4545 Indiana Ave · Kansas City, MO 64130

$120,000

3 bd · 1.0 ba · 1,132 sqft · SingleFamily public records · 11 Days on market

Built 1946 7,220 sqft lot Est $115k · at est.

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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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +6.7/10.0
• ARV discount +5.7/15.0
• 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 MLS

Introducing a bungalow in Kansas City, ideally situated near the bus line. Home has undergone some renovations and will need a little bit of TLC to make it your own. This charming home features wood floors throughout. With its thoughtfully designed layout, the living, dining, and kitchen areas flow seamlessly. Three spacious bedrooms and updated bathroom. Step outside to discover a large private back yard, perfect for enjoying outdoor activities. Additionally, a garage in the basement offers convenience and extra storage space.

Key facts

• 7,220 sq ft lot
• Garage
• Built 1946

Property features AI

Finance

• Other: Approximately 76–100 years old
• HOA & community: No association fees

Exterior

• Parking: 1‑car garage with front-facing garage; Basement garage entrance
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; 1.5 story
• Construction: Brick construction; Composition roof
• Exterior features: Lot approximately 7,220 square feet

Interior

• Kitchen: Refrigerator; Free‑standing electric oven; Gas range
• Bedrooms: 3 bedrooms
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Electric cooling
• Interior features: Painted cabinets; Living room fireplace
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 10.0% 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 40% 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 $830 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.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1946 — 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: 1.17% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.32%
• DSCR: 1.59
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $115,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4427 Agnes Ave	0.30mi	3/1.0	1,100 (-3%)	2mo	$69,900	$64	80
4948 College Ave	0.52mi	3/1.0	1,134 (+0%)	3mo	$129,900	$115	73
4027 E 45th St	0.42mi	4/1.0 (+1)	1,107 (-2%)	1mo	$165,000	$149	71
4511 Norton St	0.44mi	3/2.0	1,164 (+3%)	1mo	$139,000	$119	70
4520 Chestnut Ave	0.40mi	3/2.0	1,088 (-4%)	3mo	$94,900	$87	68
4338 Indiana Ave	0.24mi	2/1.0 (-1)	1,012 (-11%)	0mo	$150,000	$148	66
5009 Bellefontaine Ave	0.58mi	3/1.0	1,082 (-4%)	1mo	$118,900	$110	64
4935 College Ave	0.49mi	3/1.0	1,216 (+7%)	4mo	$79,900	$66	61
4128 Agnes Ave	0.60mi	2/1.0 (-1)	1,098 (-3%)	7mo	$42,000	$38	56
4021 Bales Ave	0.67mi	3/1.0	1,041 (-8%)	8mo	$100,000	$96	48
4916 Wabash Ave	0.73mi	3/1.0	1,231 (+9%)	4mo	$125,000	$102	48
4444 Olive St	0.66mi	3/1.5	1,291 (+14%)	1mo	$120,000	$93	43

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: 4.8%
• Equity multiple: 1.19×
• Total profit: $6,306
• Equity at exit: $17,892

10-year hold

• IRR: 15.4%
• Equity multiple: 2.32×
• Total profit: $44,518
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,403 high
• Mortgage (P&I): −$629
• Tax from tax record: −$56 /mo · $674/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $373

