4111 Park Ave · Kansas City, MO 64130

$55,000

2 bd · 1.0 ba · 929 sqft · SingleFamily public records · 41 Days on market

Built 1923 5,460 sqft lot $59/sqft · 31% below area Est $80k · 31% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

2 bed, 1 bath home located in Midtown in the greater Kansas City metropolitan area. Property has been gutted and is ready for your updates and finishing touches. Some electrical, foundation, roofing, and plumbing work has already been completed. Bring your contractor, investor, or renovation expert to see the potential this property has to offer. Drywall, fixtures, and interior finishes are still needed throughout the home, giving you the opportunity to customize it to your vision. Whether you are looking for your next investment property, flip project, or personal renovation project, this home offers a great opportunity. An added bonus — the vacant residential lot next door at 4111 P

Key facts

• 5,460 sq ft lot
• Built 1923
• Listed 40 days

Tags

• ELECTRICAL WORK COMPLETED
• FOUNDATION WORK COMPLETED
• ROOFING WORK COMPLETED
• PLUMBING WORK COMPLETED
• EXPAND EXISTING PROPERTY
• CREATE ADDITIONAL PARKING

Property features AI

Finance

• Other: Living area reported as 929 square feet; Age reported as 101 years or more; Directions: 71 WHY to 39th Street to Brooklyn Ave to E 41st Street to Park Ave to Home
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Bungalow style
• Construction: Brick/mortar construction with brick trim; Composition roof
• Exterior features: Lot approximately 5,460 square feet; Flood plain status unknown

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Has cooling
• Interior features: Living/dining combo; Bungalow floor plan; Has basement with stone/rock construction

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.3% 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 fast (+4.4%/yr); 185 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 34% of the median local income ($42k/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 $380 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 + 4.4% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.
• Current owner paid $3k; list at $55k implies a 1870% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.18% ✓
• Cap rate: 19.32%
• Cash-on-cash: 46.51%
• DSCR: 3.07
• GRM: 3.8

CMA / ARV

• ARV (median comp): $80,258
• List price: $55,000
• Delta: -31.47%
• 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
2303 E 41st St E	0.02mi	2/1.0	918 (-1%)	4mo	$80,000	$87	94
3915 Brooklyn Ave	0.25mi	2/1.0	1,020 (+10%)	8mo	$45,000	$44	66
4139 Flora Ave	0.50mi	2/1.0	894 (-4%)	8mo	$79,900	$89	64
1406 E 45th St	0.71mi	3/1.0 (+1)	928 (-0%)	0mo	$129,000	$139	62
3743 Olive St	0.44mi	3/1.0 (+1)	896 (-4%)	10mo	$85,000	$95	60
4144 Flora Ave	0.53mi	2/1.0	851 (-8%)	9mo	$109,000	$128	54
4314 Paseo Blvd	0.64mi	3/2.0 (+1)	908 (-2%)	7mo	$109,500	$121	51
4338 Indiana Ave	0.74mi	2/1.0	1,012 (+9%)	0mo	$150,000	$148	50
3838 S Benton Ave	0.46mi	3/1.0 (+1)	1,066 (+15%)	3mo	$90,000	$84	47
3711 Bellefontaine Ave	0.70mi	3/1.0 (+1)	1,007 (+8%)	5mo	$120,000	$119	44
4428 Garfield Ave	0.44mi	3/1.0 (+1)	800 (-14%)	10mo	$75,000	$94	43
4308 Paseo Blvd	0.64mi	2/1.0	815 (-12%)	10mo	$100,000	$123	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 · 4.42% rent growth · sell at horizon

5-year hold

• IRR: 40.5%
• Equity multiple: 2.77×
• Total profit: $27,335
• Equity at exit: $8,201

10-year hold

• IRR: 47.5%
• Equity multiple: 5.91×
• Total profit: $75,670
• Equity at exit: $4,755

Cash invested: $15,400 (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 64130

