4416 Indiana Ave · Kansas City, MO 64130

$130,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 5 Days on market

Built 1951 5,663 sqft lot

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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 +21.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.4/10.0
• 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

Listing remarks MLS

Great investment opportunity! In overall decent condition. Finished basement offers a rec room, non-conforming bedroom and a kitchenette. Seller is Federal Home Loan Mortgage Corp. Selling as/is.

Key facts

• 5,663 sq ft lot
• Built 1951
• Listed 5 days

Property features AI

Finance

• Other: Lot about 5,663 square feet (public records); Above-grade finished area reported as 751; Below-grade finished area reported as 534; Property age estimated 51–75 years
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Metro Free telecom
• Home design: Single-family residence; Residential property; Bungalow style
• Construction: Frame and stucco construction; Composition roof
• Exterior features: Deck; Patio; Porch; Partial metal fencing; Paved road with public maintenance

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Microwave; Laminate counters in kitchen
• Bedrooms: Three bedrooms (two on the main level, one in the basement)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: Two full bathrooms; Bathrooms feature ceramic tile, shower-over-tub and solid surface counters
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Smoke detector(s); Bungalow floor plan; Finished basement with walk-out access; Main floor primary bedroom; Family room
• Laundry & utility: Laundry located in the basement / lower level; Utility room in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $189 ($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 $123k (5.7% below list).
• Recommended offer: $123k (5.7% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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 17d 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 35% 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 $899 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y 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 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,597 (5.7% below list)

Questions for the listing agent

1. Built in 1951 — 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: 0.94% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.22%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $82,944
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4327 Mersington Ave	0.35mi	2/1.0	940 (+9%)	4mo	$50,000	$53	65
4410 Myrtle Ave	0.37mi	3/1.0 (+1)	912 (+6%)	4mo	$80,000	$88	65
4338 Myrtle Ave	0.38mi	2/1.0	780 (-10%)	3mo	$125,000	$160	64
4218 Cleveland Ave	0.35mi	2/1.0	780 (-10%)	6mo	$110,000	$141	62
3942 Myrtle Ave	0.68mi	2/1.0	890 (+3%)	3mo	$85,000	$96	61
4016 Askew Ave	0.51mi	3/1.0 (+1)	899 (+4%)	6mo	$80,000	$89	59
3938 Myrtle Ave	0.68mi	2/1.0	805 (-7%)	0mo	$65,000	$81	56
4909 S Benton Ave	0.67mi	2/1.0	821 (-5%)	5mo	$75,000	$91	56
4504 E 43rd St	0.74mi	2/1.0	907 (+5%)	2mo	$140,000	$154	56
4824 Agnes Ave	0.61mi	2/1.0	792 (-8%)	4mo	$79,000	$100	54
4132 Spruce Ave	0.66mi	3/1.0 (+1)	912 (+6%)	2mo	$99,995	$110	54
4208 Spruce Ave	0.64mi	1/1.0 (-1)	812 (-6%)	4mo	$48,000	$59	51

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-7,325
• Equity at exit: $19,383

10-year hold

• IRR: 5.7%
• Equity multiple: 1.45×
• Total profit: $16,380
• Equity at exit: $11,240

Cash invested: $36,400 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,226 high
• Mortgage (P&I): −$682
• Tax from tax record: −$44 /mo · $527/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $189

