3719 Benton Blvd · Kansas City, MO 64128

$150,000

3 bd · 1.0 ba · 1,982 sqft · SingleFamily public records · 56 Days on market

Built 1916 4,611 sqft lot $76/sqft · 14% below area Est $175k · 14% 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 +23.4/30.0
• ARV discount +13.9/15.0
• Appreciation +10.0/10.0
• DSCR +7.5/10.0
• 1% rule +5.0/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

Outstanding fully remodeled 3-bedroom, 1.5-bath home. This move-in ready property showcases a brand-new kitchen complete with granite countertops and new appliances—perfect for everyday living and entertaining. The main level offers a spacious living room and dining area filled with natural light, along with a conveniently located laundry area just off the kitchen. Upstairs, you’ll find an updated full bathroom and an oversized primary bedroom providing plenty of comfort and space. Ideally located near the Country Club Plaza, with easy highway access and close proximity to shopping, parks, and hospitals. This beautifully updated home presents a fantastic opportunity for both own

Key facts

• Brand new kitchen
• Dining area
• Natural light

Tags

• BRAND NEW KITCHEN
• GRANITE COUNTERTOPS
• NEW APPLIANCES
• SPACIOUS LIVING ROOM
• DINING AREA
• NATURAL LIGHT

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2-story home; Faces west
• Construction: Concrete construction; Composition roof
• Exterior features: Front porch; Not in a flood plain; Lot approximately 4,611 sq ft

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric range; Ceramic tile in kitchen
• Bedrooms: 3 bedrooms (all on second level)
• Flooring: Carpet; Luxury vinyl; Tile
• Bathrooms: 1 full bathroom (second level); 1 half bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Fireplace (2 total); Eat-in kitchen and formal dining area; Unfinished basement
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 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.
• Zoned schools: M. L. King Elementary (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 665 students, 100% FRL); Central Middle School (math 0% / reading 9%, grade F, #388 of 391 statewide, top 99%, 428 students, 99% FRL); Central High School (math 2% / reading 17%, grade F, #507 of 521 statewide, top 98%, 535 students, 99% FRL) — zoned schools average 99% FRL vs 75% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.7%/yr); 87 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $1,503/mo this rent would consume 50% of the median local household income ($36k/yr) (locally 946% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k 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 + 4.7% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 8.3

CMA / ARV

• ARV (median comp): $175,033
• List price: $150,000
• Delta: -14.30%
• 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
3715 College Ave	0.06mi	3/2.0	1,905 (-4%)	3mo	$199,900	$105	84
3547 Bellefontaine Ave	0.20mi	3/1.0	1,748 (-12%)	0mo	$95,000	$54	71
3428 College Ave	0.36mi	4/2.0 (+1)	2,010 (+1%)	3mo	$204,900	$102	69
3618 Olive St	0.54mi	3/1.5	1,864 (-6%)	7mo	$152,900	$82	57
3338 Bellefontaine Ave	0.46mi	4/1.5 (+1)	1,855 (-6%)	8mo	$160,000	$86	54
4125 Chestnut Ave	0.56mi	3/1.0	1,711 (-14%)	1mo	$60,000	$35	50
4142 Montgall Ave	0.64mi	3/1.5	1,822 (-8%)	6mo	$140,000	$77	50
3218 Benton Blvd	0.63mi	4/2.5 (+1)	1,854 (-6%)	0mo	$155,000	$84	49
3311 Askew Ave	0.58mi	4/2.0 (+1)	2,174 (+10%)	1mo	$199,999	$92	47
4235 Chestnut Ave	0.71mi	3/2.0	1,800 (-9%)	5mo	$167,500	$93	43
4221 Chestnut Ave	0.68mi	4/1.5 (+1)	1,694 (-14%)	1mo	$110,000	$65	36
3417 Jackson Ave	0.73mi	4/2.0 (+1)	2,268 (+14%)	8mo	$189,900	$84	26

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 · 4.65% rent growth · sell at horizon

5-year hold

• IRR: 30.7%
• Equity multiple: 3.42×
• Total profit: $101,810
• Equity at exit: $135,132

10-year hold

• IRR: 27.0%
• Equity multiple: 7.94×
• Total profit: $291,341
• Equity at exit: $291,417

Cash invested: $42,000 (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 64128

