4418 Monroe Ave · Kansas City, MO 64130

$1

2 bd · 1.0 ba · 644 sqft · SingleFamily public records · 32 Days on market

Built 1922 5,546 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

2 bed, 1 bath rehab opportunity with 644 finished SF on a 5,546 SF lot. Hardwood floors throughout, living room fireplace, front porch, updated electrical panel, central HVAC, and 1-car attached garage. Great investment, rental, or fix-and-flip opportunity. Sells to the highest bidder regardless of price.

Key facts

• 5,546 sq ft lot
• Garage
• Built 1922

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $63,756 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).
• Cap rate 14.9% 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 fast (+4.4%/yr); 187 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• This rent runs 32% of the median local income ($42k/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 $441 of loan paydown is wiped out by about $2k 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 + 4.4% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 95634.0% of price; built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.78% ✓
• Cap rate: 14.87%
• Cash-on-cash: 30.62%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $63,756
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4411 Monroe Ave	0.04mi	3/1.0 (+1)	624 (-3%)	4mo	$75,000	$120	85
4435 Norton Ave	0.28mi	2/1.0	642 (-0%)	20mo	$59,000	$92	70
4442 Myrtle Ave	0.19mi	2/1.0	720 (+12%)	6mo	$94,900	$132	66
4022 Kensington Ave	0.66mi	2/1.0	626 (-3%)	3mo	$46,000	$73	62
4210 Monroe Ave	0.27mi	2/1.0	720 (+12%)	6mo	$107,500	$149	62
4135 Jackson Ave	0.49mi	2/1.0	720 (+12%)	2mo	$68,900	$96	55
4342 Bales Ave	0.14mi	2/1.0	730 (+13%)	19mo	$67,500	$92	55
3912 Jackson Ave	0.70mi	2/1.0	672 (+4%)	9mo	$130,000	$193	53
4619 S Benton Ave	0.54mi	2/1.0	726 (+13%)	14mo	$80,000	$110	42
3928 Mersington Ave	0.62mi	2/1.0	704 (+9%)	19mo	$70,000	$99	40
2906 E 49th St	0.72mi	2/1.0	704 (+9%)	16mo	$70,000	$99	38
3916 Myrtle Ave	0.65mi	2/1.0	728 (+13%)	20mo	$70,000	$96	32

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 · 4.42% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 2.14×
• Total profit: $20,338
• Equity at exit: $9,506

10-year hold

• IRR: 35.4%
• Equity multiple: 4.48×
• Total profit: $62,075
• Equity at exit: $5,512

Cash invested: $17,852 (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 64130

• Home prices YoY: -21.5%
• Rents YoY: 4.4%
• Active inventory: 187

Monthly cashflow live

• Estimated rent: $1,134 high
• Mortgage (P&I): −$334
• Tax est. 1.5%: −$80 /mo · $956/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $455

Break-even live

Break-even rent $558

Max offer price $63,756

Occupancy floor 55%

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: $15,939
• Closing costs: $1,913
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3017 E 51st St Kansas City, MO	2.0	1.0	621	$1,303	$2.10	7d	1	0.89mi
2305 E 41st St Kansas City, MO	2.0	1.0	750	$1,000	$1.33	7d	1	0.93mi
3315 E 52nd St Kansas City, MO	2.0	1.0	662	$1,125	$1.70	23d	1	0.96mi
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	16d	1	1.27mi
1500 E 46th St Kansas City, MO	1.0–3.0	1.0	803	$1,050	$1.31	43d	1	1.34mi
4828 The Paseo Kansas City, MO	1.0	1.0	518	$827	$1.60	43d	1	1.49mi
4232 Virginia Ave Unit 1 Kansas City, MO	1.0	1.0	592	$750	$1.27	19d	1	1.50mi

Listing history 4 events

1. 2026-04-27
   status Pending
2. 2026-03-27
   listed $1 Active
3. 2026-03-17
   historical $1
4. 1991-05-15
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,611
• − Mortgage interest: −$3,571
• − Property taxes: −$956
• − Insurance: −$319
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$1,855
• Taxable income: $4,732
• Est. tax owed @ 24.0%: −$1,136
• After-tax cash flow: $4,330/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): 19,644
• Household income: $42,221
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1132.0

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 (80%)
• Race & ethnicity: Black 80% White 9% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Swedish 0%
• Foreign-born: 6% · Canada
• 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: ▼ -73.32%
• Current HPI: 267.491
• Rent YoY: ▲ 4.42%
• 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

Property tax history

+1.2%/yr

Latest (2025): $295 · -55.6% YoY. Source: county tax records.