6638 Indiana Ave · Kansas City, MO 64132

$104,900

2 bd · 1.0 ba · 858 sqft · SingleFamily public records · 12 Days on market

Built 1952 7,405 sqft lot Est $102k · at est.

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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 +26.6/30.0
• Appreciation +10.0/10.0
• DSCR +9.1/10.0
• ARV discount +6.3/15.0
• 1% rule +6.2/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

Charming opportunity in south Kansas City, Missouri, this 3-bedroom, 1-bath home offers approximately 912 sq ft of living space with strong potential for investors or owner-occupants seeking value. The property features a traditional single-family layout with a functional floor plan, comfortable living area, and efficient use of space throughout. Situated on a residential street in an established neighborhood, the home provides convenient access to nearby schools, parks, shopping, and major commuter routes. Exterior includes a classic front entry and a manageable yard space suitable for outdoor living or future enhancements. With its solid structure and desirable location, this property pre

Key facts

• 7,405 sq ft lot
• Garage
• Built 1952

Tags

• FUNCTIONAL FLOOR PLAN
• COMFORTABLE LIVING AREA
• EFFICIENT USE OF SPACE
• ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS TO SCHOOLS
• CONVENIENT ACCESS TO PARKS

Property features AI

Finance

• Other: Lot approximately 0.17 acres (50 x 138)
• HOA & community: No association fees

Exterior

• Parking: Attached garage (1 space)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Ranch floor plan; One story
• Construction: Brick trim and frame construction; Composition roof; Full concrete basement
• Exterior features: Paved road access; Not in a flood plain

Interior

• Kitchen: Refrigerator; Free-standing electric oven
• Bedrooms: 2 bedrooms on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 9.5% 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: B. Banneker Elementary (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 390 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 (+3.0%/yr); 93 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); 40% 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).
• This rent runs 31% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $11k of equity ($725 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 + 3.0% rent growth), your $29k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $24k; list at $105k implies a 345% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,900

Questions for the listing agent

1. Built in 1952 — 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: 1.12% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.43%
• DSCR: 1.51
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $102,102
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6656 Bales Ave	0.08mi	2/1.0	780 (-9%)	5mo	$79,000	$101	77
6815 S Benton Ave	0.37mi	2/1.0	832 (-3%)	4mo	$99,000	$119	74
7103 Agnes Ave	0.64mi	2/1.0	854 (-0%)	0mo	$65,000	$76	69
3822 E 68th Ter	0.43mi	2/1.0	799 (-7%)	2mo	$110,000	$138	66
2407 E 69th Ter	0.70mi	2/1.0	875 (+2%)	2mo	$105,000	$120	62
7040 Agnes Ave	0.61mi	3/1.0 (+1)	840 (-2%)	1mo	$99,900	$119	62
4211 E 67th Ter	0.58mi	2/1.0	800 (-7%)	0mo	$140,000	$175	62
2230 E 67th Ter	0.67mi	2/1.0	897 (+4%)	1mo	$99,900	$111	61
7127 Bales Ave	0.66mi	3/1.0 (+1)	864 (+1%)	6mo	$50,000	$58	58
4015 E 68th Ter	0.52mi	3/1.0 (+1)	916 (+7%)	5mo	$139,900	$153	56
2401 E 68th Ter	0.66mi	2/1.0	984 (+15%)	6mo	$85,000	$86	39
3608 E 72nd St	0.72mi	3/1.0 (+1)	959 (+12%)	3mo	$74,900	$78	39

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 · 2.98% rent growth · sell at horizon

5-year hold

• IRR: 32.6%
• Equity multiple: 3.55×
• Total profit: $74,891
• Equity at exit: $94,502

10-year hold

• IRR: 28.2%
• Equity multiple: 8.03×
• Total profit: $206,421
• Equity at exit: $203,798

Cash invested: $29,372 (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 64132

• Home prices YoY: 23.6%
• Rents YoY: 3.0%
• Active inventory: 93
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,170 high
• Mortgage (P&I): −$550
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $280

Break-even live

Break-even rent $816

Max offer price $104,900

Occupancy floor 71%

Sensitivity live

Price	-10% $339	-5% $309	+0% $280	+5% $250	+10% $220
Rent	-10% $187	-5% $233	+0% $280	+5% $326	+10% $372
Rate	-1.0pp $333	-0.5pp $306	base $280	+0.5pp $253	+1.0pp $225

