801 Elmwood Ave · Kansas City, MO 64124

$75,000

5 bd · 2.0 ba · 1,840 sqft · SingleFamily public records · 7 Days on market

Built 1923 3,176 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 +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Bring your contractors and creativity to this expansive home in East Kansas City. Walking through the front door you'll enter into the living room with adjacent dining room connecting the space to the large kitchen. There is a bedroom with attached full bathroom on the main level. On the 2nd floor you'll find 2 additional bedrooms and another full bathroom as well as a large bonus room. The basement is completely unfinished but would make a great area for storage. Part of the home is under a crawl space which you can access through the basement. Please review the private remarks for information regarding the large shed within the property's fencing, it is not being sold with the home as it

Key facts

• 3,176 sq ft lot
• Built 1923
• Listed 7 days

Property features AI

Finance

• Other: Located inside city limits; Living area approximately 1,840 (source: public records); Lot size approximately 3,176 square feet (public records); Property listed as a fixer; Directions: Head East on Independence Avenue and turn South onto Elmwood Avenue. The home will be on your left on the corner of Elmwood Avenue and E 8th Street.
• HOA & community: Association fee charged annually (if applicable)

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence (residential property); 1.5 to 2-story layout; Faces west; Fixer condition
• Construction: Concrete construction; Composition roof; Approximately 101 years old
• Exterior features: Patio; Porch; Corner lot

Interior

• Kitchen: Kitchen island
• Bedrooms: 3 bedrooms
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Kitchen island; Eat-in kitchen and formal dining area; Main-floor bedroom
• Laundry & utility: Dryer hookup (electric) in basement; Basement with inside entrance (partial, unfinished)

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $936 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 21.3% 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: 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 (+2.2%/yr); 53 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $1,807/mo this rent would consume 47% of the median local household income ($46k/yr) (locally 541% 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 $519 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 + 2.2% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 27y 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 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1923 — 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: 2.41% ✓
• Cap rate: 21.27%
• Cash-on-cash: 53.49%
• DSCR: 3.38
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $211,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Elmwood Ave	0.06mi	5/2.0	1,885 (+2%)	4mo	$199,000	$106	89
301 Cypress Ave	0.57mi	4/2.5 (-1)	1,812 (-2%)	12mo	$215,000	$119	54
4123 E 6th St	0.31mi	4/2.0 (-1)	1,610 (-12%)	10mo	$173,999	$108	52
428 Askew Ave	0.73mi	5/2.5	1,812 (-2%)	13mo	$232,000	$128	51
340 Cypress Ave	0.49mi	5/2.0	2,000 (+9%)	15mo	$260,000	$130	50
5224 E 8th St	0.42mi	4/2.5 (-1)	1,570 (-15%)	3mo	$289,000	$184	47
1120 Askew Ave	0.70mi	5/2.5	1,700 (-8%)	7mo	$175,000	$103	46
310 Kensington Ave	0.57mi	6/4.0 (+1)	1,992 (+8%)	1mo	$214,900	$108	46
800 Cleveland Ave	0.53mi	4/2.0 (-1)	1,568 (-15%)	13mo	$145,000	$92	35
141 Kensington Ave	0.62mi	4/2.5 (-1)	2,014 (+10%)	17mo	$254,900	$127	34
332 Kensington Ave	0.52mi	4/1.0 (-1)	2,052 (+12%)	20mo	$235,000	$115	31
3722 E 10th St	0.57mi	4/2.0 (-1)	2,112 (+15%)	18mo	$45,000	$21	28

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: 50.7%
• Equity multiple: 3.19×
• Total profit: $46,035
• Equity at exit: $11,183

10-year hold

• IRR: 55.8%
• Equity multiple: 6.29×
• Total profit: $111,075
• Equity at exit: $6,485

Cash invested: $21,000 (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 64124

• Home prices YoY: -26.0%
• Rents YoY: 2.2%
• Active inventory: 53
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,807 high
• Mortgage (P&I): −$393
• Tax from tax record: −$67 /mo · $801/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $936

Break-even live

Break-even rent $622

Max offer price $75,000

Occupancy floor 43%

Sensitivity live

Price	-10% $979	-5% $957	+0% $936	+5% $915	+10% $894
Rent	-10% $793	-5% $865	+0% $936	+5% $1,007	+10% $1,079
Rate	-1.0pp $974	-0.5pp $955	base $936	+0.5pp $917	+1.0pp $897

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3429 Morrell Ave Kansas City, MO	4.0	1.5	1800	$1,650	$0.92	8d	1	0.92mi
1805 Jackson Ave Kansas City, MO	4.0	2.0	1250	$1,250	$1.00	44d	1	0.95mi
1233 Benton Blvd Kansas City, MO	4.0	2.5	1500	$2,500	$1.67	44d	1	0.96mi
441 N Hardesty Ave Kansas City, MO	4.0	1.0	1511	$1,550	$1.03	24d	1	1.13mi
3311 E 19th St Kansas City, MO	5.0	3.0	2500	$2,000	$0.80	44d	1	1.26mi

Listing history 9 events

1. 2026-04-17
   status Pending
2. 2026-04-10
   listed $75,000 Active
3. 2004-10-01
   soldstatus
4. 2004-09-30
   soldstatus
5. 2004-07-30
   listed $29,900
6. 1999-05-07
   soldstatus
7. 1999-05-06
   soldstatus
8. 1999-04-30
   listed $17,900
9. 1994-02-28
   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: $801 · $67/mo
• Projected year-2 tax: $801 · $67/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: $21,682
• − Mortgage interest: −$4,201
• − Property taxes: −$801
• − Insurance: −$375
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$2,182
• Taxable income: $10,654
• Est. tax owed @ 24.0%: −$2,557
• After-tax cash flow: $8,676/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): 10,925
• Household income: $46,241
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 541.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 43% White 30% Black 20% Two or more races 10% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 30% Cuban 1%
• Common ancestry: Italian 2% Hispanic 1% Serbian 1%
• Foreign-born: 32% · Canada, Vietnam
• Languages at home: 52% English-only · Spanish 35% Vietnamese 2% Arabic 2%

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: ▼ -125.95%
• Current HPI: 358.4244
• Rent YoY: ▲ 2.20%
• 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

+319.0% since first listed

9 events — show timeline

• 2026-04-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-10 Listed $75,000 Heartland MLS as Distributed by MLS Grid
• 2004-10-01 Sold (Public Records) — Public Records
• 2004-09-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-07-30 Listed $29,900 Heartland MLS as Distributed by MLS Grid
• 1999-05-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1999-05-06 Sold (Public Records) — Public Records
• 1999-04-30 Listed $17,900 Heartland MLS as Distributed by MLS Grid
• 1994-02-28 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $801 · -20.4% YoY. Source: county tax records.