• Home prices YoY: 21.6%
• Rents YoY: 4.7%
• Active inventory: 87
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$787
• Tax from tax record: −$61 /mo · $738/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $277

Break-even live

Break-even rent $1,153

Max offer price $150,000

Occupancy floor 77%

Sensitivity live

Price	-10% $362	-5% $319	+0% $277	+5% $234	+10% $192
Rent	-10% $158	-5% $218	+0% $277	+5% $336	+10% $396
Rate	-1.0pp $352	-0.5pp $315	base $277	+0.5pp $238	+1.0pp $198

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	25d	1	0.18mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	12d	1	0.19mi
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	18d	1	0.21mi
3817 S Benton Ave Kansas City, MO	4.0	1.5	1380	$1,650	$1.20	25d	1	0.23mi
3524 Bellefontaine Ave Kansas City, MO	3.0	1.0	1228	$1,350	$1.10	45d	1	0.26mi
3713 Cleveland Ave Kansas City, MO	4.0	1.0	1256	$1,250	$1.00	18d	1	0.36mi
3525 Monroe Ave Kansas City, MO	3.0	2.0	1569	$1,500	$0.96	45d	1	0.38mi
3419 College Ave Kansas City, MO	4.0	1.0	1608	$1,300	$0.81	4d	1	0.38mi
3811 E 36th St Kansas City, MO	3.0	1.0	2590	$1,350	$0.52	45d	1	0.41mi
3434 Chestnut Ave Kansas City, MO	2.0	1.0	1512	$1,100	$0.73	12d	1	0.45mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	9d	1	0.47mi
4116 Bellefontaine Ave Kansas City, MO	3.0	1.0	1234	$1,000	$0.81	25d	1	0.50mi
3902 Wabash Ave Kansas City, MO	4.0	2.0	1400	$1,850	$1.32	45d	1	0.52mi
4119 S Benton Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	45d	1	0.54mi
4018 Prospect Ave Kansas City, MO	4.0	1.5	1900	$1,695	$0.89	45d	1	0.56mi
3310 Askew Ave Kansas City, MO	3.0	2.0	1484	$1,500	$1.01	0d	1	0.56mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	25d	1	0.59mi
3604 Park Ave Kansas City, MO	3.0	1.5	1320	$1,550	$1.17	0d	1	0.62mi
3434 Olive St Kansas City, MO	3.0	2.0	2020	$1,445	$0.72	45d	1	0.64mi
4107 Olive St Kansas City, MO	3.0	1.5	1271	$1,578	$1.24	9d	1	0.68mi
3920 Spruce Ave Kansas City, MO	2.0	1.0	1968	$1,195	$0.61	25d	1	0.69mi
3332 Norton Ave Kansas City, MO	3.0	1.0	1272	$1,350	$1.06	45d	1	0.70mi
4014 Park Ave Kansas City, MO	3.0	2.0	1271	$1,273	$1.00	45d	1	0.70mi
4112 Park Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	16d	1	0.77mi
3205 E 31st St Kansas City, MO	4.0	1.0	1800	$1,325	$0.74	25d	1	0.79mi
2018 E 35th St Kansas City, MO	3.0	2.0	1502	$1,800	$1.20	5d	1	0.79mi
2002 E 35th St Kansas City, MO	3.0	2.0	1426	$1,250	$0.88	0d	1	0.82mi
3015 Montgall Ave Kansas City, MO	4.0	2.5	2134	$1,850	$0.87	0d	1	0.94mi
2120 Linwood Blvd Kansas City, MO	3.0	1.0	1326	$1,400	$1.06	45d	1	0.97mi
4211 Woodland Ave Kansas City, MO	4.0	2.5	1926	$2,010	$1.04	18d	1	1.08mi
4219 Woodland Ave Kansas City, MO	4.0	2.0	1566	$1,900	$1.21	4d	1	1.11mi
4511 Park Ave Kansas City, MO	4.0	2.5	1915	$1,982	$1.03	25d	1	1.13mi
3009 Garfield Ave Kansas City, MO	3.0	1.5	1334	$1,425	$1.07	45d	1	1.14mi
2846 Myrtle Ave Kansas City, MO	3.0	2.0	1705	$1,350	$0.79	18d	1	1.14mi
4653 Benton Blvd Kansas City, MO	3.0	2.0	1594	$1,600	$1.00	9d	1	1.16mi
4900 E 41st Ter Kansas City, MO	3.0	2.0	1270	$1,500	$1.18	18d	1	1.17mi
4232 Virginia Ave Unit 3 Kansas City, MO	3.0	1.0	1296	$1,100	$0.85	14d	1	1.38mi
2708 Olive St Kansas City, MO	4.0	2.0	1585	$1,500	$0.95	19d	1	1.38mi
4117 Forest Ave Kansas City, MO	2.0	2.0	1300	$1,390	$1.07	25d	1	1.40mi
2724 Brooklyn Ave Kansas City, MO	3.0	2.5	1398	$1,440	$1.03	25d	1	1.41mi

