	$1,200	$1.29	24d	1	0.59mi
662 E 63rd St Kansas City, MO	2.0	2.0	951	$1,655	$1.74	45d	1	0.63mi
1702 Bushman Dr Kansas City, MO	1.0–2.0	1.0–2.0	895	$1,065	$1.19	44d	1	0.66mi
6024 Tracy Ave Kansas City, MO	3.0	1.0	1000	$1,250	$1.25	16d	1	0.70mi
6014 Virginia Ave Kansas City, MO	2.0	1.0	1072	$1,111	$1.04	8d	1	0.73mi
2421 E 67th Ter Kansas City, MO	2.0	1.0	816	$1,125	$1.38	16d	1	0.74mi
2430 E 67th Ter Kansas City, MO	3.0	2.0	960	$1,195	$1.24	44d	1	0.74mi
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	13d	1	0.90mi
316 E Gregory Blvd Unit 3W Kansas City, MO	1.0	1.0	700	$1,149	$1.64	16d	1	0.94mi
202 E Gregory Blvd Kansas City, MO	1.0	1.0	600	$1,149	$1.92	2d	2	0.98mi
6431 S Benton Ave Kansas City, MO	3.0	1.0	1160	$1,225	$1.06	24d	1	1.01mi
2205 E 59th St Kansas City, MO	2.0	1.0	724	$1,025	$1.42	16d	1	1.03mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	15d	1	1.09mi
7427 Arleta Blvd Kansas City, MO	2.0	1.0	805	$1,150	$1.43	44d	1	1.09mi
2100 E 58th St Kansas City, MO	2.0	1.0	1030	$1,500	$1.46	44d	1	1.14mi
7131 Main St Kansas City, MO	1.0	1.0	850	$1,250	$1.47	4d	1	1.14mi
5730 Garfield Ave Kansas City, MO	3.0	1.0	866	$1,195	$1.38	16d	1	1.14mi
2512 E 59th St Kansas City, MO	2.0	1.0	750	$1,150	$1.53	44d	1	1.17mi
2607 E 73rd St Kansas City, MO	2.0	1.0	1212	$1,050	$0.87	24d	1	1.17mi
6703 Walrond Ave Kansas City, MO	2.0	1.0	912	$1,200	$1.32	2d	1	1.17mi
5824 Wabash Ave Kansas City, MO	3.0	1.0	1276	$1,050	$0.82	44d	1	1.18mi
7036 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	810	$1,200	$1.48	3d	1	1.22mi
5618 Forest Ave Kansas City, MO	3.0	1.0	1198	$1,275	$1.06	16d	1	1.22mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,645	$1.50	24d	1	1.24mi
5801 Wabash Ave Kansas City, MO	3.0	1.0	1200	$1,200	$1.00	44d	1	1.25mi
7240 Agnes Ave Kansas City, MO	3.0	1.0	1140	$1,350	$1.18	2d	1	1.30mi
7411 Montgall Ave Kansas City, MO	3.0	1.0	840	$1,200	$1.43	44d	1	1.32mi
5524 Woodland Ave Kansas City, MO	3.0	1.0	1243	$1,095	$0.88	24d	1	1.34mi
5529 Michigan Ave Kansas City, MO	2.0	1.0	847	$995	$1.17	44d	1	1.36mi
5531 Euclid Ave Kansas City, MO	3.0	1.0	1135	$1,300	$1.15	44d	1	1.37mi
7605 Locust St Kansas City, MO	2.0	1.0	744	$1,325	$1.78	8d	1	1.37mi
7317 Agnes Ave Kansas City, MO	2.0	1.0	767	$895	$1.17	24d	1	1.38mi

Listing history 12 events

1. 2026-06-18
   days on market $110,000 Active 17 DOM
2. 2026-06-17
   days on market $110,000 Active 16 DOM
3. 2026-06-16
   days on market $110,000 Active 15 DOM
4. 2026-06-15
   days on market $110,000 Active 14 DOM
5. 2026-06-13
   days on market $110,000 Active 12 DOM
6. 2026-06-09
   days on market $110,000 Active 8 DOM
7. 2026-06-08
   days on market $110,000 Active 7 DOM
8. 2026-06-07
   days on market $110,000 Active 6 DOM
9. 2026-06-05
   days on market $110,000 Active 3 DOM
10. 2026-06-03
    days on market $110,000 Active 2 DOM
11. 2026-06-02
    remarks 444-char remark
12. 2026-06-02
    listed $110,000 Active 1 DOM

ⓘ 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: $590 · $49/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$477/yr (+$40/mo · 80.8%)

ⓘ 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: $16,337
• − Mortgage interest: −$6,162
• − Property taxes: −$590
• − Insurance: −$550
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$3,200
• Taxable income: $3,221
• Est. tax owed @ 24.0%: −$773
• After-tax cash flow: $4,071/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): 21,942
• Household income: $64,201
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1249.0

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 0.61)
• Race & ethnicity: White 48% Black 39% Hispanic / Latino 7% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 5% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 3% 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: ▼ -253.25%
• Current HPI: 340.8202
• Rent YoY: ▲ 3.97%
• 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

+341.8% since first listed

13 events — show timeline

• 2026-06-01 Listed $110,000 Heartland MLS as Distributed by MLS Grid
• 2015-12-11 Sold (Public Records) — Public Records
• 2015-12-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-10-18 Listed $27,000 Heartland MLS as Distributed by MLS Grid
• 2013-07-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2013-05-29 Listed $14,900 Heartland MLS as Distributed by MLS Grid
• 2007-08-15 Sold (Public Records) — Public Records
• 2007-03-14 Sold (Public Records) — Public Records
• 2007-03-08 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-01-30 Listed $24,900 Heartland MLS as Distributed by MLS Grid
• 2007-01-04 Sold (Public Records) — Public Records
• 1998-05-05 Sold (Public Records) — Public Records
• 1993-12-20 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $590 · -2.9% YoY. Source: county tax records.