4423 Flora Ave · Kansas City, MO 64110

$140,000

3 bd · 1.0 ba · 1,682 sqft · SingleFamily public records · 43 Days on market

Built 1913 4,792 sqft lot $83/sqft · 49% below area Est $269k · 48% 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
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks! This spacious 4-bedroom, 2-bath home is a true fixer-upper with strong potential for the right buyer. Featuring a classic front porch, stone exterior accents, and a traditional layout, this property is ready for a full transformation. Inside, you’ll find generous room sizes, multiple bedrooms, and the opportunity to reimagine the space from top to bottom. Whether you’re an investor looking for your next renovation project or a homeowner ready to build sweat equity, this home offers the canvas to create something special. Situated on an elevated lot with established neighboring homes, the property provides solid bones and a footprint that supports modern updates. Bring your contractor, your creativity, and your vision—this one is priced with condition in mind and ready for a fresh start.

Key facts

• 4,792 sq ft lot
• Built 1913
• Listed 43 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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 (+4.0%/yr); tight market (median 1 DOM); 125 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 34% of the median local income ($63k/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 $968 of loan paydown is wiped out by about $4k 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 + 4.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1913 — 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: 1.27% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.52%
• DSCR: 1.74
• GRM: 6.6

CMA / ARV

• ARV (median comp): $269,162
• List price: $140,000
• Delta: -47.99%
• 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
4423 Flora Ave	0.00mi	4/2.0 (+1)	1,636 (-3%)	1mo	$140,000	$86	86
4239 Tracy Ave	0.28mi	3/2.5	1,602 (-5%)	1mo	$425,000	$265	72
4436 Tracy Ave	0.20mi	3/2.5	1,797 (+7%)	2mo	$429,900	$239	72
4214 Campbell St	0.54mi	3/2.0	1,756 (+4%)	2mo	$325,000	$185	62
4128 Forest Ave	0.45mi	2/1.0 (-1)	1,754 (+4%)	6mo	$170,000	$97	61
3920 Paseo Blvd	0.63mi	4/1.5 (+1)	1,630 (-3%)	2mo	$190,000	$117	57
3905 Highland Ave	0.67mi	4/2.0 (+1)	1,700 (+1%)	2mo	$267,500	$157	56
4102 Charlotte St	0.68mi	3/2.5	1,622 (-4%)	1mo	$189,000	$117	56
4955 Troostwood Rd	0.72mi	2/1.5 (-1)	1,599 (-5%)	0mo	$300,000	$188	51
4226 Charlotte St	0.58mi	3/1.5	1,876 (+12%)	1mo	$315,000	$168	51
1429 E 49th St	0.58mi	3/2.0	1,484 (-12%)	6mo	$224,900	$152	44
3937 Highland Ave	0.60mi	4/2.5 (+1)	1,850 (+10%)	1mo	$282,500	$153	44

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 · 3.95% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.34×
• Total profit: $13,358
• Equity at exit: $20,874

10-year hold

• IRR: 18.5%
• Equity multiple: 2.60×
• Total profit: $62,890
• Equity at exit: $12,105

Cash invested: $39,200 (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 64110

• Rents YoY: 4.0%
• Median DOM (111 sales): 1 d
• Active inventory: 125
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,773 high
• Mortgage (P&I): −$734
• Tax from tax record: −$68 /mo · $822/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $540

Break-even live

Break-even rent $1,090

Max offer price $140,000

Occupancy floor 65%

Sensitivity live

Price	-10% $619	-5% $579	+0% $540	+5% $500	+10% $460
Rent	-10% $400	-5% $470	+0% $540	+5% $610	+10% $680
Rate	-1.0pp $610	-0.5pp $575	base $540	+0.5pp $503	+1.0pp $466