• Home prices YoY: -21.5%
• Rents YoY: 4.4%
• Active inventory: 185
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,199 high
• Mortgage (P&I): −$288
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$23
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $541

Break-even live

Break-even rent $513

Max offer price $55,000

Occupancy floor 50%

Sensitivity live

Price	-10% $572	-5% $557	+0% $541	+5% $526	+10% $510
Rent	-10% $447	-5% $494	+0% $541	+5% $589	+10% $636
Rate	-1.0pp $569	-0.5pp $555	base $541	+0.5pp $527	+1.0pp $513

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2305 E 41st St Kansas City, MO	2.0	1.0	750	$1,000	$1.33	8d	1	0.01mi
3841 Olive St Kansas City, MO	2.0	1.0	792	$985	$1.24	15d	1	0.28mi
3710 Wabash Ave Unit 2S Kansas City, MO	2.0	1.0	875	$850	$0.97	25d	1	0.51mi
4209 Flora Ave Kansas City, MO	2.0	1.0	778	$1,200	$1.54	17d	1	0.52mi
4401 Wayne Ave Kansas City, MO	2.0	1.5	955	$1,300	$1.36	25d	1	0.58mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	25d	1	0.60mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	17d	1	0.63mi
4534 S Benton Ave Kansas City, MO	2.0	1.0	912	$1,045	$1.15	17d	1	0.68mi
4232 Virginia Ave Unit 1 Kansas City, MO	1.0	1.0	592	$750	$1.27	21d	1	0.68mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	17d	1	0.68mi
3609 Wayne Ave Kansas City, MO	3.0	1.5	1118	$1,900	$1.70	25d	1	0.73mi
4119 Forest Ave Kansas City, MO	2.0	1.0	950	$1,400	$1.47	13d	1	0.74mi
4005 Bales Ave Kansas City, MO	2.0	1.0	792	$1,050	$1.33	45d	1	0.75mi
1500 E 46th St Kansas City, MO	1.0–3.0	1.0	803	$1,050	$1.31	45d	1	0.80mi
4023 Harrison St Unit 4021-2N Kansas City, MO	2.0	1.0	850	$1,295	$1.52	25d	1	0.88mi
4023 Harrison St Unit 40232-S Kansas City, MO	2.0	1.0	850	$1,250	$1.47	25d	1	0.88mi
4154 Harrison St Kansas City, MO	2.0	1.0	1100	$1,395	$1.27	45d	1	0.91mi
4216 Cleveland Ave Kansas City, MO	2.0	1.0	780	$1,125	$1.44	17d	1	0.92mi
918 E 39th St Kansas City, MO	2.0	1.0	1050	$1,175	$1.12	45d	1	0.93mi
1214 Brush Creek Blvd Unit 03 Kansas City, MO	2.0	1.0	950	$1,050	$1.11	18d	1	0.93mi
1102 E 37th St Unit 201 Kansas City, MO	1.0	1.0	1000	$1,350	$1.35	25d	1	0.96mi
815 E 42nd St Unit 815-3W Kansas City, MO	1.0	1.0	650	$1,050	$1.62	8d	1	0.99mi
817 E 42nd St Kansas City, MO	1.0	1.0	650	$1,050	$1.62	5d	1	0.99mi
820 E 43rd St Kansas City, MO	2.0	1.0	900	$985	$1.09	18d	1	0.99mi
809 E 42nd St Unit 809-3W Kansas City, MO	1.0	1.0	650	$1,050	$1.62	45d	1	1.00mi
3330 Agnes Ave Kansas City, MO	3.0	1.0	1000	$1,410	$1.41	45d	1	1.00mi
4013 Charlotte St Unit 1N Kansas City, MO	2.0	1.0	900	$1,200	$1.33	25d	1	1.00mi
3933 Charlotte St Kansas City, MO	1.0	1.0	575	$875	$1.52	22d	1	1.01mi
3233 Park Ave Unit 1 Kansas City, MO	2.0	1.0	950	$1,075	$1.13	45d	1	1.01mi
3233 Park Ave Unit 2 Kansas City, MO	2.0	1.0	950	$1,000	$1.05	25d	1	1.01mi
801 E 42nd St Unit 3E Kansas City, MO	1.0	1.0	700	$965	$1.38	5d	1	1.02mi
1207 E Armour Blvd Unit 206 Kansas City, MO	1.0	1.0	625	$1,095	$1.75	25d	1	1.03mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	45d	1	1.03mi
1205 E Armour Blvd Apt 106 Kansas City, MO	1.0	1.0	625	$995	$1.59	45d	1	1.04mi
1111 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	788	$1,660	$2.11	4d	9	1.08mi
1111 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	812	$1,660	$2.04	45d	9	1.08mi
4930 Park Ave Kansas City, MO	3.0	1.0	900	$1,300	$1.44	17d	1	1.09mi
4911 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	18d	1	1.10mi
1108 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	773	$1,745	$2.26	4d	11	1.11mi
1108 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	780	$1,745	$2.24	45d	5	1.11mi

