4633 Lawn Ave · Kansas City, MO 64130

$105,500

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 24 Days on market

Built 1955 7,065 sqft lot Est $125k · 16% 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 +14.6/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

Investor special with serious upside potential! This 3-bedroom, 1-1/2 bath fixer upper offers close to 900sq ft of opportunity for Fix & Flip or buy and hold investors looking to build equity. With an appraised value of $147,000, based on the recent appraisal. this property is the perfect canvas for a renovation project, starter home or rental investment. New HVAC, water heater, roof, and siding. Features include a functional floor plan, spacious yard, and solid potential to increase value with cosmetic updates. Conveniently located near schools, shopping, and major roadways. Bring your vision and transform this diamond in the rough into a profitable investment or charming starter hom

Key facts

• 7,065 sq ft lot
• Built 1955
• Listed 24 days

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Covered parking
• Security:
• Utilities: Public water
• Home design: Single-family residence; Residential property; Bungalow style
• Construction: Vinyl siding; Composition roof; Built approximately 51–75 years ago
• Exterior features: Not in a flood plain; Lot approximately 7,065 square feet

Interior

• Kitchen: Kitchen
• Bedrooms: 3 bedrooms (main level for Bedroom 1)
• Flooring:
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Bungalow floor plan; Kit/Dining combo; Unfinished basement
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $104k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% 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); 185 active listings in the ZIP; 23 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 38% 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 $729 of loan paydown is wiped out by about $3k 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 $30k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($104k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,917 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 1.28% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.20%
• DSCR: 1.77
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $125,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4521 Lawn Ave	0.16mi	3/1.0	816 (-6%)	4mo	$88,000	$108	80
4519 Lister Ave	0.18mi	2/1.0 (-1)	816 (-6%)	6mo	$93,000	$114	72
4504 E 43rd St	0.49mi	2/1.0 (-1)	907 (+5%)	2mo	$140,000	$154	62
4410 Myrtle Ave	0.55mi	3/1.0	912 (+6%)	4mo	$80,000	$88	62
4132 Spruce Ave	0.68mi	3/1.0	912 (+6%)	2mo	$99,995	$110	58
4405 Elmwood Ave	0.32mi	2/1.0 (-1)	966 (+12%)	8mo	$140,000	$145	54
4338 Myrtle Ave	0.59mi	2/1.0 (-1)	780 (-10%)	3mo	$125,000	$160	49
4307 Towers Rd	0.68mi	3/1.0	812 (-6%)	12mo	$135,000	$166	48
4327 Mersington Ave	0.63mi	2/1.0 (-1)	940 (+9%)	4mo	$50,000	$53	48
3935 E 47th Ter	0.41mi	3/2.0	960 (+11%)	13mo	$179,900	$187	48
4738 Norton Cir	0.40mi	2/1.5 (-1)	960 (+11%)	10mo	$104,900	$109	47
4905 E 40th Ter	0.75mi	3/1.5	921 (+7%)	12mo	$139,000	$151	42

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: 10.0%
• Equity multiple: 1.40×
• Total profit: $11,788
• Equity at exit: $15,730

10-year hold

• IRR: 20.1%
• Equity multiple: 2.80×
• Total profit: $53,090
• Equity at exit: $9,122

Cash invested: $29,540 (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: 185
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,346 high
• Mortgage (P&I): −$553
• Tax from tax record: −$43 /mo · $516/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $423

Break-even live

Break-even rent $810

Max offer price $105,500

Occupancy floor 64%

Sensitivity live

Price	-10% $483	-5% $453	+0% $423	+5% $394	+10% $364
Rent	-10% $317	-5% $370	+0% $423	+5% $477	+10% $530
Rate	-1.0pp $477	-0.5pp $450	base $423	+0.5pp $396	+1.0pp $368

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: $26,375
• Closing costs: $3,165
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4206 Vineyard Rd Kansas City, MO	4.0	1.5	1056	$1,500	$1.42	15d	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	3d	3	0.64mi
4216 Cleveland Ave Kansas City, MO	2.0	1.0	780	$1,125	$1.44	17d	1	0.79mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	44d	1	0.87mi
5601 E 39th Ter Kansas City, MO	3.0	1.0	816	$1,225	$1.50	4d	1	0.95mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	17d	1	0.96mi
5636 E 40th St Kansas City, MO	3.0	1.0	816	$1,225	$1.50	4d	1	1.00mi
5700 E 40th St Kansas City, MO	3.0	1.0	816	$1,245	$1.53	22d	1	1.01mi
5707 E 40th St Kansas City, MO	3.0	1.0	816	$1,295	$1.59	13d	1	1.02mi
3911 Oakley Ave Kansas City, MO	2.0	1.0	816	$1,195	$1.46	13d	1	1.03mi
4902 E 39th St Kansas City, MO	2.0	1.0	820	$1,300	$1.59	17d	1	1.03mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	24d	1	1.07mi
3315 E 52nd St Kansas City, MO	2.0	1.0	662	$1,125	$1.70	24d	1	1.08mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	17d	1	1.08mi
4005 Bales Ave Kansas City, MO	2.0	1.0	792	$1,050	$1.33	44d	1	1.09mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	8d	1	1.11mi
4534 S Benton Ave Kansas City, MO	2.0	1.0	912	$1,045	$1.15	17d	1	1.15mi
4911 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	18d	1	1.16mi
4917 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	24d	1	1.17mi
3017 E 51st St Kansas City, MO	2.0	1.0	621	$1,303	$2.10	8d	1	1.17mi
5013 S Benton Ave Kansas City, MO	3.0	1.0	978	$1,225	$1.25	24d	1	1.20mi
5614 Indiana Ave Kansas City, MO	3.0	1.0	900	$1,175	$1.31	44d	1	1.47mi
3600 E 57th St Kansas City, MO	3.0	1.0	1037	$1,250	$1.21	44d	1	1.49mi

Listing history 11 events

1. 2026-06-13
   statusdays on market $105,500 Pending 24 DOM
2. 2026-06-09
   days on market $105,500 Active 22 DOM
3. 2026-06-08
   days on market $105,500 Active 21 DOM
4. 2026-06-07
   days on market $105,500 Active 20 DOM
5. 2026-06-05
   days on market $105,500 Active 17 DOM
6. 2026-06-03
   days on market $105,500 Active 16 DOM
7. 2026-06-02
   days on market $105,500 Active 15 DOM
8. 2026-06-01
   days on market $105,500 Active 14 DOM
9. 2026-05-31
   days on market $105,500 Active 13 DOM
10. 2026-05-19
    listed $105,500 Active
11. 2026-05-19
    historical $105,500

ⓘ 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: $516 · $43/mo
• Projected year-2 tax: $1,023 · $85/mo
• Expected delta: +$507/yr (+$42/mo · 98.3%)

ⓘ 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: $16,156
• − Mortgage interest: −$5,910
• − Property taxes: −$516
• − Insurance: −$528
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − Depreciation: −$3,069
• Taxable income: $3,549
• Est. tax owed @ 24.0%: −$852
• After-tax cash flow: $4,229/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

+0.0% since first listed

2 events — show timeline

• 2026-05-19 Listed $105,500 Heartland MLS as Distributed by MLS Grid
• 2026-05-19 Coming Soon $105,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2025): $516 · +22.2% YoY. Source: county tax records.