7103 Agnes Ave · Kansas City, MO 64132

$65,000

2 bd · 1.0 ba · 854 sqft · SingleFamily public records · 184 Days on market

Built 1920 6,807 sqft lot Est $102k · 36% 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 +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

CORPORATE OWNED SELLING AS/WHERE IS, NO SELLER DISCLOSURES, ADDENDUMS APPLY, SELLER RESERVES THE RIGHT TO ACCEPT OFFER OF THEIR CHOICE REGARDLESS OF THE ORDER RECEIVED, MULTIPLE OFFER SCENARIO ARISES A BEST & FINAL OFFER MAYBE REQUESTED, MUST HAVE PROOF OF FUNDS & $1000.00 TO 1 % CASHIER CK FOR EARNEST (3)

Key facts

• Large backyard
• 6,807 sq ft lot
• Garage

Tags

• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.7% 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); 93 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 32% 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 $7k of equity ($449 loan paydown + $6k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $60k (48%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.88% ✓
• Cap rate: 16.68%
• Cash-on-cash: 37.09%
• DSCR: 2.65
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $101,626
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7103 Agnes Ave	0.00mi	2/1.0	854 (0%)	0mo	$65,000	$76	100
7040 Agnes Ave	0.05mi	3/1.0 (+1)	840 (-2%)	1mo	$99,900	$119	88
2407 E 69th Ter	0.41mi	2/1.0	875 (+2%)	2mo	$105,000	$120	75
6815 S Benton Ave	0.37mi	2/1.0	832 (-3%)	4mo	$99,000	$119	75
7426 Indiana Ave	0.48mi	3/1.0 (+1)	874 (+2%)	2mo	$120,000	$137	67
2304 E 75th St	0.62mi	2/1.0	832 (-3%)	4mo	$69,900	$84	63
2230 E 67th Ter	0.65mi	2/1.0	897 (+5%)	1mo	$99,900	$111	61
7233 Park Ave	0.47mi	3/1.0 (+1)	910 (+7%)	4mo	$170,000	$187	59
3822 E 68th Ter	0.66mi	2/1.0	799 (-6%)	2mo	$110,000	$138	57
3608 E 72nd St	0.41mi	3/1.0 (+1)	959 (+12%)	3mo	$74,900	$78	53
6656 Bales Ave	0.62mi	2/1.0	780 (-9%)	5mo	$79,000	$101	53
4015 E 68th Ter	0.72mi	3/1.0 (+1)	916 (+7%)	5mo	$139,900	$153	45

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: 52.8%
• Equity multiple: 4.91×
• Total profit: $71,190
• Equity at exit: $58,557

10-year hold

• IRR: 46.4%
• Equity multiple: 10.97×
• Total profit: $181,398
• Equity at exit: $126,281

Cash invested: $18,200 (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: 93
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,220 high
• Mortgage (P&I): −$341
• Tax from tax record: −$33 /mo · $400/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $562