Break-even live

Break-even rent $987

Max offer price $130,000

Occupancy floor 80%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	16d	1	0.18mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	16d	1	0.23mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	23d	1	0.35mi
4534 S Benton Ave Kansas City, MO	2.0	1.0	912	$1,045	$1.15	16d	1	0.36mi
4216 Cleveland Ave Kansas City, MO	2.0	1.0	780	$1,125	$1.44	16d	1	0.37mi
4005 Bales Ave Kansas City, MO	2.0	1.0	792	$1,050	$1.33	43d	1	0.56mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	43d	1	0.62mi
4911 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	17d	1	0.65mi
4917 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	23d	1	0.67mi
5013 S Benton Ave Kansas City, MO	3.0	1.0	978	$1,225	$1.25	23d	1	0.77mi
2305 E 41st St Kansas City, MO	2.0	1.0	750	$1,000	$1.33	7d	1	0.79mi
3949 Doctor Martin Luther King Junior Blvd Kansas City, MO	1.0–2.0	1.0–2.0	945	$1,565	$1.66	1d	3	0.80mi
3017 E 51st St Kansas City, MO	2.0	1.0	621	$1,303	$2.10	7d	1	0.84mi
3315 E 52nd St Kansas City, MO	2.0	1.0	662	$1,125	$1.70	23d	1	0.94mi
4930 Park Ave Kansas City, MO	3.0	1.0	900	$1,300	$1.44	16d	1	0.94mi
3841 Olive St Kansas City, MO	2.0	1.0	792	$985	$1.24	14d	1	0.94mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	7d	1	1.09mi
4401 Wayne Ave Kansas City, MO	2.0	1.5	955	$1,300	$1.36	23d	1	1.10mi
3710 Wabash Ave Unit 2S Kansas City, MO	2.0	1.0	875	$850	$0.97	23d	1	1.11mi
5114 Brooklyn Ave Kansas City, MO	3.0	1.5	1116	$1,300	$1.16	7d	1	1.13mi
1500 E 46th St Kansas City, MO	1.0–3.0	1.0	803	$1,050	$1.31	43d	1	1.18mi
4209 Flora Ave Kansas City, MO	2.0	1.0	778	$1,200	$1.54	16d	1	1.21mi
4902 E 39th St Kansas City, MO	2.0	1.0	820	$1,300	$1.59	16d	1	1.22mi
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	16d	1	1.33mi
4232 Virginia Ave Unit 1 Kansas City, MO	1.0	1.0	592	$750	$1.27	19d	1	1.34mi
4818 Paseo Blvd Unit 1W Kansas City, MO	1.0	1.0	526	$945	$1.80	23d	1	1.35mi
4818 Paseo Blvd Kansas City, MO	1.0	1.0	526	$945	$1.80	11d	10	1.37mi
4818 Paseo Blvd Kansas City, MO	1.0	1.0	526	$945	$1.80	3d	8	1.37mi
4818 The Paseo Unit 2N Kansas City, MO	1.0	1.0	526	$945	$1.80	16d	1	1.37mi
4818 The Paseo Unit 2N Kansas City, MO	1.0	1.0	526	$995	$1.89	23d	1	1.37mi
4818 The Paseo Unit 3S Kansas City, MO	1.0	1.0	526	$895	$1.70	23d	1	1.37mi
1214 Brush Creek Blvd Unit 03 Kansas City, MO	2.0	1.0	950	$1,050	$1.11	17d	1	1.39mi
3330 Agnes Ave Kansas City, MO	3.0	1.0	1000	$1,410	$1.41	43d	1	1.39mi
1320 E 49th St Kansas City, MO	1.0	1.0	550	$1,000	$1.82	2d	2	1.41mi
3310 College Ave Kansas City, MO	3.0	1.0	874	$995	$1.14	43d	1	1.41mi
5601 E 39th Ter Kansas City, MO	3.0	1.0	816	$1,225	$1.50	2d	1	1.46mi
5614 Indiana Ave Kansas City, MO	3.0	1.0	900	$1,175	$1.31	43d	1	1.46mi
4119 Forest Ave Kansas City, MO	2.0	1.0	950	$1,400	$1.47	12d	1	1.46mi
4925 Tracy Ave Unit 1 Kansas City, MO	2.0	1.0	1000	$1,400	$1.40	43d	1	1.49mi
5410 Euclid Ave Kansas City, MO	3.0	2.0	1119	$1,395	$1.25	43d	1	1.49mi

Listing history 6 events

1. 2026-06-18
   days on market $130,000 Active 5 DOM
2. 2026-06-17
   days on market $130,000 Active 4 DOM
3. 2026-06-16
   days on market $130,000 Active 3 DOM
4. 2026-06-15
   days on market $130,000 Active 2 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $130,000 Active 1 DOM

ⓘ 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: $527 · $44/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$734/yr (+$61/mo · 139.3%)

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

Taxation est. · year 1

• Rental income: $14,712
• − Mortgage interest: −$7,282
• − Property taxes: −$527
• − Insurance: −$650
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$3,782
• Taxable income: $117
• Est. tax owed @ 24.0%: −$28
• After-tax cash flow: $2,236/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

+405.8% since first listed

13 events — show timeline

• 2026-06-13 Listed $130,000 Heartland MLS as Distributed by MLS Grid
• 2010-05-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-04-15 Listed $17,900 Heartland MLS as Distributed by MLS Grid
• 2007-08-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-05-02 Listed $25,700 Heartland MLS as Distributed by MLS Grid
• 2003-08-22 Sold (Public Records) — Public Records
• 2003-08-22 Sold (Public Records) — Public Records
• 2003-08-22 Sold (Public Records) — Public Records
• 2003-08-22 Sold (Public Records) — Public Records
• 2003-08-22 Sold (Public Records) — Public Records
• 2003-08-22 Sold (Public Records) — Public Records
• 2003-08-22 Sold (Public Records) — Public Records
• 2003-08-22 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $527 · -47.1% YoY. Source: county tax records.