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4232 Virginia Ave Unit 3 Kansas City, MO	3.0	1.0	1296	$1,100	$0.85	13d	1	0.27mi
4228 Virginia Ave Kansas City, MO	3.0	1.0	1200	$1,250	$1.04	11d	1	0.27mi
4219 Woodland Ave Kansas City, MO	4.0	2.0	1566	$1,900	$1.21	2d	1	0.30mi
4211 Woodland Ave Kansas City, MO	4.0	2.5	1926	$2,010	$1.04	17d	1	0.33mi
4610 Forest Ave Kansas City, MO	3.0	2.0	1365	$2,450	$1.79	44d	1	0.34mi
4614 Forest Ave Kansas City, MO	2.0	2.0	1265	$1,995	$1.58	17d	1	0.35mi
4117 Forest Ave Kansas City, MO	2.0	2.0	1300	$1,390	$1.07	24d	1	0.45mi
4220 Harrison St Unit 1S Kansas City, MO	3.0	2.0	1200	$1,795	$1.50	8d	1	0.46mi
4154 Harrison St Kansas City, MO	2.0	1.0	1100	$1,395	$1.27	44d	1	0.50mi
4511 Park Ave Kansas City, MO	4.0	2.5	1915	$1,982	$1.03	24d	1	0.53mi
4112 Park Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	15d	1	0.63mi
4031 Campbell St Kansas City, MO	4.0	1.5	2074	$2,500	$1.21	17d	1	0.64mi
4910 Michigan Ave Kansas City, MO	3.0	1.5	1199	$1,400	$1.17	8d	1	0.64mi
4014 Park Ave Kansas City, MO	3.0	2.0	1271	$1,273	$1.00	44d	1	0.72mi
4107 Olive St Kansas City, MO	3.0	1.5	1271	$1,578	$1.24	8d	1	0.72mi
918 E 39th St Kansas City, MO	2.0	1.0	1050	$1,175	$1.12	44d	1	0.79mi
4333 Oak St Kansas City, MO	2.0	2.0	1250	$1,295	$1.04	44d	1	0.80mi
406 E 43rd St Unit 3E Kansas City, MO	2.0	1.0	1100	$1,675	$1.52	44d	1	0.83mi
4138 Locust St Kansas City, MO	4.0	2.0	1763	$2,600	$1.47	8d	1	0.83mi
319 E 43rd St Unit 1 Kansas City, MO	2.0	1.0	1100	$1,470	$1.34	15d	1	0.84mi
4018 Prospect Ave Kansas City, MO	4.0	1.5	1900	$1,695	$0.89	44d	1	0.85mi
3933 Kenwood Ave Kansas City, MO	2.0	2.0	1050	$2,295	$2.19	4d	1	0.85mi
5120 The Paseo Apt 1 Kansas City, MO	2.0	1.0	1500	$1,550	$1.03	44d	1	0.86mi
5122 Paseo Blvd Kansas City, MO	3.0	1.0	1573	$1,595	$1.01	11d	1	0.87mi
5115 Woodland Ave Kansas City, MO	4.0	1.0	1136	$1,700	$1.50	44d	1	0.88mi
4105 Oak St Kansas City, MO	2.0	1.0	1200	$1,250	$1.04	44d	1	0.90mi
404 E 41st St Kansas City, MO	4.0	3.0	1711	$2,650	$1.55	20d	1	0.91mi
3902 Wabash Ave Kansas City, MO	4.0	2.0	1400	$1,850	$1.32	44d	1	0.91mi
1330 Rockhurst Rd Kansas City, MO	4.0	2.0	1984	$2,500	$1.26	44d	1	0.92mi
4800 Oak St Kansas City, MO	1.0–3.0	1.0–2.0	967	$2,604	$2.69	2d	18	0.93mi
5114 Brooklyn Ave Kansas City, MO	3.0	1.5	1116	$1,300	$1.16	8d	1	0.95mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	17d	1	0.96mi
4119 S Benton Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	44d	1	0.97mi
2420 E 51st St Kansas City, MO	3.0	2.0	1460	$1,350	$0.92	24d	1	1.01mi
133 E 46th St Kansas City, MO	2.0	1.0	1300	$1,295	$1.00	8d	1	1.02mi
3609 Wayne Ave Kansas City, MO	3.0	1.5	1118	$1,900	$1.70	24d	1	1.03mi
127 E 46th St Kansas City, MO	2.0	1.0	1300	$1,295	$1.00	4d	1	1.04mi
4116 Bellefontaine Ave Kansas City, MO	3.0	1.0	1234	$1,000	$0.81	24d	1	1.06mi
4116 Walnut St Kansas City, MO	2.0	2.0	1367	$1,950	$1.43	44d	1	1.06mi
5241 Brookwood Ave Kansas City, MO	3.0	2.0	1431	$1,550	$1.08	44d	1	1.07mi