Break-even live

Break-even rent $931

Max offer price $120,000

Occupancy floor 68%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	16d	1	0.28mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	16d	1	0.32mi
4534 S Benton Ave Kansas City, MO	2.0	1.0	912	$1,045	$1.15	16d	1	0.34mi
4216 Cleveland Ave Kansas City, MO	2.0	1.0	780	$1,125	$1.44	16d	1	0.48mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	24d	1	0.49mi
4935 College Ave Kansas City, MO	3.0	1.0	1216	$1,350	$1.11	24d	1	0.50mi
4911 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	17d	1	0.54mi
4917 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	24d	1	0.55mi
4116 Bellefontaine Ave Kansas City, MO	3.0	1.0	1234	$1,000	$0.81	24d	1	0.58mi
5013 S Benton Ave Kansas City, MO	3.0	1.0	978	$1,225	$1.25	24d	1	0.64mi
3949 Doctor Martin Luther King Junior Blvd Kansas City, MO	1.0–2.0	1.0–2.0	945	$1,565	$1.66	2d	3	0.68mi
4005 Bales Ave Kansas City, MO	2.0	1.0	792	$1,050	$1.33	44d	1	0.70mi
5038 S Benton Ave Kansas City, MO	4.0	3.0	1500	$1,875	$1.25	21d	1	0.71mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	44d	1	0.73mi
4107 Olive St Kansas City, MO	3.0	1.5	1271	$1,578	$1.24	7d	1	0.83mi
5215 Walrond Ave Kansas City, MO	4.0	2.0	1198	$1,710	$1.43	24d	1	0.83mi
4930 Park Ave Kansas City, MO	3.0	1.0	900	$1,300	$1.44	16d	1	0.86mi
2420 E 51st St Kansas City, MO	3.0	2.0	1460	$1,350	$0.92	24d	1	0.86mi
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	16d	1	0.88mi
2305 E 41st St Kansas City, MO	2.0	1.0	750	$1,000	$1.33	7d	1	0.88mi
3818 Indiana Ave Kansas City, MO	3.0	1.5	1223	$1,147	$0.94	44d	1	0.91mi
3817 S Benton Ave Kansas City, MO	4.0	1.5	1380	$1,650	$1.20	24d	1	0.97mi
4014 Park Ave Kansas City, MO	3.0	2.0	1271	$1,273	$1.00	44d	1	0.97mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	24d	1	0.98mi
3902 Wabash Ave Kansas City, MO	4.0	2.0	1400	$1,850	$1.32	44d	1	1.00mi
5114 Brooklyn Ave Kansas City, MO	3.0	1.5	1116	$1,300	$1.16	7d	1	1.03mi
4900 E 41st Ter Kansas City, MO	3.0	2.0	1270	$1,500	$1.18	16d	1	1.04mi
4910 Michigan Ave Kansas City, MO	3.0	1.5	1199	$1,400	$1.17	7d	1	1.05mi
3841 Olive St Kansas City, MO	2.0	1.0	792	$985	$1.24	14d	1	1.06mi
3713 Cleveland Ave Kansas City, MO	4.0	1.0	1256	$1,250	$1.00	16d	1	1.08mi
4401 Wayne Ave Kansas City, MO	2.0	1.5	955	$1,300	$1.36	24d	1	1.13mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	10d	1	1.15mi
4206 Vineyard Rd Kansas City, MO	4.0	1.5	1056	$1,500	$1.42	14d	1	1.17mi
1500 E 46th St Kansas City, MO	1.0–3.0	1.0	803	$1,275	$1.59	44d	1	1.18mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	7d	1	1.20mi
5115 Woodland Ave Kansas City, MO	4.0	1.0	1136	$1,700	$1.50	44d	1	1.20mi
3710 Wabash Ave Unit 2S Kansas City, MO	2.0	1.0	875	$850	$0.97	24d	1	1.23mi
4209 Flora Ave Kansas City, MO	2.0	1.0	778	$1,200	$1.54	16d	1	1.25mi
4212 E 55th St Kansas City, MO	4.0	2.0	1132	$1,800	$1.59	44d	1	1.26mi
5241 Brookwood Ave Kansas City, MO	3.0	2.0	1431	$1,550	$1.08	44d	1	1.27mi

Listing history 9 events

1. 2026-06-09
   days on market $120,000 Active 11 DOM
2. 2026-06-08
   days on market $120,000 Active 10 DOM
3. 2026-06-07
   days on market $120,000 Active 9 DOM
4. 2026-06-05
   remarks 416-char remark
5. 2026-06-05
   days on market $120,000 Active 6 DOM
6. 2026-06-03
   days on market $120,000 Active 5 DOM
7. 2026-06-02
   days on market $120,000 Active 4 DOM
8. 2026-06-01
   days on market $120,000 Active 3 DOM
9. 2026-05-31
   days on market $120,000 Active 2 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: $674 · $56/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$490/yr (+$41/mo · 72.6%)

ⓘ 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: $16,837
• − Mortgage interest: −$6,722
• − Property taxes: −$674
• − Insurance: −$600
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$3,491
• Taxable income: $2,656
• Est. tax owed @ 24.0%: −$637
• After-tax cash flow: $3,838/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

+301.3% since first listed

24 events — show timeline

• 2026-05-29 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2025-04-29 Rental Removed $1,395 RENTLY
• 2025-04-24 Listed for Rent $1,395 RENTLY
• 2023-12-01 Rental Removed $1,250 RENTLY
• 2023-11-19 Price Changed $1,250 RENTLY
• 2023-11-16 Price Changed $1,270 RENTLY
• 2023-10-31 Price Changed $1,295 RENTLY
• 2023-10-27 Price Changed $1,349 RENTLY
• 2023-10-17 Price Changed $1,395 RENTLY
• 2023-10-04 Price Changed $1,490 RENTLY
• 2023-09-26 Listed for Rent $1,500 RENTLY
• 2023-07-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-07-01 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-06-01 Listed $119,900 Heartland MLS as Distributed by MLS Grid
• 2022-11-01 Sold (Public Records) — Public Records
• 2022-10-06 Sold (Public Records) — Public Records
• 2012-03-22 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2011-09-22 Listed $22,000 Heartland MLS as Distributed by MLS Grid
• 2011-08-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2011-05-17 Listed $50,000 Heartland MLS as Distributed by MLS Grid
• 2011-04-15 Sold (Public Records) $147,032 Public Records
• 2008-04-16 Sold (Public Records) — Public Records
• 2008-04-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-06-14 Listed $29,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.3%/yr

Latest (2025): $674 · -16.3% YoY. Source: county tax records.