3821 Virginia Ave · Kansas City, MO 64109

$199,900

3 bd · 3.0 ba · 2,108 sqft · SingleFamily public records · 35 Days on market

Built 1912 5,723 sqft lot $95/sqft · 33% below area Est $297k · 33% under

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Why this score? — see what drove the C 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 +17.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• Rent growth +4.9/5.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This house has huge potential with its size and location. Carpet in good condition, bathrooms all have tile, and kitchen has newer cabinets and counter tops. Lots of living space. 4 bedrooms plus one bonus room for study or playroom off bedroom. 3 large full bathrooms plus 1/2 bath.

Key facts

• Covered front porch
• Formal dining room
• Private urban oasis

Tags

• HISTORIC MANHEIM PARK
• COVERED FRONT PORCH
• FORMAL DINING ROOM
• FENCED BACKYARD
• PRIVATE URBAN OASIS
• MINUTES FROM UMKC

Property features AI

Finance

• Other: Lot size approximately 5,723 square feet
• Financial info: Tax amount not included per instructions
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Security: Security features not specified
• Utilities: Public water; Public sewer; Power details not specified
• Home design: Single-family residential; Tri-level design; Facing direction not specified; Entry level not specified
• Construction: Stucco exterior with stone trim; Composition roof; Approximately 101+ years old; Foundation details not specified
• Exterior features: Level lot; Fenced (type: Other); Classic front porch (per directions)

Interior

• Kitchen: Appliances not specified
• Bedrooms: 4 bedrooms (all located on the second level)
• Flooring: Flooring details not specified
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Electric cooling (central cooling indicated)
• Interior features: Formal dining area; Living room fireplace; Tri-level floor plan; Basement with concrete floor, inside entrance and walk-out access
• Laundry & utility: Laundry/utility details not specified

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (10.1% below list).
• Recommended offer: $180k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: 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 (+9.5%/yr); 97 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $1,798/mo this rent would consume 51% of the median local household income ($42k/yr) (locally 853% 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 $6k 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 + 8.0% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,750 (10.1% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — 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: 0.90% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.47%
• DSCR: 1.15
• GRM: 9.3

CMA / ARV

• ARV (median comp): $296,645
• List price: $199,900
• Delta: -32.61%
• 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
3928 Forest Ave	0.21mi	4/3.0 (+1)	2,101 (-0%)	2mo	$340,000	$162	83
3915 Highland Ave	0.27mi	4/3.0 (+1)	2,000 (-5%)	2mo	$280,500	$140	72
820 E 41st St	0.47mi	4/2.5 (+1)	2,124 (+1%)	0mo	$370,000	$174	70
4332 Harrison St	0.72mi	3/2.5	2,100 (-0%)	2mo	$399,000	$190	62
3669 Harrison Blvd	0.29mi	4/2.5 (+1)	2,294 (+9%)	4mo	$499,000	$218	62
3937 Campbell St	0.36mi	3/1.5	2,296 (+9%)	4mo	$284,900	$124	60
3937 Highland Ave	0.30mi	4/2.5 (+1)	1,850 (-12%)	1mo	$282,500	$153	58
4114 Charlotte St	0.54mi	4/1.5 (+1)	2,045 (-3%)	4mo	$200,000	$98	56
4009 Locust St	0.67mi	3/2.5	1,904 (-10%)	1mo	$345,000	$181	50
4226 Charlotte St	0.66mi	3/1.5	1,876 (-11%)	1mo	$315,000	$168	44
1319 E 32nd Ter	0.72mi	3/2.0	1,858 (-12%)	3mo	$175,000	$94	40
4436 Tracy Ave	0.74mi	3/2.5	1,797 (-15%)	2mo	$429,900	$239	37

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.77×
• Total profit: $-12,626
• Equity at exit: $29,806

10-year hold

• IRR: 8.7%
• Equity multiple: 1.81×
• Total profit: $45,327
• Equity at exit: $17,284

Cash invested: $55,972 (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 64109

