3633 Norton Ave · Kansas City, MO 64127

$80,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 178 Days on market

Built 1953 5,755 sqft lot $119/sqft · at area comps Est $78k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +6.5/15.0
• 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

Attention buyers and investors! Discover one of the most unbelievably affordable homes currently available on the market! This charming residence is 100% move-in ready, offering instant equity and freedom from the hassle of immediate repairs. This is your chance to stop renting and start owning, or add a high-yield property to your portfolio, without breaking the bank. Buy smart! This home is situated on a block showing incredible momentum, with many neighboring homes recently renovated or currently undergoing high-end transformations. You are buying into a block with demonstrated upward trajectory and neighborhood pride!

Key facts

• 5,755 sq ft lot
• Built 1953
• Listed 178 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 41% 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 $553 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $2k; list at $80k implies a 4554% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 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 1953 — 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: 1.42% ✓
• Cap rate: 12.60%
• Cash-on-cash: 22.52%
• DSCR: 2.00
• GRM: 5.9

CMA / ARV

• ARV (median comp): $78,198
• List price: $80,000
• Delta: 2.30%
• 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
3610 Norton Ave	0.05mi	2/1.0	672 (0%)	8mo	$75,000	$112	91
3601 Norton Ave	0.07mi	2/1.0	725 (+8%)	3mo	$40,000	$55	80
3801 Myrtle Ave	0.19mi	3/2.0 (+1)	672 (0%)	6mo	$74,900	$111	77
3912 Jackson Ave	0.35mi	2/1.0	672 (0%)	9mo	$130,000	$193	76
3716 Mersington Ave	0.18mi	2/1.0	672 (0%)	23mo	$80,999	$121	73
4022 Kensington Ave	0.51mi	2/1.0	626 (-7%)	3mo	$46,000	$73	62
3207 Kensington Ave	0.58mi	2/1.0	678 (+1%)	12mo	$84,900	$125	61
3928 Mersington Ave	0.39mi	2/1.0	704 (+5%)	19mo	$70,000	$99	58
4135 Jackson Ave	0.62mi	2/1.0	720 (+7%)	2mo	$68,900	$96	57
3916 Myrtle Ave	0.36mi	2/1.0	728 (+8%)	20mo	$70,000	$96	52
3233 Norton Ave	0.49mi	1/1.0 (-1)	720 (+7%)	20mo	$75,000	$104	43
3133 Chelsea Ave	0.74mi	2/1.0	762 (+13%)	1mo	$78,990	$104	42

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: 13.2%
• Equity multiple: 1.51×
• Total profit: $11,482
• Equity at exit: $11,928

10-year hold

• IRR: 20.5%
• Equity multiple: 2.58×
• Total profit: $35,296
• Equity at exit: $6,917

Cash invested: $22,400 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,132 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$21 /mo · $253/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $420

Break-even live

Break-even rent $600

Max offer price $80,000

Occupancy floor 58%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	16d	1	0.26mi
3243 Denver Dr Kansas City, MO	1.0–3.0	1.0	862	$1,088	$1.26	43d	1	0.90mi
2305 E 41st St Kansas City, MO	2.0	1.0	750	$1,000	$1.33	7d	1	1.23mi
2855 Van Brunt Blvd Unit A Kansas City, MO	2.0	1.0	744	$1,080	$1.45	43d	1	1.27mi

Listing history 31 events

1. 2026-06-18
   days on market $80,000 Active 178 DOM
2. 2026-06-17
   days on market $80,000 Active 177 DOM
3. 2026-06-16
   days on market $80,000 Active 176 DOM
4. 2026-06-15
   days on market $80,000 Active 175 DOM
5. 2026-06-13
   days on market $80,000 Active 173 DOM
6. 2026-06-09
   days on market $80,000 Active 169 DOM
7. 2026-06-08
   days on market $80,000 Active 168 DOM
8. 2026-06-07
   days on market $80,000 Active 167 DOM
9. 2026-06-05
   days on market $80,000 Active 164 DOM
10. 2026-06-03
    days on market $80,000 Active 163 DOM
11. 2026-06-02
    days on market $80,000 Active 162 DOM
12. 2026-06-01
    days on market $80,000 Active 161 DOM
13. 2026-05-31
    days on market $80,000 Active 160 DOM
14. 2026-05-07
    price $80,000 629-char remark

    Show marketing remark (629 chars)

    Attention buyers and investors! Discover one of the most unbelievably affordable homes currently available on the market! This charming residence is 100% move-in ready, offering instant equity and freedom from the hassle of immediate repairs. This is your chance to stop renting and start owning, or add a high-yield property to your portfolio, without breaking the bank. Buy smart! This home is situated on a block showing incredible momentum, with many neighboring homes recently renovated or currently undergoing high-end transformations. You are buying into a block with demonstrated upward trajectory and neighborhood pride!

