1106 Agnes Ave · Kansas City, MO 64127

$159,000

3 bd · 1.0 ba · 1,950 sqft · SingleFamily public records · 20 Days on market

Built 1900 7,832 sqft lot Est $211k · 25% 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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.1/10.0
• 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

3 bedroom and 1 full bath. Beautiful home with room to grow and improvements to your taste. The lot next door comes with the sale of this house.

Key facts

• Covered front porch
• Ample cabinetry
• Bonus room

Tags

• BONUS ROOM
• HARDWOOD FLOORS
• COVERED FRONT PORCH
• UPDATED KITCHEN
• AMPLE CABINETRY
• SOLID SURFACE COUNTERTOPS

Property features AI

Finance

• Other: Lot dimensions approximately 33 x 120 (7,832 sq ft)
• Financial info: No investor/multifamily financial details provided
• HOA & community: No association fees

Exterior

• Parking: Other parking
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 2-story floor plan; Located inside city limits; Entry facing/direction not provided
• Construction: Wood siding exterior; Composition roof
• Exterior features: Metal fencing; City lot

Interior

• Kitchen: No appliance details provided
• Bedrooms: 3 bedrooms (all on the second floor)
• Flooring: Wood flooring
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Formal dining area; Basement with stone/rock walls
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $157k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• At $1,773/mo this rent would consume 64% of the median local household income ($33k/yr) (locally 1943% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $156,615 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 1.11% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.74%
• DSCR: 1.52
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $210,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3222 E 11th St	0.22mi	2/1.0 (-1)	1,874 (-4%)	9mo	$29,500	$16	71
1309 Askew Ave	0.47mi	2/1.0 (-1)	1,848 (-5%)	2mo	$51,000	$28	63
1302 College Ave	0.29mi	4/2.0 (+1)	1,839 (-6%)	9mo	$200,000	$109	61
615 Brooklyn Ave	0.59mi	3/2.5	1,970 (+1%)	9mo	$275,000	$140	57
1027 Cleveland Ave	0.54mi	3/1.5	1,758 (-10%)	3mo	$60,000	$34	54
2829 E 8th St	0.21mi	4/2.0 (+1)	1,798 (-8%)	19mo	$160,000	$89	53
2831 E 8th St	0.21mi	3/5.0	1,805 (-7%)	12mo	$289,900	$161	52
2827 Peery Ave	0.06mi	4/3.0 (+1)	1,680 (-14%)	16mo	$248,500	$148	48
2601 Smart Ave	0.71mi	3/2.0	2,000 (+3%)	14mo	$215,000	$108	46
3722 E 10th St	0.48mi	4/2.0 (+1)	2,112 (+8%)	18mo	$45,000	$21	39
508 Brooklyn Ave	0.72mi	3/2.0	2,200 (+13%)	10mo	$165,000	$75	33
401 Park Ave	0.72mi	4/3.5 (+1)	2,072 (+6%)	11mo	$429,000	$207	32

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,687
• Equity at exit: $23,707

10-year hold

• IRR: 6.5%
• Equity multiple: 1.45×
• Total profit: $19,841
• Equity at exit: $13,747

Cash invested: $44,520 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,773 high
• Mortgage (P&I): −$834
• Tax from tax record: −$65 /mo · $780/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $435