Listing history 11 events

1. 2026-05-07
   price $140,000 835-char remark

   Show marketing remark (835 chars)

   Opportunity knocks! This spacious 4-bedroom, 2-bath home is a true fixer-upper with strong potential for the right buyer. Featuring a classic front porch, stone exterior accents, and a traditional layout, this property is ready for a full transformation. Inside, you’ll find generous room sizes, multiple bedrooms, and the opportunity to reimagine the space from top to bottom. Whether you’re an investor looking for your next renovation project or a homeowner ready to build sweat equity, this home offers the canvas to create something special. Situated on an elevated lot with established neighboring homes, the property provides solid bones and a footprint that supports modern updates. Bring your contractor, your creativity, and your vision—this one is priced with condition in mind and ready for a fresh start.

2. 2026-04-18
   listed $150,000 Active 835-char remark

   Show marketing remark (835 chars)

   Opportunity knocks! This spacious 4-bedroom, 2-bath home is a true fixer-upper with strong potential for the right buyer. Featuring a classic front porch, stone exterior accents, and a traditional layout, this property is ready for a full transformation. Inside, you’ll find generous room sizes, multiple bedrooms, and the opportunity to reimagine the space from top to bottom. Whether you’re an investor looking for your next renovation project or a homeowner ready to build sweat equity, this home offers the canvas to create something special. Situated on an elevated lot with established neighboring homes, the property provides solid bones and a footprint that supports modern updates. Bring your contractor, your creativity, and your vision—this one is priced with condition in mind and ready for a fresh start.

3. 2025-12-29
   historical $150,000 835-char remark

   Show marketing remark (835 chars)

   Opportunity knocks! This spacious 4-bedroom, 2-bath home is a true fixer-upper with strong potential for the right buyer. Featuring a classic front porch, stone exterior accents, and a traditional layout, this property is ready for a full transformation. Inside, you’ll find generous room sizes, multiple bedrooms, and the opportunity to reimagine the space from top to bottom. Whether you’re an investor looking for your next renovation project or a homeowner ready to build sweat equity, this home offers the canvas to create something special. Situated on an elevated lot with established neighboring homes, the property provides solid bones and a footprint that supports modern updates. Bring your contractor, your creativity, and your vision—this one is priced with condition in mind and ready for a fresh start.

4. 2023-12-19
   historical $950
5. 2023-11-28
   price $950
6. 2023-10-20
   price $1,400
7. 2023-09-03
   listed $1,495
8. 2013-01-14
   soldstatus
9. 2012-12-07
   historical
10. 2012-08-16
    listed $25,000
11. 2008-07-25
    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: $822 · $68/mo
• Projected year-2 tax: $1,358 · $113/mo
• Expected delta: +$536/yr (+$45/mo · 65.2%)

ⓘ 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: $21,276
• − Mortgage interest: −$7,842
• − Property taxes: −$822
• − Insurance: −$700
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$4,073
• Taxable income: $4,435
• Est. tax owed @ 24.0%: −$1,064
• After-tax cash flow: $5,412/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): 16,878
• Household income: $63,044
• Rent vs Own: 52.2% rent · 47.8% own
• Severe rent burden: 962.0

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 0.63)
• Race & ethnicity: White 49% Black 34% Two or more races 10% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -514.37%
• Current HPI: 371.8501
• Rent YoY: ▲ 3.95%
• 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

+460.0% since first listed

11 events — show timeline

• 2026-05-07 Price Changed $140,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-18 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-29 Coming Soon $150,000 Heartland MLS as Distributed by MLS Grid
• 2023-12-19 Rental Removed $950 PROPERTYWARE
• 2023-11-28 Price Changed $950 PROPERTYWARE
• 2023-10-20 Price Changed $1,400 PROPERTYWARE
• 2023-09-03 Listed for Rent $1,495 PROPERTYWARE
• 2013-01-14 Sold (Public Records) — Public Records
• 2012-12-07 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2012-08-16 Listed $25,000 Heartland MLS as Distributed by MLS Grid
• 2008-07-25 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $822 · -45.7% YoY. Source: county tax records.