15. 2026-04-21
    status Active 629-char remark

    Show marketing remark (629 chars)

    Attention buyers and investors! Discover one of the most unbelievably affordable homes currently available on the market! This charming residence is 100% move-in ready, offering instant equity and freedom from the hassle of immediate repairs. This is your chance to stop renting and start owning, or add a high-yield property to your portfolio, without breaking the bank. Buy smart! This home is situated on a block showing incredible momentum, with many neighboring homes recently renovated or currently undergoing high-end transformations. You are buying into a block with demonstrated upward trajectory and neighborhood pride!

16. 2026-04-03
    status Pending 629-char remark

    Show marketing remark (629 chars)

    Attention buyers and investors! Discover one of the most unbelievably affordable homes currently available on the market! This charming residence is 100% move-in ready, offering instant equity and freedom from the hassle of immediate repairs. This is your chance to stop renting and start owning, or add a high-yield property to your portfolio, without breaking the bank. Buy smart! This home is situated on a block showing incredible momentum, with many neighboring homes recently renovated or currently undergoing high-end transformations. You are buying into a block with demonstrated upward trajectory and neighborhood pride!

17. 2026-02-16
    status Active 629-char remark

    Show marketing remark (629 chars)

    Attention buyers and investors! Discover one of the most unbelievably affordable homes currently available on the market! This charming residence is 100% move-in ready, offering instant equity and freedom from the hassle of immediate repairs. This is your chance to stop renting and start owning, or add a high-yield property to your portfolio, without breaking the bank. Buy smart! This home is situated on a block showing incredible momentum, with many neighboring homes recently renovated or currently undergoing high-end transformations. You are buying into a block with demonstrated upward trajectory and neighborhood pride!

18. 2026-01-28
    status Pending 629-char remark

    Show marketing remark (629 chars)

    Attention buyers and investors! Discover one of the most unbelievably affordable homes currently available on the market! This charming residence is 100% move-in ready, offering instant equity and freedom from the hassle of immediate repairs. This is your chance to stop renting and start owning, or add a high-yield property to your portfolio, without breaking the bank. Buy smart! This home is situated on a block showing incredible momentum, with many neighboring homes recently renovated or currently undergoing high-end transformations. You are buying into a block with demonstrated upward trajectory and neighborhood pride!

19. 2025-12-08
    price $90,000 629-char remark

    Show marketing remark (629 chars)

    Attention buyers and investors! Discover one of the most unbelievably affordable homes currently available on the market! This charming residence is 100% move-in ready, offering instant equity and freedom from the hassle of immediate repairs. This is your chance to stop renting and start owning, or add a high-yield property to your portfolio, without breaking the bank. Buy smart! This home is situated on a block showing incredible momentum, with many neighboring homes recently renovated or currently undergoing high-end transformations. You are buying into a block with demonstrated upward trajectory and neighborhood pride!

20. 2025-11-14
    listed $100,000 Active 629-char remark

    Show marketing remark (629 chars)

    Attention buyers and investors! Discover one of the most unbelievably affordable homes currently available on the market! This charming residence is 100% move-in ready, offering instant equity and freedom from the hassle of immediate repairs. This is your chance to stop renting and start owning, or add a high-yield property to your portfolio, without breaking the bank. Buy smart! This home is situated on a block showing incredible momentum, with many neighboring homes recently renovated or currently undergoing high-end transformations. You are buying into a block with demonstrated upward trajectory and neighborhood pride!

21. 2013-03-25
    historical
22. 2012-10-15
    listed $4,900
23. 2012-05-25
    soldstatus
24. 2010-07-19
    soldstatus $1,719
25. 2010-02-26
    soldstatus
26. 2007-08-17
    soldstatus
27. 2005-10-21
    soldstatus
28. 2005-09-16
    listed $18,900
29. 2003-10-13
    soldstatus
30. 2003-10-13
    soldstatus
31. 2003-06-16
    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: $253 · $21/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$523/yr (+$44/mo · 206.7%)

ⓘ 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 ≥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: $13,585
• − Mortgage interest: −$4,481
• − Property taxes: −$253
• − Insurance: −$400
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$2,327
• Taxable income: $3,950
• Est. tax owed @ 24.0%: −$948
• After-tax cash flow: $4,097/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

+323.3% since first listed

18 events — show timeline

• 2026-05-07 Price Changed $80,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-21 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-16 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-01-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-12-08 Price Changed $90,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-14 Listed $100,000 Heartland MLS as Distributed by MLS Grid
• 2013-03-25 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2012-10-15 Listed $4,900 Heartland MLS as Distributed by MLS Grid
• 2012-05-25 Sold (Public Records) — Public Records
• 2010-07-19 Sold (Public Records) $1,719 Public Records
• 2010-02-26 Sold (Public Records) — Public Records
• 2007-08-17 Sold (Public Records) — Public Records
• 2005-10-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-09-16 Listed $18,900 Heartland MLS as Distributed by MLS Grid
• 2003-10-13 Sold (Public Records) — Public Records
• 2003-10-13 Sold (Public Records) — Public Records
• 2003-06-16 Sold (Public Records) — Public Records

Property tax history

-0.4%/yr

Latest (2025): $253 · -36.2% YoY. Source: county tax records.