2906 Bales Ave · Kansas City, MO 64128

$100,000

3 bd · 1.0 ba · 1,438 sqft · SingleFamily public records · 22 Days on market

Built 1925 Good condition 4,404 sqft lot $70/sqft · 18% above area Est $138k · 28% 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.5/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Schools +0.7/10.0

Listing remarks MLS

Charming and move-in ready, this 3-bedroom, 1-bath home in Kansas City, MO features fresh updates throughout, including neutral décor and solid-surface countertops in the modern kitchen. Enjoy a covered front porch for relaxing, a spacious full basement for storage or expansion, and a private second-floor primary bedroom for added comfort.

Key facts

• Covered front porch
• Full basement
• 4,404 sq ft lot

Tags

• COVERED FRONT PORCH
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: 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: Ac Prep Elementary (math 12% / reading 27%, grade F, #941 of 1,115 statewide, top 86%, 341 students, 99% 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); 124 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 88d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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).
• This rent runs 45% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $11k of equity ($691 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $50k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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: 1.35% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.37%
• DSCR: 1.86
• GRM: 6.2

CMA / ARV

• ARV (median comp): $138,283
• List price: $100,000
• Delta: -27.68%
• 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
3239 E 29 St	0.11mi	2/1.0 (-1)	1,336 (-7%)	1mo	$110,000	$82	77
3501 E 26th St	0.38mi	2/1.0 (-1)	1,416 (-2%)	0mo	$19,900	$14	74
2922 E 30th St	0.31mi	3/1.0	1,364 (-5%)	6mo	$73,600	$54	72
3306 Indiana Ave	0.51mi	3/1.0	1,496 (+4%)	1mo	$49,900	$33	69
3706 E 29th St	0.16mi	3/1.0	1,248 (-13%)	5mo	$95,000	$76	67
2603 Myrtle Ave	0.50mi	4/2.0 (+1)	1,488 (+4%)	0mo	$199,000	$134	62
2331 Cleveland Ave	0.73mi	3/2.0	1,487 (+3%)	0mo	$125,000	$84	56
2512 Mersington Ave	0.55mi	4/1.5 (+1)	1,500 (+4%)	10mo	$72,000	$48	52
3324 Indiana Ave	0.55mi	2/1.5 (-1)	1,290 (-10%)	0mo	$135,000	$105	50
2334 Walrond Ave	0.72mi	3/1.5	1,370 (-5%)	11mo	$59,000	$43	48
3422 Askew Ave	0.66mi	3/1.0	1,226 (-15%)	7mo	$114,900	$94	39
2636 Spruce St	0.58mi	4/2.0 (+1)	1,282 (-11%)	10mo	$199,000	$155	38

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: 39.5%
• Equity multiple: 4.05×
• Total profit: $85,486
• Equity at exit: $90,088

10-year hold

• IRR: 34.6%
• Equity multiple: 9.36×
• Total profit: $233,984
• Equity at exit: $194,278

Cash invested: $28,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 34 active · 31 under contract
• Months of supply: 9.7 mo (10%/mo absorbed)
• Median asking: $127,450 ($92/sqft)
• Median days on market: 62 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +5.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 64128

• Home prices YoY: 21.6%
• Rents YoY: 4.7%
• Active inventory: 124
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,346 high
• Mortgage (P&I): −$524
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $452

Break-even live

Break-even rent $774

Max offer price $100,000

Occupancy floor 61%

Sensitivity live

Price	-10% $508	-5% $480	+0% $452	+5% $424	+10% $395
Rent	-10% $346	-5% $399	+0% $452	+5% $505	+10% $558
Rate	-1.0pp $502	-0.5pp $477	base $452	+0.5pp $426	+1.0pp $400

