3547 Bellefontaine Ave · Kansas City, MO 64128

$95,000

4 bd · 1.0 ba · 1,842 sqft · SingleFamily public records · 13 Days on market

Built 1921 5,227 sqft lot $52/sqft · 41% below area Est $152k · 37% under

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Why this score? — see what drove the A 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
• Appreciation +10.0/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

This 3-bedroom, 1-bath home presents a strong investment opportunity with solid potential for value-add improvements. With a practical layout and appealing footprint, it offers flexibility for rental income or future resale. Ideal for investors seeking their next project in a promising setting.

Key facts

• 5,227 sq ft lot
• Built 1921
• Listed 13 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 14.2% 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; 36 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).
• At $1,548/mo this rent would consume 51% 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 $10k of equity ($657 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 + 4.7% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1921 — 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: 1.63% ✓
• Cap rate: 14.24%
• Cash-on-cash: 28.39%
• DSCR: 2.26
• GRM: 5.1

CMA / ARV

• ARV (median comp): $151,727
• List price: $95,000
• Delta: -37.39%
• 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
3547 Bellefontaine Ave	0.00mi	3/1.0 (-1)	1,748 (-5%)	0mo	$95,000	$54	86
3218 Benton Blvd	0.44mi	4/2.5	1,854 (+1%)	0mo	$155,000	$84	72
3715 College Ave	0.22mi	3/2.0 (-1)	1,905 (+3%)	3mo	$199,900	$105	72
3428 College Ave	0.19mi	4/2.0	2,010 (+9%)	3mo	$204,900	$102	69
3717 Indiana Ave	0.26mi	4/1.5	1,644 (-11%)	2mo	$129,000	$78	66
3615 College Ave	0.13mi	3/1.5 (-1)	1,598 (-13%)	5mo	$50,000	$31	60
3805 Bellefontaine Ave	0.28mi	3/1.5 (-1)	1,624 (-12%)	5mo	$169,900	$105	56
3915 Benton Blvd	0.44mi	3/2.0 (-1)	1,672 (-9%)	4mo	$95,000	$57	52
4125 Chestnut Ave	0.72mi	3/1.0 (-1)	1,711 (-7%)	1mo	$60,000	$35	49
3237 Park Ave	0.62mi	3/3.0 (-1)	1,956 (+6%)	1mo	$178,000	$91	47
3029 Askew Ave	0.74mi	3/1.0 (-1)	2,042 (+11%)	3mo	$55,000	$27	40
4043 Monroe Ave	0.72mi	3/1.5 (-1)	1,632 (-11%)	2mo	$142,900	$88	39

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: 46.7%
• Equity multiple: 4.55×
• Total profit: $94,414
• Equity at exit: $85,584

10-year hold

• IRR: 41.2%
• Equity multiple: 10.48×
• Total profit: $252,158
• Equity at exit: $184,564

Cash invested: $26,600 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,548 high
• Mortgage (P&I): −$498
• Tax from tax record: −$56 /mo · $674/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $629

Break-even live

Break-even rent $752

Max offer price $95,000

Occupancy floor 54%

Sensitivity live

Price	-10% $683	-5% $656	+0% $629	+5% $602	+10% $575
Rent	-10% $507	-5% $568	+0% $629	+5% $690	+10% $752
Rate	-1.0pp $677	-0.5pp $653	base $629	+0.5pp $605	+1.0pp $580

