4201 S Benton Ave · Kansas City, MO 64130

$80,000

3 bd · 1.0 ba · 1,463 sqft · SingleFamily public records · 16 Days on market

Built 1912 4,356 sqft lot Est $92k · 13% 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 +13.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Key facts

• 4,356 sq ft lot
• Listed 16 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.0% 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: 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 42% 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 $553 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1912 — 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: 1.83% ✓
• Cap rate: 15.04%
• Cash-on-cash: 31.23%
• DSCR: 2.39
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $92,169
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3800 Chestnut Ave	0.51mi	3/1.0	1,470 (+0%)	1mo	$79,900	$54	74
4617 S Benton St	0.53mi	3/1.0	1,430 (-2%)	1mo	$90,000	$63	71
4321 Bellefontaine Ave	0.20mi	3/1.5	1,664 (+14%)	1mo	$199,000	$120	65
3933 Monroe Ave	0.58mi	2/1.0 (-1)	1,440 (-2%)	3mo	$64,000	$44	63
3910 Wabash Ave	0.45mi	4/2.0 (+1)	1,366 (-7%)	1mo	$10,000	$7	58
4210 Montgall Ave	0.16mi	4/2.0 (+1)	1,682 (+15%)	1mo	$74,900	$45	58
4444 Olive St	0.49mi	3/1.5	1,291 (-12%)	1mo	$120,000	$93	55
4043 Monroe Ave	0.52mi	3/1.5	1,632 (+12%)	2mo	$142,900	$88	53
4200 Monroe Ave	0.46mi	3/2.0	1,623 (+11%)	5mo	$100,000	$62	53
3805 Bellefontaine Ave	0.51mi	3/1.5	1,624 (+11%)	5mo	$169,900	$105	52
3915 Benton Blvd	0.39mi	3/2.0	1,672 (+14%)	4mo	$95,000	$57	51
3717 Indiana Ave	0.67mi	4/1.5 (+1)	1,644 (+12%)	2mo	$129,000	$78	40

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: 27.7%
• Equity multiple: 2.17×
• Total profit: $26,314
• Equity at exit: $11,928

10-year hold

• IRR: 36.1%
• Equity multiple: 4.56×
• Total profit: $79,811
• Equity at exit: $6,917

Cash invested: $22,400 (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
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,463 high
• Mortgage (P&I): −$420
• Tax from tax record: −$120 /mo · $1,442/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $583