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: $25,000
• Closing costs: $3,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3220 E 30th St Unit 1A Kansas City, MO	2.0	1.0	1214	$950	$0.78	139d	1	0.15mi
3205 E 31st St Kansas City, MO	4.0	1.0	1800	$1,395	$0.78	10d	1	0.29mi
3205 E 31st St Kansas City, MO	4.0	1.0	1800	$1,325	$0.74	119d	1	0.29mi
2846 Myrtle Ave Kansas City, MO	3.0	2.0	1705	$1,350	$0.79	112d	1	0.33mi
2614 Indiana Ave Kansas City, MO	3.0	1.0	1122	$1,300	$1.16	93d	1	0.35mi
2612 Indiana Ave Kansas City, MO	2.0	1.0	1024	$1,200	$1.17	7d	1	0.35mi
2637 E 29th St Unit 3 Kansas City, MO	2.0	1.0	954	$1,050	$1.10	139d	1	0.43mi
3016 E 26th St Kansas City, MO	3.0	1.5	1285	$1,450	$1.13	42d	1	0.46mi
4012 E 27th St Kansas City, MO	3.0	1.0	1300	$1,450	$1.12	42d	1	0.47mi
2530 Mersington Ave Kansas City, MO	4.0	1.5	1406	$1,550	$1.10	42d	1	0.51mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	119d	1	0.51mi
3310 Askew Ave Kansas City, MO	3.0	2.0	1484	$1,550	$1.04	42d	1	0.52mi
2816 Prospect Ave Apt 2N Kansas City, MO	2.0	1.0	1178	$1,100	$0.93	10d	1	0.55mi
2508 Mersington Ave Kansas City, MO	3.0	1.0	1200	$1,250	$1.04	2d	1	0.56mi
3331 Benton Blvd Kansas City, MO	3.0	1.0	1755	$1,350	$0.77	88d	1	0.58mi
3304 Agnes Ave Unit Downstairs Kansas City, MO	3.0	1.0	1150	$1,095	$0.95	139d	1	0.58mi
2419 Bales Ave Kansas City, MO	3.0	1.5	1116	$1,450	$1.30	42d	1	0.63mi
2833 Kensington Ave Kansas City, MO	3.0	2.0	1062	$1,325	$1.25	75d	1	0.63mi
3330 Agnes Ave Kansas City, MO	3.0	1.0	1000	$1,410	$1.41	139d	1	0.63mi
2413 College Ave Kansas City, MO	2.0	2.0	1022	$1,225	$1.20	119d	1	0.65mi
3419 College Ave Kansas City, MO	4.0	1.0	1608	$1,300	$0.81	97d	1	0.66mi
3421 E 24th St Kansas City, MO	3.0	2.0	1328	$1,600	$1.20	88d	1	0.67mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	103d	1	0.67mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,150	$0.82	82d	1	0.67mi
3332 Norton Ave Kansas City, MO	3.0	1.0	1272	$1,350	$1.06	139d	1	0.69mi
2708 Olive St Kansas City, MO	4.0	2.0	1585	$1,500	$0.95	112d	1	0.70mi
2424 Norton Ave Unit B Kansas City, MO	3.0	1.0	982	$1,150	$1.17	112d	1	0.70mi
2424 Norton Ave Unit B Kansas City, MO	3.0	1.0	982	$1,150	$1.17	93d	1	0.70mi
2805 Park Ave Kansas City, MO	3.0	2.5	1160	$1,500	$1.29	42d	1	0.70mi
2418 Norton Ave Kansas City, MO	3.0	2.0	1286	$1,206	$0.94	4d	1	0.72mi
3032 Elmwood Ave Kansas City, MO	3.0	1.0	1027	$1,275	$1.24	103d	1	0.73mi
3354 Jackson Ave Kansas City, MO	3.0	1.5	1380	$1,350	$0.98	88d	1	0.75mi
3354 Jackson Ave Kansas City, MO	3.0	1.5	1380	$1,350	$0.98	10d	1	0.75mi
2706 Park Ave Kansas City, MO	3.0	1.0	1200	$1,195	$1.00	5d	1	0.76mi
2706 Park Ave Kansas City, MO	3.0	1.0	1200	$1,195	$1.00	6d	1	0.76mi
2320 Benton Blvd Kansas City, MO	3.0	1.5	1020	$1,345	$1.32	75d	1	0.80mi
3903 E 35th St Kansas City, MO	2.0	1.0	1083	$1,230	$1.14	10d	1	0.81mi
3514 Bellefontaine Ave Kansas City, MO	3.0	1.0	886	$1,275	$1.44	10d	1	0.81mi
2724 Brooklyn Ave Kansas City, MO	3.0	2.5	1398	$1,440	$1.03	119d	1	0.81mi
3434 Chestnut Ave Kansas City, MO	2.0	1.0	1512	$1,200	$0.79	10d	1	0.81mi

Listing history 30 events

1. 2026-09-23
   days on market $100,000 Active 22 DOM
2. 2026-09-22
   days on market $100,000 Active 21 DOM
3. 2026-09-21
   days on market $100,000 Active 20 DOM
4. 2026-09-20
   days on market $100,000 Active 19 DOM
5. 2026-09-19
   days on market $100,000 Active 18 DOM
6. 2026-09-18
   days on market $100,000 Active 17 DOM
7. 2026-09-17
   days on market $100,000 Active 16 DOM
8. 2026-09-16
   days on market $100,000 Active 15 DOM
9. 2026-09-15
   days on market $100,000 Active 14 DOM
10. 2026-09-14
    days on market $100,000 Active 13 DOM
11. 2026-09-13
    days on market $100,000 Active 12 DOM
12. 2026-09-12
    days on market $100,000 Active 11 DOM
13. 2026-09-11
    days on market $100,000 Active 10 DOM
14. 2026-09-05
    days on market $100,000 Active 4 DOM
15. 2026-09-04
    days on market $100,000 Active 3 DOM
16. 2026-09-03
    remarks 342-char remark
17. 2026-09-03
    pricedays on marketlisting id $100,000 Active 2 DOM
18. 2026-04-13
    price $109,900 348-char remark