Listing history 24 events

1. 2026-06-21
   days on market $55,000 Active 41 DOM
2. 2026-06-18
   days on market $55,000 Active 38 DOM
3. 2026-06-17
   days on market $55,000 Active 37 DOM
4. 2026-06-16
   days on market $55,000 Active 36 DOM
5. 2026-06-15
   days on market $55,000 Active 35 DOM
6. 2026-06-13
   days on market $55,000 Active 33 DOM
7. 2026-06-09
   days on market $55,000 Active 29 DOM
8. 2026-06-08
   days on market $55,000 Active 28 DOM
9. 2026-06-07
   days on market $55,000 Active 27 DOM
10. 2026-06-05
    days on market $55,000 Active 24 DOM
11. 2026-06-03
    days on market $55,000 Active 23 DOM
12. 2026-06-02
    days on market $55,000 Active 22 DOM
13. 2026-06-01
    days on market $55,000 Active 21 DOM
14. 2026-05-31
    days on market $55,000 Active 20 DOM
15. 2026-05-11
    listed $55,000 Active 940-char remark
16. 2025-04-18
    historical
17. 2024-12-31
    price $50,000
18. 2024-10-08
    status Active
19. 2024-09-10
    status Pending
20. 2024-07-19
    listed $55,000 Active
21. 2024-01-11
    listed $50,000 Active
22. 2024-01-11
    historical
23. 2016-03-01
    soldstatus $2,792
24. 1995-11-09
    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: $464 · $39/mo
• Projected year-2 tax: $534 · $44/mo
• Expected delta: +$70/yr (+$6/mo · 15.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $14,382
• − Mortgage interest: −$3,081
• − Property taxes: −$464
• − Insurance: −$942
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$1,600
• Taxable income: $5,995
• Est. tax owed @ 24.0%: −$1,439
• After-tax cash flow: $5,057/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): 19,644
• Household income: $42,221
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1132.0

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 (80%)
• Race & ethnicity: Black 80% White 9% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Swedish 0%
• Foreign-born: 6% · Canada
• 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: ▼ -73.32%
• Current HPI: 267.491
• Rent YoY: ▲ 4.42%
• 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

+1869.9% since first listed

10 events — show timeline

• 2026-05-11 Listed $55,000 Heartland MLS as Distributed by MLS Grid
• 2025-04-18 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-12-31 Price Changed $50,000 Heartland MLS as Distributed by MLS Grid
• 2024-10-08 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-09-10 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-07-19 Listed $55,000 Heartland MLS as Distributed by MLS Grid
• 2024-01-11 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-01-11 Listed $50,000 Heartland MLS as Distributed by MLS Grid
• 2016-03-01 Sold (Public Records) $2,792 Public Records
• 1995-11-09 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $464 · -22.1% YoY. Source: county tax records.