4007 Clark Ave · Kansas City, MO 64111

$300,000

5 bd · 2.0 ba · 2,170 sqft · SingleFamily public records · 26 Days on market

Built 1900 2,402 sqft lot $138/sqft · 24% below area Est $396k · 24% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +11.8/30.0
• Livability +3.9/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Shades of the past but Google Fiber ready, you can buy this home and return it to its Turn of the Century glory with a little imagination to make it your own. It also has the potential to be a great investment property. You can live on the first floor and rent out the rest or a great property to add to your portfolio. Five bedrooms, one with separate side entrance, make this home a great place to start investing in real estate while having great fun at the same time. Many items have been replaced or redone over the years of this long-term investment. The kitchen, bathrooms, windows, electrical, plumbing, HVAC, and exterior paint have all been updated by the owner over the years. It curr

Key facts

• 2,402 sq ft lot
• Built 1900
• Listed 26 days

Property features AI

Finance

• Financial info: Annual tax reported

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 2-story floor plan; Approximately 2,172 above-grade living area; Not in a flood plain
• Construction: Shingle siding and stucco & frame construction; Composition roof; Approximately 101+ years old
• Exterior features: Porch; Privacy fencing; Satellite dish allowed; City lot, level

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 5 bedrooms (one on the first floor; four on the second floor)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Pantry; In-law floorplan; Storm door(s); Full walk-up basement; Formal living room; Main-floor primary bedroom
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-82 ($-986/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (15.9% below list).
• Recommended offer: $252k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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); Southeast High School (math 2% / reading 12%, grade F, #512 of 521 statewide, top 99%, 487 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 (+3.4%/yr); 168 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $2,524/mo this rent would consume 49% of the median local household income ($62k/yr) (locally 1606% 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 $2k of loan paydown is wiped out by about $9k 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 26 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 $252,362 (15.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.17%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $396,072
• List price: $300,000
• Delta: -25.52%
• 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
829 W 39th Ter	0.07mi	4/4.0 (-1)	2,240 (+3%)	4mo	$475,000	$212	75
4013 Clark Ave	0.01mi	4/2.5 (-1)	1,940 (-11%)	2mo	$415,000	$214	73
840 W 39th Ter	0.10mi	4/2.0 (-1)	2,245 (+4%)	14mo	$360,000	$160	72
1225 W 40th St	0.24mi	4/1.0 (-1)	2,110 (-3%)	12mo	$299,999	$142	65
3928 Terrace St	0.34mi	5/2.5	2,444 (+13%)	1mo	$500,000	$205	60
4201 Holly St	0.30mi	5/3.5	2,400 (+11%)	5mo	$399,900	$167	58
4125 Wyoming St	0.38mi	4/2.0 (-1)	1,960 (-10%)	5mo	$362,500	$185	57
1216 W 38th St	0.33mi	4/2.0 (-1)	1,864 (-14%)	2mo	$400,000	$215	54
3741 Central St	0.50mi	4/2.0 (-1)	1,960 (-10%)	14mo	$399,000	$204	44
1111 W 38th St	0.26mi	4/3.5 (-1)	2,495 (+15%)	11mo	$482,500	$193	43
3901 Central St	0.43mi	4/3.0 (-1)	1,850 (-15%)	8mo	$184,500	$100	39
4409 Wyoming St	0.63mi	4/1.5 (-1)	1,877 (-14%)	15mo	$405,000	$216	29

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 · 3.42% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.37×
• Total profit: $-52,738
• Equity at exit: $44,731

10-year hold

• IRR: -9.1%
• Equity multiple: 0.43×
• Total profit: $-48,071
• Equity at exit: $25,939

Cash invested: $84,000 (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 →

ZIP-level market 64111

• Rents YoY: 3.4%
• Active inventory: 168
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,524 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$378 /mo · $4,532/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $-82

Break-even live

Break-even rent $2,628

Max offer price $285,479

Occupancy floor 98%

Sensitivity live

Price	-10% $88	-5% $3	+0% $-82	+5% $-167	+10% $-252
Rent	-10% $-282	-5% $-182	+0% $-82	+5% $17	+10% $117
Rate	-1.0pp $69	-0.5pp $-6	base $-82	+0.5pp $-160	+1.0pp $-239