• Rents YoY: 9.5%
• Active inventory: 97
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,798 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$126 /mo · $1,518/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $162

Break-even live

Break-even rent $1,592

Max offer price $199,900

Occupancy floor 86%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4031 Campbell St Kansas City, MO	4.0	1.5	2074	$2,500	$1.21	16d	1	0.43mi
4211 Woodland Ave Kansas City, MO	4.0	2.5	1926	$2,010	$1.04	16d	1	0.58mi
2002 E 35th St Kansas City, MO	3.0	2.0	1426	$1,295	$0.91	7d	1	0.61mi
4219 Woodland Ave Kansas City, MO	4.0	2.0	1566	$1,900	$1.21	2d	1	0.61mi
2018 E 35th St Kansas City, MO	3.0	2.0	1502	$1,800	$1.20	3d	1	0.63mi
4112 Park Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	14d	1	0.68mi
3902 Wabash Ave Kansas City, MO	4.0	2.0	1400	$1,850	$1.32	43d	1	0.71mi
404 E 41st St Kansas City, MO	4.0	3.0	1711	$2,650	$1.55	20d	1	0.76mi
3434 Olive St Kansas City, MO	3.0	2.0	2020	$1,445	$0.72	43d	1	0.79mi
4138 Locust St Kansas City, MO	4.0	2.0	1763	$2,600	$1.47	7d	1	0.80mi
4018 Prospect Ave Kansas City, MO	4.0	1.5	1900	$1,695	$0.89	43d	1	0.80mi
3333 Gillham Rd Kansas City, MO	4.0	2.0	1500	$2,000	$1.33	14d	1	0.82mi
3830 Warwick Blvd Unit 1S Kansas City, MO	3.0	2.0	1500	$1,600	$1.07	14d	1	0.86mi
3434 Chestnut Ave Kansas City, MO	2.0	1.0	1512	$1,100	$0.73	10d	1	1.00mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	10d	1	1.03mi
4511 Park Ave Kansas City, MO	4.0	2.5	1915	$1,982	$1.03	23d	1	1.04mi
4119 S Benton Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	43d	1	1.05mi
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	16d	1	1.07mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	7d	1	1.15mi
2901 Charlotte St Kansas City, MO	2.0	1.0	1700	$1,700	$1.00	12d	1	1.24mi
3419 College Ave Kansas City, MO	4.0	1.0	1608	$1,300	$0.81	2d	1	1.32mi
2729 Grove St Kansas City, MO	3.0	2.0	1510	$1,375	$0.91	43d	1	1.34mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	23d	1	1.35mi
3420 Broadway Blvd Kansas City, MO	1.0–3.0	1.0–2.0	1043	$2,160	$2.07	23d	2	1.36mi
3040 Baltimore Ave Kansas City, MO	2.0	1.0–2.0	1363	$5,999	$4.40	1d	75	1.42mi
2980 Baltimore Ave Kansas City, MO	2.0	2.0	1225	$2,354	$1.92	43d	5	1.47mi
641 W 39th Ter Kansas City, MO	3.0	2.5	2187	$2,790	$1.28	7d	1	1.47mi
2715 Holmes St Kansas City, MO	3.0	2.0	1848	$2,095	$1.13	16d	1	1.47mi
3205 E 31st St Kansas City, MO	4.0	1.0	1800	$1,325	$0.74	23d	1	1.47mi
551 W 44th St Kansas City, MO	1.0–3.0	1.0–3.5	1293	$4,866	$3.76	2d	12	1.50mi