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3601 E Meyer Blvd Kansas City, MO	1.0	1.0	560	$900	$1.61	44d	1	0.15mi
6703 Walrond Ave Kansas City, MO	2.0	1.0	912	$1,200	$1.32	2d	1	0.16mi
6817 Cleveland Ave Kansas City, MO	2.0	1.0	779	$1,100	$1.41	44d	1	0.36mi
2430 E 67th Ter Kansas City, MO	3.0	2.0	960	$1,195	$1.24	44d	1	0.57mi
7036 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	810	$1,200	$1.48	3d	1	0.58mi
2421 E 67th Ter Kansas City, MO	2.0	1.0	816	$1,125	$1.38	17d	1	0.59mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	15d	1	0.61mi
6901 Jackson Ave Unit 6903 Kansas City, MO	3.0	1.0	1000	$1,200	$1.20	22d	1	0.61mi
6921 Prospect Ave Unit C Kansas City, MO	1.0	1.0	538	$850	$1.58	4d	1	0.62mi
7115 Bales Ave Kansas City, MO	3.0	1.0	865	$1,350	$1.56	17d	1	0.63mi
7127 Bales Ave Kansas City, MO	3.0	1.0	900	$1,350	$1.50	24d	1	0.65mi
3604 E 61st St Unit 3604 Kansas City, MO	3.0	1.0	875	$1,300	$1.49	44d	1	0.68mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,645	$1.50	24d	1	0.70mi
6029 Indiana Ave Kansas City, MO	2.0	1.0	832	$1,150	$1.38	44d	1	0.70mi
6941 Spruce Ave Kansas City, MO	2.0	1.0	815	$950	$1.17	44d	1	0.72mi
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	13d	1	0.74mi
2120 E 68th Ter Kansas City, MO	2.0	1.0	930	$1,200	$1.29	24d	1	0.80mi
7317 Agnes Ave Kansas City, MO	2.0	1.0	767	$895	$1.17	24d	1	0.92mi
1831 E 68th St Kansas City, MO	3.0	1.0	1043	$1,250	$1.20	17d	1	0.95mi
4250 E 60 Ter Unit 4250 Kansas City, MO	2.0	1.0	783	$895	$1.14	24d	1	0.97mi
1805 E 67th St Kansas City, MO	2.0	1.0	1064	$1,200	$1.13	17d	1	0.99mi
7412 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	780	$1,200	$1.54	3d	1	1.01mi
7426 Indiana Ave Kansas City, MO	3.0	1.0	1100	$1,400	$1.27	44d	1	1.02mi
3615 E 58th St Unit 1 Kansas City, MO	2.0	1.0	936	$875	$0.93	44d	1	1.04mi
3617 E 58th St Unit 2 Kansas City, MO	2.0	1.0	936	$875	$0.93	44d	1	1.04mi
2512 E 59th St Kansas City, MO	2.0	1.0	750	$1,150	$1.53	44d	1	1.05mi
3106 E 75th St Kansas City, MO	3.0	1.5	985	$1,225	$1.24	22d	1	1.08mi
7411 Montgall Ave Kansas City, MO	3.0	1.0	840	$1,200	$1.43	44d	1	1.08mi
5709 Bales Ave Kansas City, MO	2.0	1.0	782	$1,095	$1.40	24d	1	1.10mi
3600 E 57th St Kansas City, MO	3.0	1.0	1037	$1,250	$1.21	44d	1	1.14mi
2205 E 59th St Kansas City, MO	2.0	1.0	724	$1,025	$1.42	17d	1	1.15mi
1435 E 66th Ter Kansas City, MO	3.0	1.0	988	$1,340	$1.36	13d	1	1.17mi
6404 The Paseo Kansas City, MO	1.0–2.0	1.0–2.0	942	$1,600	$1.70	3d	6	1.22mi
5614 Indiana Ave Kansas City, MO	3.0	1.0	900	$1,175	$1.31	44d	1	1.23mi
1702 Bushman Dr Kansas City, MO	1.0–2.0	1.0–2.0	895	$1,065	$1.19	44d	1	1.24mi
6653 Lydia Ave Kansas City, MO	3.0	1.0	962	$1,500	$1.56	17d	1	1.25mi
2100 E 58th St Kansas City, MO	2.0	1.0	1030	$1,500	$1.46	44d	1	1.32mi
7427 Arleta Blvd Kansas City, MO	2.0	1.0	805	$1,150	$1.43	44d	1	1.32mi
5713 Brooklyn Ave Kansas City, MO	2.0	1.0	600	$1,200	$2.00	8d	1	1.32mi
5730 Garfield Ave Kansas City, MO	3.0	1.0	866	$1,195	$1.38	17d	1	1.35mi

Listing history 14 events

1. 2026-06-09
   status $104,900 Pending 12 DOM
2. 2026-06-08
   days on market $104,900 Active 12 DOM
3. 2026-06-07
   days on market $104,900 Active 11 DOM
4. 2026-06-05
   days on market $104,900 Active 8 DOM
5. 2026-06-03
   days on market $104,900 Active 7 DOM
6. 2026-06-02
   days on market $104,900 Active 6 DOM
7. 2026-06-01
   days on market $104,900 Active 5 DOM
8. 2026-05-31
   days on market $104,900 Active 4 DOM
9. 2026-05-27
   listed $104,900 Active
10. 2019-12-02
    soldstatus $23,573
11. 2015-01-30
    historical
12. 2014-12-17
    listed $29,000
13. 2013-03-08
    soldstatus
14. 1988-08-24
    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: $611 · $51/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$406/yr (+$34/mo · 66.5%)

ⓘ 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,042
• − Mortgage interest: −$5,876
• − Property taxes: −$611
• − Insurance: −$524
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$3,052
• Taxable income: $1,732
• Est. tax owed @ 24.0%: −$416
• After-tax cash flow: $2,941/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): 12,084
• Household income: $45,622
• Rent vs Own: 51.2% rent · 48.8% own
• Severe rent burden: 679.0

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 (66%)
• Race & ethnicity: Black 66% White 16% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 2% Scotch-Irish 1% Romanian 1%
• Foreign-born: 6% · Canada, Jamaica
• 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: ▲ 79.13%
• Current HPI: 414.4305
• Rent YoY: ▲ 2.98%
• 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

+261.7% since first listed

6 events — show timeline

• 2026-05-27 Listed $104,900 Heartland MLS as Distributed by MLS Grid
• 2019-12-02 Sold (Public Records) $23,573 Public Records
• 2015-01-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2014-12-17 Listed $29,000 Heartland MLS as Distributed by MLS Grid
• 2013-03-08 Sold (Public Records) — Public Records
• 1988-08-24 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $611 · -28.9% YoY. Source: county tax records.