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4427 Holly St Kansas City, MO	4.0	3.0	1650	$2,295	$1.39	45d	1	0.58mi
4515 Jarboe St Kansas City, MO	4.0	3.0	1533	$2,300	$1.50	45d	1	0.66mi
404 E 41st St Kansas City, MO	4.0	3.0	1711	$2,650	$1.55	21d	1	0.86mi
3336 Wyoming St Kansas City, MO	4.0	2.0	1812	$2,699	$1.49	12d	1	0.86mi
4138 Locust St Kansas City, MO	4.0	2.0	1763	$2,600	$1.47	9d	1	0.91mi
3327 Wyandotte St Kansas City, MO	5.0	2.5	2902	$2,495	$0.86	45d	1	0.96mi
3333 Gillham Rd Kansas City, MO	4.0	2.0	1500	$2,000	$1.33	16d	1	1.18mi
4031 Campbell St Kansas City, MO	4.0	1.5	2074	$2,500	$1.21	18d	1	1.22mi
3839 Harrison Blvd Kansas City, MO	5.0	2.5	2709	$2,950	$1.09	45d	1	1.30mi
2910 Belleview Ave Kansas City, MO	4.0	2.5	2100	$2,800	$1.33	21d	1	1.34mi
4440 Troost Ave Kansas City, MO	5.0	2.0	2400	$2,250	$0.94	45d	1	1.44mi
4444 Troost Ave Kansas City, MO	5.0	2.0	2400	$2,250	$0.94	45d	1	1.44mi
5017 Grand Ave Kansas City, MO	4.0	4.5	2000	$4,600	$2.30	23d	1	1.47mi

Listing history 27 events

1. 2026-06-21
   days on market $300,000 Coming Soon 26 DOM
2. 2026-06-18
   days on market $300,000 Coming Soon 23 DOM
3. 2026-06-17
   days on market $300,000 Coming Soon 22 DOM
4. 2026-06-16
   days on market $300,000 Coming Soon 21 DOM
5. 2026-06-15
   days on market $300,000 Coming Soon 20 DOM
6. 2026-06-13
   days on market $300,000 Coming Soon 18 DOM
7. 2026-06-09
   days on market $300,000 Coming Soon 14 DOM
8. 2026-06-08
   days on market $300,000 Coming Soon 13 DOM
9. 2026-06-07
   days on market $300,000 Coming Soon 12 DOM
10. 2026-06-05
    days on market $300,000 Coming Soon 9 DOM
11. 2026-06-03
    days on market $300,000 Coming Soon 8 DOM
12. 2026-06-02
    days on market $300,000 Coming Soon 7 DOM
13. 2026-06-01
    days on market $300,000 Coming Soon 6 DOM
14. 2026-05-31
    days on market $300,000 Coming Soon 5 DOM
15. 2026-05-04
    historical
16. 2026-05-04
    listed $295,000 Active
17. 2026-04-19
    historical
18. 2016-08-05
    historical
19. 2016-07-18
    price $170,000
20. 2016-07-06
    listed $180,000 Active
21. 2004-11-17
    soldstatus
22. 2004-10-21
    soldstatus
23. 2004-10-21
    soldstatus
24. 2004-09-14
    listed $119,000
25. 2004-09-14
    listed $119,000
26. 2004-09-14
    soldstatus
27. 1987-09-02
    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: $4,532 · $378/mo
• Projected year-2 tax: $4,532 · $378/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 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: $30,283
• − Mortgage interest: −$16,805
• − Property taxes: −$4,532
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,423
• − Management: −$2,423
• − Depreciation: −$8,727
• Taxable loss: −$6,125
• Est. tax savings @ 24.0%: +$1,470
• After-tax cash flow: $484/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): 16,887
• Household income: $61,729
• Rent vs Own: 68.8% rent · 31.2% own
• Severe rent burden: 1606.0

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 White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 10% Black 10% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 90% English-only · Spanish 5% Other Asian/Pacific 1% Chinese 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: ▼ -341.84%
• Current HPI: 282.068
• Rent YoY: ▲ 3.42%
• 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

+152.1% since first listed

14 events — show timeline

• 2026-05-26 Coming Soon $300,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-04 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-05-04 Listed $295,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-19 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2016-08-05 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2016-07-18 Price Changed $170,000 Heartland MLS as Distributed by MLS Grid
• 2016-07-06 Listed $180,000 Heartland MLS as Distributed by MLS Grid
• 2004-11-17 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-10-21 Sold (Public Records) — Public Records
• 2004-10-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-09-14 Sold (Public Records) — Public Records
• 2004-09-14 Listed $119,000 Heartland MLS as Distributed by MLS Grid
• 2004-09-14 Listed $119,000 Heartland MLS as Distributed by MLS Grid
• 1987-09-02 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $4,532 · +4.6% YoY. Source: county tax records.