Listing history 33 events

1. 2026-06-21
   days on market $150,000 Active 56 DOM
2. 2026-06-18
   days on market $150,000 Active 53 DOM
3. 2026-06-17
   days on market $150,000 Active 52 DOM
4. 2026-06-16
   days on market $150,000 Active 51 DOM
5. 2026-06-15
   days on market $150,000 Active 50 DOM
6. 2026-06-13
   statusdays on market $150,000 Active 48 DOM
7. 2026-06-09
   days on market $150,000 Active Under Contract 44 DOM
8. 2026-06-08
   days on market $150,000 Active Under Contract 43 DOM
9. 2026-06-07
   days on market $150,000 Active Under Contract 42 DOM
10. 2026-06-05
    days on market $150,000 Active Under Contract 39 DOM
11. 2026-06-03
    days on market $150,000 Active Under Contract 38 DOM
12. 2026-06-02
    days on market $150,000 Active Under Contract 37 DOM
13. 2026-06-01
    days on market $150,000 Active Under Contract 36 DOM
14. 2026-05-31
    days on market $150,000 Active Under Contract 35 DOM
15. 2026-05-15
    historical Active Under Contract 809-char remark
16. 2026-04-26
    listed $150,000 Active 809-char remark
17. 2021-03-23
    soldstatus
18. 2020-03-24
    soldstatus
19. 2019-04-22
    historical
20. 2019-04-22
    status Pending
21. 2019-03-25
    price $45,000
22. 2019-03-08
    listed $49,900 Active
23. 2018-11-05
    soldstatus
24. 2017-12-04
    historical
25. 2017-09-28
    price $45,000
26. 2017-09-18
    status Active
27. 2017-09-17
    historical Contingent - Accepting Backup Offers
28. 2017-08-24
    listed $49,950 Active
29. 2017-01-28
    historical
30. 2016-09-27
    listed $49,950 Active
31. 2013-10-08
    soldstatus
32. 2013-08-06
    listed $9,900
33. 1978-06-01
    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: $738 · $61/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$717/yr (+$60/mo · 97.3%)

ⓘ 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 ≥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: $18,037
• − Mortgage interest: −$8,402
• − Property taxes: −$738
• − Insurance: −$750
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$4,364
• Taxable income: $898
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $3,107/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): 11,912
• Household income: $36,088
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 946.0

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 (79%)
• Race & ethnicity: Black 79% Hispanic / Latino 9% White 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Swedish 1% Hispanic 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 2%

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: ▲ 73.41%
• Current HPI: 412.6862
• Rent YoY: ▲ 4.65%
• 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

+1415.2% since first listed

20 events — show timeline

• 2026-06-12 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-05-15 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-04-26 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2021-03-23 Sold (Public Records) — Public Records
• 2020-03-24 Sold (Public Records) — Public Records
• 2019-04-22 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-04-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-03-25 Price Changed $45,000 Heartland MLS as Distributed by MLS Grid
• 2019-03-08 Listed $49,900 Heartland MLS as Distributed by MLS Grid
• 2018-11-05 Sold (Public Records) — Public Records
• 2017-12-04 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2017-09-28 Price Changed $45,000 Heartland MLS as Distributed by MLS Grid
• 2017-09-18 Relisted — Heartland MLS as Distributed by MLS Grid
• 2017-09-17 Contingent — Heartland MLS as Distributed by MLS Grid
• 2017-08-24 Listed $49,950 Heartland MLS as Distributed by MLS Grid
• 2017-01-28 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2016-09-27 Listed $49,950 Heartland MLS as Distributed by MLS Grid
• 2013-10-08 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2013-08-06 Listed $9,900 Heartland MLS as Distributed by MLS Grid
• 1978-06-01 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $738 · -4.6% YoY. Source: county tax records.