    Show marketing remark (348 chars)

    Charming and move-in ready, this 3-bedroom, 1-bath home in Kansas City, MO features fresh updates throughout, including neutral décor and solid-surface countertops in the modern kitchen. Enjoy a covered front porch for relaxing, a spacious full basement for storage or expansion, and a private second-floor primary bedroom for added comfort.

19. 2026-01-13
    price $124,900 348-char remark

    Show marketing remark (348 chars)

    Charming and move-in ready, this 3-bedroom, 1-bath home in Kansas City, MO features fresh updates throughout, including neutral décor and solid-surface countertops in the modern kitchen. Enjoy a covered front porch for relaxing, a spacious full basement for storage or expansion, and a private second-floor primary bedroom for added comfort.

20. 2025-11-18
    price $134,900 348-char remark

    Show marketing remark (348 chars)

    Charming and move-in ready, this 3-bedroom, 1-bath home in Kansas City, MO features fresh updates throughout, including neutral décor and solid-surface countertops in the modern kitchen. Enjoy a covered front porch for relaxing, a spacious full basement for storage or expansion, and a private second-floor primary bedroom for added comfort.

21. 2025-10-03
    listed $149,900 Active 348-char remark

    Show marketing remark (348 chars)

    Charming and move-in ready, this 3-bedroom, 1-bath home in Kansas City, MO features fresh updates throughout, including neutral décor and solid-surface countertops in the modern kitchen. Enjoy a covered front porch for relaxing, a spacious full basement for storage or expansion, and a private second-floor primary bedroom for added comfort.

22. 2025-02-05
    historical
23. 2025-01-31
    listed $150,000 Active
24. 2024-10-20
    historical $1,050
25. 2024-10-10
    price $1,050
26. 2024-08-08
    listed $1,095
27. 2017-02-01
    soldstatus
28. 2009-05-07
    soldstatus
29. 2009-05-07
    soldstatus
30. 2009-02-27
    listed $8,000

ⓘ 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: $548 · $46/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$422/yr (+$35/mo · 77.0%)

ⓘ 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 · 16 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: $16,156
• − Mortgage interest: −$5,602
• − Property taxes: −$548
• − Insurance: −$500
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$2,909
• Taxable income: $4,013
• Est. tax owed @ 24.0%: −$963
• After-tax cash flow: $4,459/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $7,190–$21,570 screening

This charming 3-bedroom, 1-bath home in Kansas City, MO is move-in ready with fresh updates throughout. It features neutral décor, solid-surface countertops, and a spacious full basement. The home has a good condition score and is ready for a new owner to move in and enjoy.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and trimming overgrown areas — Improved landscaping increases curb appeal and property value. ↑
• Both Reorganizing interior spaces — Creating a more functional layout can increase both resale and rental value. ↑
• Both Adding smart home features — Modern technology can increase both resale and rental value by making the home more attractive to potential buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 6/100

Zoned Schools

Elementary George Melcher Elementary F MO #1,072/1,115 Nat'l #40,579/41,679 Middle Central Middle School F MO #388/391 Nat'l #13,904/14,009 High Central High School F MO #507/521 Nat'l #16,463/17,239

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

B Composite livability gradescore 78/100

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 · 719,589 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: 16% of renters

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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%

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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%

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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

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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

+1273.8% since first listed

13 events — show timeline

• 2026-04-13 Price Changed $109,900 Heartland MLS as Distributed by MLS Grid
• 2026-01-13 Price Changed $124,900 Heartland MLS as Distributed by MLS Grid
• 2025-11-18 Price Changed $134,900 Heartland MLS as Distributed by MLS Grid
• 2025-10-03 Listed $149,900 Heartland MLS as Distributed by MLS Grid
• 2025-02-05 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-01-31 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2024-10-20 Rental Removed $1,050 SHOWMOJO
• 2024-10-10 Price Changed $1,050 SHOWMOJO
• 2024-08-08 Listed for Rent $1,095 SHOWMOJO
• 2017-02-01 Sold (Public Records) — Public Records
• 2009-05-07 Sold (Public Records) — Public Records
• 2009-05-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-02-27 Listed $8,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2025): $548 · -22.9% YoY. Source: county tax records.