7039 Indiana Ave · Kansas City, MO 64132

$99,000

3 bd · 1.0 ba · 844 sqft · SingleFamily public records · 9 Days on market

Built 1924 5,453 sqft lot Est $101k · 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
• Appreciation +10.0/10.0
• ARV discount +8.5/15.0
• 1% rule +8.1/10.0
• 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

16 SFR properties. Some rented, some vacant. See supplements for the entire list. They are priced and listed individually but as a whole, the price is much more competitive.

Key facts

• Green space
• Convenient to dining
• Classic kc bungalow

Tags

• QUIET STRETCH OF INDIANA AVE
• MINUTES FROM SWOPE PARK
• GREEN SPACE
• CLASSIC KC BUNGALOW
• CONVENIENT TO SHOPPING
• CONVENIENT TO DINING

Property features AI

Finance

• Other: Property listed with EXP Realty LLC
• HOA & community: No association fees

Exterior

• Parking: Attached garage (1 car); Basement access to parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Raised ranch; Living area approximately 844 (above grade)
• Construction: Vinyl siding; Composition roof; Public records indicate above- and below-grade finished area sources
• Exterior features: Not in a flood plain; Lot approximately 5,453 square feet

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 3 bedrooms on the first floor
• Bathrooms: 1 full bathroom on the first floor
• Heating & cooling: Forced air heating; Electric cooling (central)
• Interior features: Raised ranch floor plan; 6 total rooms; Concrete basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 11.4% 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); 94 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 34% 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 $11k of equity ($684 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1924 — 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: 1.31% ✓
• Cap rate: 11.45%
• Cash-on-cash: 18.40%
• DSCR: 1.82
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $101,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7040 Agnes Ave	0.28mi	3/1.0	840 (-0%)	1mo	$99,900	$119	85
7127 Bales Ave	0.14mi	3/1.0	864 (+2%)	6mo	$50,000	$58	84
7103 Agnes Ave	0.26mi	2/1.0 (-1)	854 (+1%)	0mo	$65,000	$76	80
6815 S Benton Ave	0.42mi	2/1.0 (-1)	832 (-1%)	4mo	$99,000	$119	69
7426 Indiana Ave	0.51mi	3/1.0	874 (+4%)	2mo	$120,000	$137	68
3822 E 68th Ter	0.41mi	2/1.0 (-1)	799 (-5%)	2mo	$110,000	$138	65
3608 E 72nd St	0.23mi	3/1.0	959 (+14%)	3mo	$74,900	$78	64
4015 E 68th Ter	0.46mi	3/1.0	916 (+8%)	5mo	$139,900	$153	60
2407 E 69th Ter	0.62mi	2/1.0 (-1)	875 (+4%)	2mo	$105,000	$120	58
4211 E 67th Ter	0.63mi	2/1.0 (-1)	800 (-5%)	0mo	$140,000	$175	57
6656 Bales Ave	0.48mi	2/1.0 (-1)	780 (-8%)	5mo	$79,000	$101	56
7233 Park Ave	0.74mi	3/1.0	910 (+8%)	4mo	$170,000	$187	49

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: 37.9%
• Equity multiple: 3.92×
• Total profit: $80,934
• Equity at exit: $89,187

10-year hold

• IRR: 32.7%
• Equity multiple: 8.83×
• Total profit: $216,933
• Equity at exit: $192,335

Cash invested: $27,720 (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: 94
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,301 high
• Mortgage (P&I): −$519
• Tax from tax record: −$42 /mo · $506/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $425

Break-even live

Break-even rent $763

Max offer price $99,000

Occupancy floor 62%

Sensitivity live

Price	-10% $481	-5% $453	+0% $425	+5% $397	+10% $369
Rent	-10% $322	-5% $374	+0% $425	+5% $476	+10% $528
Rate	-1.0pp $475	-0.5pp $450	base $425	+0.5pp $399	+1.0pp $373