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3524 Bellefontaine Ave Kansas City, MO	3.0	1.0	1228	$1,350	$1.10	45d	1	0.05mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	12d	1	0.16mi
3419 College Ave Kansas City, MO	4.0	1.0	1608	$1,300	$0.81	3d	1	0.21mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	9d	1	0.25mi
3817 S Benton Ave Kansas City, MO	4.0	1.5	1380	$1,650	$1.20	25d	1	0.35mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	25d	1	0.35mi
3525 Monroe Ave Kansas City, MO	3.0	2.0	1569	$1,500	$0.96	45d	1	0.36mi
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	17d	1	0.39mi
3811 E 36th St Kansas City, MO	3.0	1.0	2590	$1,350	$0.52	45d	1	0.44mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	25d	1	0.45mi
3713 Cleveland Ave Kansas City, MO	4.0	1.0	1256	$1,250	$1.00	17d	1	0.46mi
3434 Olive St Kansas City, MO	3.0	2.0	2020	$1,445	$0.72	45d	1	0.49mi
3902 Wabash Ave Kansas City, MO	4.0	2.0	1400	$1,850	$1.32	45d	1	0.58mi
3205 E 31st St Kansas City, MO	4.0	1.0	1800	$1,325	$0.74	25d	1	0.58mi
3332 Norton Ave Kansas City, MO	3.0	1.0	1272	$1,350	$1.06	45d	1	0.63mi
4018 Prospect Ave Kansas City, MO	4.0	1.5	1900	$1,695	$0.89	45d	1	0.67mi
2018 E 35th St Kansas City, MO	3.0	2.0	1502	$1,800	$1.20	4d	1	0.67mi
4116 Bellefontaine Ave Kansas City, MO	3.0	1.0	1234	$1,000	$0.81	25d	1	0.69mi
2002 E 35th St Kansas City, MO	3.0	2.0	1426	$1,295	$0.91	9d	1	0.70mi
4119 S Benton Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	45d	1	0.72mi
4014 Park Ave Kansas City, MO	3.0	2.0	1271	$1,273	$1.00	45d	1	0.78mi
2120 Linwood Blvd Kansas City, MO	3.0	1.0	1326	$1,400	$1.06	45d	1	0.78mi
4107 Olive St Kansas City, MO	3.0	1.5	1271	$1,578	$1.24	9d	1	0.80mi
4112 Park Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	16d	1	0.87mi
3009 Garfield Ave Kansas City, MO	3.0	1.5	1334	$1,425	$1.07	45d	1	0.94mi
2846 Myrtle Ave Kansas City, MO	3.0	2.0	1705	$1,350	$0.79	17d	1	0.99mi
2723 Park Ave Kansas City, MO	5.0	3.0	2010	$1,875	$0.93	22d	1	1.16mi
4211 Woodland Ave Kansas City, MO	4.0	2.5	1926	$2,010	$1.04	17d	1	1.17mi
2708 Olive St Kansas City, MO	4.0	2.0	1585	$1,500	$0.95	18d	1	1.17mi
4219 Woodland Ave Kansas City, MO	4.0	2.0	1566	$1,900	$1.21	3d	1	1.19mi
2724 Brooklyn Ave Kansas City, MO	3.0	2.5	1398	$1,440	$1.03	25d	1	1.20mi
4511 Park Ave Kansas City, MO	4.0	2.5	1915	$1,982	$1.03	25d	1	1.28mi
4900 E 41st Ter Kansas City, MO	3.0	2.0	1270	$1,500	$1.18	17d	1	1.34mi
4653 Benton Blvd Kansas City, MO	3.0	2.0	1594	$1,600	$1.00	9d	1	1.37mi
4232 Virginia Ave Unit 3 Kansas City, MO	3.0	1.0	1296	$1,100	$0.85	14d	1	1.44mi
2729 Grove St Kansas City, MO	3.0	2.0	1510	$1,375	$0.91	45d	1	1.48mi

Listing history 14 events

1. 2026-05-12
   status Pending 295-char remark

   Show marketing remark (295 chars)

   This 3-bedroom, 1-bath home presents a strong investment opportunity with solid potential for value-add improvements. With a practical layout and appealing footprint, it offers flexibility for rental income or future resale. Ideal for investors seeking their next project in a promising setting.

2. 2026-04-29
   listed $95,000 Active 295-char remark

   Show marketing remark (295 chars)

   This 3-bedroom, 1-bath home presents a strong investment opportunity with solid potential for value-add improvements. With a practical layout and appealing footprint, it offers flexibility for rental income or future resale. Ideal for investors seeking their next project in a promising setting.

3. 2026-04-10
   price $95,000 295-char remark

   Show marketing remark (295 chars)

   This 3-bedroom, 1-bath home presents a strong investment opportunity with solid potential for value-add improvements. With a practical layout and appealing footprint, it offers flexibility for rental income or future resale. Ideal for investors seeking their next project in a promising setting.

4. 2026-03-25
   historical $115,000 295-char remark

   Show marketing remark (295 chars)

   This 3-bedroom, 1-bath home presents a strong investment opportunity with solid potential for value-add improvements. With a practical layout and appealing footprint, it offers flexibility for rental income or future resale. Ideal for investors seeking their next project in a promising setting.

5. 2025-09-12
   historical
6. 2025-06-03
   price $120,000
7. 2025-05-14
   price $140,000
8. 2025-04-10
   listed $150,000 Active
9. 2024-03-30
   historical $1,200
10. 2023-11-28
    listed $1,200
11. 2017-08-24
    soldstatus Sold
12. 2017-07-12
    status Pending
13. 2017-07-11
    listed $70,000 Active
14. 1990-07-09
    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: $674 · $56/mo
• Projected year-2 tax: $922 · $77/mo
• Expected delta: +$247/yr (+$21/mo · 36.6%)

ⓘ 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: $18,581
• − Mortgage interest: −$5,321
• − Property taxes: −$674
• − Insurance: −$475
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$2,764
• Taxable income: $6,373
• Est. tax owed @ 24.0%: −$1,530
• After-tax cash flow: $6,021/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

+35.7% since first listed

14 events — show timeline

• 2026-05-12 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-29 Listed $95,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $95,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-25 Coming Soon $115,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-12 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-06-03 Price Changed $120,000 Heartland MLS as Distributed by MLS Grid
• 2025-05-14 Price Changed $140,000 Heartland MLS as Distributed by MLS Grid
• 2025-04-10 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2024-03-30 Rental Removed $1,200 RENTLY
• 2023-11-28 Listed for Rent $1,200 RENTLY
• 2017-08-24 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2017-07-12 Pending — Heartland MLS as Distributed by MLS Grid
• 2017-07-11 Listed $70,000 Heartland MLS as Distributed by MLS Grid
• 1990-07-09 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $674 · -32.6% YoY. Source: county tax records.