Break-even live

Break-even rent $508

Max offer price $65,000

Occupancy floor 49%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7036 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	810	$1,200	$1.48	2d	1	0.04mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,645	$1.50	23d	1	0.09mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	14d	1	0.10mi
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	12d	1	0.31mi
6921 Prospect Ave Unit C Kansas City, MO	1.0	1.0	538	$850	$1.58	3d	1	0.31mi
7317 Agnes Ave Kansas City, MO	2.0	1.0	767	$895	$1.17	23d	1	0.32mi
7115 Bales Ave Kansas City, MO	3.0	1.0	865	$1,350	$1.56	16d	1	0.32mi
7127 Bales Ave Kansas City, MO	3.0	1.0	900	$1,350	$1.50	23d	1	0.33mi
7412 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	780	$1,200	$1.54	2d	1	0.43mi
7411 Montgall Ave Kansas City, MO	3.0	1.0	840	$1,200	$1.43	43d	1	0.47mi
6703 Walrond Ave Kansas City, MO	2.0	1.0	912	$1,200	$1.32	1d	1	0.48mi
3106 E 75th St Kansas City, MO	3.0	1.5	985	$1,225	$1.24	21d	1	0.51mi
7426 Indiana Ave Kansas City, MO	3.0	1.0	1100	$1,400	$1.27	43d	1	0.51mi
2421 E 67th Ter Kansas City, MO	2.0	1.0	816	$1,125	$1.38	16d	1	0.53mi
2430 E 67th Ter Kansas City, MO	3.0	2.0	960	$1,195	$1.24	43d	1	0.55mi
6817 Cleveland Ave Kansas City, MO	2.0	1.0	779	$1,100	$1.41	43d	1	0.59mi
2120 E 68th Ter Kansas City, MO	2.0	1.0	930	$1,200	$1.29	23d	1	0.61mi
3601 E Meyer Blvd Kansas City, MO	1.0	1.0	560	$900	$1.61	43d	1	0.69mi
7560 Prospect Ave Unit F Kansas City, MO	1.0	1.0	900	$925	$1.03	43d	1	0.74mi
7560 Prospect Ave Unit G Kansas City, MO	1.0	1.0	900	$925	$1.03	3d	1	0.75mi
7427 Arleta Blvd Kansas City, MO	2.0	1.0	805	$1,150	$1.43	43d	1	0.76mi
1831 E 68th St Kansas City, MO	3.0	1.0	1043	$1,250	$1.20	16d	1	0.77mi
6901 Jackson Ave Unit 6903 Kansas City, MO	3.0	1.0	1000	$1,200	$1.20	21d	1	0.78mi
6941 Spruce Ave Kansas City, MO	2.0	1.0	815	$950	$1.17	43d	1	0.83mi
1805 E 67th St Kansas City, MO	2.0	1.0	1064	$1,200	$1.13	16d	1	0.89mi
1435 E 66th Ter Kansas City, MO	3.0	1.0	988	$1,340	$1.36	12d	1	1.08mi
1861 E 78th St Kansas City, MO	3.0	1.0	864	$1,095	$1.27	16d	1	1.12mi
6653 Lydia Ave Kansas City, MO	3.0	1.0	962	$1,500	$1.56	16d	1	1.13mi
1830 E 78th St Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	12d	1	1.14mi
6404 The Paseo Kansas City, MO	1.0–2.0	1.0–2.0	942	$1,600	$1.70	2d	6	1.26mi
3604 E 61st St Unit 3604 Kansas City, MO	3.0	1.0	875	$1,300	$1.49	43d	1	1.28mi
6029 Indiana Ave Kansas City, MO	2.0	1.0	832	$1,150	$1.38	43d	1	1.29mi
1702 Bushman Dr Kansas City, MO	1.0–2.0	1.0–2.0	895	$1,065	$1.19	43d	1	1.45mi
2512 E 59th St Kansas City, MO	2.0	1.0	750	$1,150	$1.53	43d	1	1.50mi

Listing history 14 events

1. 2026-04-17
   status Pending
2. 2026-03-28
   price $65,000
3. 2026-03-06
   price $71,400
4. 2025-12-19
   status Active
5. 2025-12-19
   price $85,000
6. 2025-11-14
   status Pending
7. 2025-10-15
   price $110,000
8. 2025-09-11
   listed $125,000 Active
9. 2008-01-10
   soldstatus
10. 2006-08-07
    soldstatus
11. 2006-07-21
    soldstatus 319-char remark

    Show marketing remark (319 chars)

    CORPORATE OWNED SELLING AS/WHERE IS, NO SELLER DISCLOSURES, ADDENDUMS APPLY, SELLER RESERVES THE RIGHT TO ACCEPT OFFER OF THEIR CHOICE REGARDLESS OF THE ORDER RECEIVED, MULTIPLE OFFER SCENARIO ARISES A BEST & FINAL OFFER MAYBE REQUESTED, MUST HAVE PROOF OF FUNDS & $1000.00 TO 1 % CASHIER CK FOR EARNEST (3)

12. 2006-02-21
    listed $11,000 319-char remark

    Show marketing remark (319 chars)

    CORPORATE OWNED SELLING AS/WHERE IS, NO SELLER DISCLOSURES, ADDENDUMS APPLY, SELLER RESERVES THE RIGHT TO ACCEPT OFFER OF THEIR CHOICE REGARDLESS OF THE ORDER RECEIVED, MULTIPLE OFFER SCENARIO ARISES A BEST & FINAL OFFER MAYBE REQUESTED, MUST HAVE PROOF OF FUNDS & $1000.00 TO 1 % CASHIER CK FOR EARNEST (3)

13. 2004-08-19
    soldstatus
14. 1996-03-07
    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: $400 · $33/mo
• Projected year-2 tax: $630 · $53/mo
• Expected delta: +$230/yr (+$19/mo · 57.5%)

ⓘ 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,640
• − Mortgage interest: −$3,641
• − Property taxes: −$400
• − Insurance: −$325
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$1,891
• Taxable income: $6,040
• Est. tax owed @ 24.0%: −$1,450
• After-tax cash flow: $5,300/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

+490.9% since first listed

14 events — show timeline

• 2026-04-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-28 Price Changed $65,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $71,400 Heartland MLS as Distributed by MLS Grid
• 2025-12-19 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-12-19 Price Changed $85,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-14 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-10-15 Price Changed $110,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-11 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 2008-01-10 Sold (Public Records) — Public Records
• 2006-08-07 Sold (Public Records) — Public Records
• 2006-07-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-02-21 Listed $11,000 Heartland MLS as Distributed by MLS Grid
• 2004-08-19 Sold (Public Records) — Public Records
• 1996-03-07 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $400 · -31.6% YoY. Source: county tax records.