Break-even live

Break-even rent $725

Max offer price $80,000

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4119 S Benton Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	43d	1	0.06mi
4116 Bellefontaine Ave Kansas City, MO	3.0	1.0	1234	$1,000	$0.81	23d	1	0.11mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	23d	1	0.21mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	16d	1	0.29mi
4107 Olive St Kansas City, MO	3.0	1.5	1271	$1,578	$1.24	7d	1	0.33mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	16d	1	0.33mi
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	16d	1	0.39mi
4112 Park Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	14d	1	0.42mi
3817 S Benton Ave Kansas City, MO	4.0	1.5	1380	$1,650	$1.20	23d	1	0.45mi
3902 Wabash Ave Kansas City, MO	4.0	2.0	1400	$1,850	$1.32	43d	1	0.45mi
4014 Park Ave Kansas City, MO	3.0	2.0	1271	$1,273	$1.00	43d	1	0.46mi
4534 S Benton Ave Kansas City, MO	2.0	1.0	912	$1,045	$1.15	16d	1	0.47mi
3818 Indiana Ave Kansas City, MO	3.0	1.5	1223	$1,147	$0.94	43d	1	0.52mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	23d	1	0.62mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	10d	1	0.65mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	43d	1	0.67mi
3710 Wabash Ave Unit 2S Kansas City, MO	2.0	1.0	875	$850	$0.97	23d	1	0.68mi
4653 Benton Blvd Kansas City, MO	3.0	2.0	1594	$1,600	$1.00	7d	1	0.69mi
4219 Woodland Ave Kansas City, MO	4.0	2.0	1566	$1,900	$1.21	2d	1	0.70mi
3713 Cleveland Ave Kansas City, MO	4.0	1.0	1256	$1,250	$1.00	16d	1	0.80mi
3524 Bellefontaine Ave Kansas City, MO	3.0	1.0	1228	$1,350	$1.10	43d	1	0.80mi
4401 Wayne Ave Kansas City, MO	2.0	1.5	955	$1,300	$1.36	23d	1	0.86mi
3434 Chestnut Ave Kansas City, MO	2.0	1.0	1512	$1,100	$0.73	10d	1	0.91mi
4911 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	17d	1	0.92mi
4917 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	23d	1	0.93mi
3525 Monroe Ave Kansas City, MO	3.0	2.0	1569	$1,500	$0.96	43d	1	0.93mi
3419 College Ave Kansas City, MO	4.0	1.0	1608	$1,300	$0.81	2d	1	0.97mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	7d	1	0.99mi
4935 College Ave Kansas City, MO	3.0	1.0	1216	$1,350	$1.11	23d	1	1.00mi
1500 E 46th St Kansas City, MO	1.0–3.0	1.0	803	$1,275	$1.59	43d	1	1.02mi
2018 E 35th St Kansas City, MO	3.0	2.0	1502	$1,800	$1.20	3d	1	1.03mi
4228 Virginia Ave Kansas City, MO	3.0	1.0	1200	$1,250	$1.04	10d	1	1.03mi
4232 Virginia Ave Unit 3 Kansas City, MO	3.0	1.0	1296	$1,100	$0.85	12d	1	1.03mi
3330 Agnes Ave Kansas City, MO	3.0	1.0	1000	$1,410	$1.41	43d	1	1.04mi
5013 S Benton Ave Kansas City, MO	3.0	1.0	978	$1,225	$1.25	23d	1	1.04mi
2002 E 35th St Kansas City, MO	3.0	2.0	1426	$1,295	$0.91	7d	1	1.04mi
4930 Park Ave Kansas City, MO	3.0	1.0	900	$1,300	$1.44	16d	1	1.05mi
3609 Wayne Ave Kansas City, MO	3.0	1.5	1118	$1,900	$1.70	23d	1	1.08mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	7d	1	1.09mi
3304 Agnes Ave Unit Downstairs Kansas City, MO	3.0	1.0	1150	$1,095	$0.95	43d	1	1.09mi

Listing history 12 events

1. 2026-06-07
   days on market $80,000 Active 16 DOM
2. 2026-06-05
   status $80,000 Active 13 DOM
3. 2026-04-22
   status Pending
4. 2026-04-22
   status Active
5. 2026-04-09
   status Pending
6. 2026-03-28
   listed $80,000 Active
7. 2026-03-26
   historical $80,000
8. 2014-12-16
   historical
9. 2014-11-21
   listed $12,000
10. 2004-06-23
    soldstatus
11. 2004-06-23
    soldstatus
12. 1993-08-24
    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: $1,442 · $120/mo
• Projected year-2 tax: $1,442 · $120/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 ≥107°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: $17,558
• − Mortgage interest: −$4,481
• − Property taxes: −$1,442
• − Insurance: −$400
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$2,327
• Taxable income: $6,098
• Est. tax owed @ 24.0%: −$1,464
• After-tax cash flow: $5,531/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

Price history

+566.7% since first listed

10 events — show timeline

• 2026-04-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-22 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-28 Listed $80,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-26 Coming Soon $80,000 Heartland MLS as Distributed by MLS Grid
• 2014-12-16 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2014-11-21 Listed $12,000 Heartland MLS as Distributed by MLS Grid
• 2004-06-23 Sold (Public Records) — Public Records
• 2004-06-23 Sold (Public Records) — Public Records
• 1993-08-24 Sold (Public Records) — Public Records

Property tax history

+13.7%/yr

Latest (2025): $1,442 · +25.7% YoY. Source: county tax records.