Break-even live

Break-even rent $1,222

Max offer price $159,000

Occupancy floor 70%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2919 E 12th St Kansas City, MO	3.0	2.0	1943	$2,000	$1.03	43d	1	0.11mi
916 Bellefontaine Ave Kansas City, MO	3.0	1.5	1399	$1,650	$1.18	16d	1	0.12mi
1233 Benton Blvd Kansas City, MO	4.0	2.5	1500	$2,500	$1.67	43d	1	0.23mi
504 Bellefontaine Ave Unit 2 Kansas City, MO	2.0	2.0	1500	$1,300	$0.87	43d	1	0.54mi
3510 Garner Ave Kansas City, MO	3.0	2.0	1536	$1,400	$0.91	3d	1	0.72mi
3305 E 19th St Kansas City, MO	2.0	1.0	1500	$1,200	$0.80	43d	1	0.74mi
612 Garfield Ave Kansas City, MO	1.0–2.0	1.0–2.0	900	$1,875	$2.08	1d	44	0.74mi
311 Bellefontaine Ave Kansas City, MO	3.0	2.0	1360	$2,200	$1.62	43d	1	0.75mi
307 Bellefontaine Ave Kansas City, MO	3.0	3.0	2023	$3,500	$1.73	16d	1	0.77mi
347 Maple Blvd Kansas City, MO	3.0	1.5	1246	$1,350	$1.08	23d	1	0.89mi
3429 Morrell Ave Kansas City, MO	4.0	1.5	1800	$1,650	$0.92	7d	1	0.90mi
129 Brooklyn Ave Kansas City, MO	2.0	1.0	1225	$1,195	$0.98	10d	1	0.98mi
3523 Saint John Ave Kansas City, MO	3.0	1.0	1500	$995	$0.66	23d	1	0.99mi
1805 Jackson Ave Kansas City, MO	4.0	2.0	1250	$1,250	$1.00	43d	1	1.02mi
815 Elmwood Ave Kansas City, MO	3.0	1.5	1302	$1,600	$1.23	14d	1	1.04mi
203 N Indiana Ave Unit 209 Indiana Kansas City, MO	2.0	1.0	1500	$1,400	$0.93	43d	1	1.05mi
1905 Kensington Ave Kansas City, MO	3.0	2.0	1285	$1,325	$1.03	23d	1	1.17mi
1812 Elmwood Ave Kansas City, MO	3.0	1.0	1650	$1,600	$0.97	16d	1	1.19mi
4405 Norledge Ave Kansas City, MO	3.0	1.0	1510	$1,600	$1.06	43d	1	1.42mi

Listing history 13 events

1. 2026-06-18
   days on market $159,000 Active 20 DOM
2. 2026-06-17
   days on market $159,000 Active 19 DOM
3. 2026-06-16
   days on market $159,000 Active 18 DOM
4. 2026-06-15
   days on market $159,000 Active 17 DOM
5. 2026-06-13
   days on market $159,000 Active 15 DOM
6. 2026-06-09
   days on market $159,000 Active 11 DOM
7. 2026-06-08
   days on market $159,000 Active 10 DOM
8. 2026-06-07
   days on market $159,000 Active 9 DOM
9. 2026-06-05
   days on market $159,000 Active 6 DOM
10. 2026-06-03
    days on market $159,000 Active 5 DOM
11. 2026-06-02
    days on market $159,000 Active 4 DOM
12. 2026-06-01
    days on market $159,000 Active 3 DOM
13. 2026-05-31
    days on market $159,000 Active 2 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: $780 · $65/mo
• Projected year-2 tax: $1,542 · $129/mo
• Expected delta: +$762/yr (+$64/mo · 97.8%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,273
• − Mortgage interest: −$8,906
• − Property taxes: −$780
• − Insurance: −$795
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$4,625
• Taxable income: $2,763
• Est. tax owed @ 24.0%: −$663
• After-tax cash flow: $4,562/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

+107.8% since first listed

17 events — show timeline

• 2026-05-29 Listed $159,000 Heartland MLS as Distributed by MLS Grid
• 2020-09-02 Sold (Public Records) — Public Records
• 2020-08-31 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-08-13 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-08-12 Listed $55,000 Heartland MLS as Distributed by MLS Grid
• 2010-07-23 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2010-01-23 Listed $45,000 Heartland MLS as Distributed by MLS Grid
• 2009-10-21 Sold (Public Records) — Public Records
• 2009-10-19 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-01-09 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2009-01-09 Listed $35,000 Heartland MLS as Distributed by MLS Grid
• 2008-09-24 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2008-09-17 Listed $76,500 Heartland MLS as Distributed by MLS Grid
• 2008-09-17 Listed $76,500 Heartland MLS as Distributed by MLS Grid
• 2007-04-30 Sold (Public Records) — Public Records
• 2006-11-06 Sold (Public Records) — Public Records
• 2006-10-20 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $780 · -42.3% YoY. Source: county tax records.