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7115 Bales Ave Kansas City, MO	3.0	1.0	865	$1,350	$1.56	17d	1	0.15mi
7127 Bales Ave Kansas City, MO	3.0	1.0	900	$1,350	$1.50	24d	1	0.17mi
7036 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	810	$1,200	$1.48	3d	1	0.24mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,645	$1.50	24d	1	0.32mi
6817 Cleveland Ave Kansas City, MO	2.0	1.0	779	$1,100	$1.41	44d	1	0.33mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	15d	1	0.36mi
6703 Walrond Ave Kansas City, MO	2.0	1.0	912	$1,200	$1.32	3d	1	0.41mi
7317 Agnes Ave Kansas City, MO	2.0	1.0	767	$895	$1.17	24d	1	0.48mi
6901 Jackson Ave Unit 6903 Kansas City, MO	3.0	1.0	1000	$1,200	$1.20	22d	1	0.50mi
7426 Indiana Ave Kansas City, MO	3.0	1.0	1100	$1,400	$1.27	44d	1	0.54mi
7412 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	780	$1,200	$1.54	3d	1	0.55mi
6941 Spruce Ave Kansas City, MO	2.0	1.0	815	$950	$1.17	44d	1	0.55mi
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	13d	1	0.57mi
3106 E 75th St Kansas City, MO	3.0	1.5	985	$1,225	$1.24	22d	1	0.61mi
2421 E 67th Ter Kansas City, MO	2.0	1.0	816	$1,125	$1.38	17d	1	0.68mi
7411 Montgall Ave Kansas City, MO	3.0	1.0	840	$1,200	$1.43	44d	1	0.68mi
2430 E 67th Ter Kansas City, MO	3.0	2.0	960	$1,195	$1.24	44d	1	0.69mi
2120 E 68th Ter Kansas City, MO	2.0	1.0	930	$1,200	$1.29	24d	1	0.82mi
1831 E 68th St Kansas City, MO	3.0	1.0	1043	$1,250	$1.20	17d	1	0.98mi
7427 Arleta Blvd Kansas City, MO	2.0	1.0	805	$1,150	$1.43	44d	1	1.03mi
1805 E 67th St Kansas City, MO	2.0	1.0	1064	$1,200	$1.13	17d	1	1.09mi
3604 E 61st St Unit 3604 Kansas City, MO	3.0	1.0	875	$1,300	$1.49	44d	1	1.16mi
6029 Indiana Ave Kansas City, MO	2.0	1.0	832	$1,150	$1.38	44d	1	1.18mi
1435 E 66th Ter Kansas City, MO	3.0	1.0	988	$1,340	$1.36	13d	1	1.28mi
1861 E 78th St Kansas City, MO	3.0	1.0	864	$1,095	$1.27	17d	1	1.34mi
6653 Lydia Ave Kansas City, MO	3.0	1.0	962	$1,500	$1.56	17d	1	1.34mi
4250 E 60 Ter Unit 4250 Kansas City, MO	2.0	1.0	783	$895	$1.14	24d	1	1.36mi
1830 E 78th St Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	13d	1	1.37mi
6404 The Paseo Kansas City, MO	1.0–2.0	1.0–2.0	942	$1,600	$1.70	3d	6	1.43mi
2512 E 59th St Kansas City, MO	2.0	1.0	750	$1,150	$1.53	44d	1	1.50mi

Listing history 7 events

1. 2026-06-21
   days on market $99,000 Active 9 DOM
2. 2026-06-18
   days on market $99,000 Active 6 DOM
3. 2026-06-17
   days on market $99,000 Active 5 DOM
4. 2026-06-16
   days on market $99,000 Active 4 DOM
5. 2026-06-15
   days on market $99,000 Active 3 DOM
6. 2026-06-13
   remarks 339-char remark
7. 2026-06-13
   listed $99,000 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: $506 · $42/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$454/yr (+$38/mo · 89.8%)

ⓘ 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,610
• − Mortgage interest: −$5,546
• − Property taxes: −$506
• − Insurance: −$495
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$2,880
• Taxable income: $3,686
• Est. tax owed @ 24.0%: −$885
• After-tax cash flow: $4,216/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

+280.8% since first listed

7 events — show timeline

• 2026-06-12 Listed $99,000 Heartland MLS as Distributed by MLS Grid
• 2015-12-29 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2015-12-28 Listed $13,063 Heartland MLS as Distributed by MLS Grid
• 2015-01-03 Listed $300,000 Heartland MLS as Distributed by MLS Grid
• 2014-11-26 Listed $26,000 Heartland MLS as Distributed by MLS Grid
• 2004-12-20 Sold (Public Records) — Public Records
• 1988-05-20 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $506 · -11.2% YoY. Source: county tax records.