Listing history 30 events

1. 2026-06-18
   days on market $199,900 Active 35 DOM
2. 2026-06-17
   days on market $199,900 Active 34 DOM
3. 2026-06-16
   days on market $199,900 Active 33 DOM
4. 2026-06-15
   pricedays on market $199,900 Active 32 DOM
5. 2026-06-13
   days on market $209,900 Active 30 DOM
6. 2026-06-09
   days on market $209,900 Active 26 DOM
7. 2026-06-08
   days on market $209,900 Active 25 DOM
8. 2026-06-07
   days on market $209,900 Active 24 DOM
9. 2026-06-05
   days on market $209,900 Active 21 DOM
10. 2026-06-03
    days on market $209,900 Active 20 DOM
11. 2026-06-02
    days on market $209,900 Active 19 DOM
12. 2026-06-01
    days on market $209,900 Active 18 DOM
13. 2026-05-31
    days on market $209,900 Active 17 DOM
14. 2026-05-14
    listed $209,900 Active 754-char remark
15. 2022-04-27
    price $1,575
16. 2012-10-24
    historical
17. 2012-06-08
    listed $47,000
18. 2010-02-12
    soldstatus
19. 2010-02-09
    soldstatus

    Show marketing remark (283 chars)

    This house has huge potential with its size and location. Carpet in good condition, bathrooms all have tile, and kitchen has newer cabinets and counter tops. Lots of living space. 4 bedrooms plus one bonus room for study or playroom off bedroom. 3 large full bathrooms plus 1/2 bath.

20. 2009-09-19
    listed $69,000

    Show marketing remark (283 chars)

    This house has huge potential with its size and location. Carpet in good condition, bathrooms all have tile, and kitchen has newer cabinets and counter tops. Lots of living space. 4 bedrooms plus one bonus room for study or playroom off bedroom. 3 large full bathrooms plus 1/2 bath.

21. 2008-12-22
    historical
22. 2008-08-27
    listed $94,900
23. 2007-07-11
    soldstatus
24. 2005-09-30
    soldstatus
25. 2005-06-24
    listed $69,900
26. 2004-04-05
    soldstatus
27. 2004-04-05
    soldstatus
28. 2003-10-16
    soldstatus
29. 2003-10-16
    soldstatus
30. 1995-08-02
    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: $1,518 · $126/mo
• Projected year-2 tax: $1,939 · $162/mo
• Expected delta: +$421/yr (+$35/mo · 27.8%)

ⓘ 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: $21,570
• − Mortgage interest: −$11,198
• − Property taxes: −$1,518
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − Depreciation: −$5,815
• Taxable loss: −$1,411
• Est. tax savings @ 24.0%: +$339
• After-tax cash flow: $2,282/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): 10,043
• Household income: $41,943
• Rent vs Own: 61.7% rent · 38.3% own
• Severe rent burden: 853.0

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 0.64)
• Race & ethnicity: Black 45% White 39% Hispanic / Latino 9% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 7% · Canada, Philippines, China
• Languages at home: 88% English-only · Spanish 5% Other Asian/Pacific 3% Arabic 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: ▼ -275.12%
• Current HPI: 243.6094
• Rent YoY: ▲ 9.50%
• 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

+186.0% since first listed

18 events — show timeline

• 2026-06-14 Price Changed $199,900 Heartland MLS as Distributed by MLS Grid
• 2026-05-14 Listed $209,900 Heartland MLS as Distributed by MLS Grid
• 2022-04-27 Price Changed $1,575 RENT.
• 2012-10-24 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2012-06-08 Listed $47,000 Heartland MLS as Distributed by MLS Grid
• 2010-02-12 Sold (Public Records) — Public Records
• 2010-02-09 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-09-19 Listed $69,000 Heartland MLS as Distributed by MLS Grid
• 2008-12-22 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2008-08-27 Listed $94,900 Heartland MLS as Distributed by MLS Grid
• 2007-07-11 Sold (Public Records) — Public Records
• 2005-09-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-06-24 Listed $69,900 Heartland MLS as Distributed by MLS Grid
• 2004-04-05 Sold (Public Records) — Public Records
• 2004-04-05 Sold (Public Records) — Public Records
• 2003-10-16 Sold (Public Records) — Public Records
• 2003-10-16 Sold (Public Records) — Public Records
• 1995-08-02 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $1,518 · -2.9% YoY. Source: county tax records.