2203 Agnes Ave · Kansas City, MO 64127

$95,000

2 bd · 1.0 ba · 902 sqft · SingleFamily public records · 87 Days on market

Built 1900 6,969 sqft lot $105/sqft · 18% below area Est $115k · 18% 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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.4/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +1.1/10.0

Listing remarks MLS

Opportunity awaits at 2203 Agnes Ave! This charming 3-Bedroom, 1-bath offers classic Kansas City character with endless potential. Featuring a traditional layout, this property is perfect for homeowners looking to add personal touches or investors seeking their next project. Nestled on a quiet street in an established neighborhood, this home sits on a large corner lot with room to enhance outdoor living space. The area is known for its historic homes and convenient access to downtown Kansas City , major highways and local amenities. Wheather you're looking to renovate, rent, or create your dream home, this property presents a great value with strong upside potential. Don't miss your chance to own a piece of Kansas City Real Estate with Character and Opportunity!

Key facts

• Quiet street
• Large corner lot
• Convenient access

Tags

• LARGE CORNER LOT
• QUIET STREET
• ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: Phillis Wheatley Elementary (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 391 students, 99% FRL); Central Middle School (math 0% / reading 9%, grade F, #388 of 391 statewide, top 99%, 428 students, 99% FRL); Northeast High (math 2% / reading 22%, grade F, #497 of 521 statewide, top 96%, 657 students, 100% 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 flat; 107 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 43% of the median local income ($33k/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 $657 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.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.24% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.25%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

• ARV (median comp): $115,261
• List price: $95,000
• Delta: -17.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2023 Montgall Ave	0.22mi	3/1.0 (+1)	869 (-4%)	2mo	$115,000	$132	77
3104 E 23rd St	0.08mi	2/1.5	808 (-10%)	1mo	$60,000	$74	76
2908 E 21st St	0.11mi	2/1.0	962 (+7%)	13mo	$114,900	$119	73
1916 Monroe	0.46mi	2/1.0	986 (+9%)	0mo	$79,900	$81	63
2519 College Ave	0.42mi	3/1.0 (+1)	890 (-1%)	13mo	$89,900	$101	63
2524 Askew Ave	0.52mi	3/1.0 (+1)	924 (+2%)	10mo	$84,900	$92	58
2508 Bales Ave	0.46mi	3/1.0 (+1)	836 (-7%)	8mo	$75,000	$90	55
2735 Bales Ave	0.73mi	2/1.0	962 (+7%)	3mo	$135,000	$140	52
2410 Myrtle Ave	0.63mi	3/1.5 (+1)	837 (-7%)	1mo	$134,900	$161	50
2413 College Ave	0.27mi	2/2.0	1,022 (+13%)	15mo	$145,000	$142	49
3902 E 24th St	0.59mi	2/1.0	800 (-11%)	6mo	$140,000	$175	48
2629 Indiana Ave	0.58mi	3/1.0 (+1)	1,002 (+11%)	12mo	$82,500	$82	39

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 · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-472
• Equity at exit: $14,165

10-year hold

• IRR: 6.9%
• Equity multiple: 1.47×
• Total profit: $12,531
• Equity at exit: $8,214

Cash invested: $26,600 (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 64127

• Home prices YoY: -2.6%
• Rents YoY: 0.9%
• Active inventory: 107
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,175 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $271

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 72%

Sensitivity live

Price	-10% $337	-5% $304	+0% $271	+5% $239	+10% $206
Rent	-10% $179	-5% $225	+0% $271	+5% $318	+10% $364
Rate	-1.0pp $319	-0.5pp $296	base $271	+0.5pp $247	+1.0pp $222

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2900 E 21st St Kansas City, MO	3.0	1.5	897	$1,650	$1.84	18d	1	0.14mi
3201 E 20th St Kansas City, MO	2.0	1.0	900	$1,050	$1.17	26d	1	0.21mi
2413 College Ave Kansas City, MO	2.0	2.0	1022	$1,225	$1.20	26d	1	0.24mi
2454 Benton Blvd Unit 2456-1 Kansas City, MO	1.0	1.0	750	$1,000	$1.33	19d	1	0.31mi
2454 Benton Blvd Unit 2460-3 Kansas City, MO	1.0	1.0	750	$1,100	$1.47	19d	1	0.31mi
2454 Benton Blvd Unit 2458-2 Kansas City, MO	1.0	1.0	750	$1,000	$1.33	10d	1	0.31mi
2213 Askew Ave Kansas City, MO	2.0	1.0	865	$1,002	$1.16	22d	1	0.36mi
2225 Askew Ave Kansas City, MO	2.0	1.0	864	$1,050	$1.22	46d	1	0.36mi
2419 Bales Ave Kansas City, MO	3.0	1.5	1116	$1,500	$1.34	5d	1	0.36mi
2614 Indiana Ave Kansas City, MO	3.0	1.0	1122	$1,300	$1.16	0d	1	0.52mi
2701 Benton Blvd Unit 2703-2 Kansas City, MO	2.0	1.0	800	$1,200	$1.50	4d	1	0.57mi
2701 Benton Blvd Unit 2705-3 Kansas City, MO	2.0	1.0	800	$1,200	$1.50	10d	1	0.57mi
2424 Norton Ave Unit B Kansas City, MO	3.0	1.0	982	$1,150	$1.17	18d	1	0.68mi
2424 Norton Ave Unit B Kansas City, MO	3.0	1.0	982	$1,150	$1.17	0d	1	0.68mi
2447 Norton Ave Kansas City, MO	2.0	1.0	800	$976	$1.22	18d	1	0.73mi
2404 E 29th St Apt 2W Kansas City, MO	2.0	1.0	850	$900	$1.06	0d	1	0.88mi
2101 Vine St Kansas City, MO	1.0–2.0	1.0	942	$1,499	$1.59	18d	1	0.88mi
2538 Woodland Ave Unit 2B Kansas City, MO	2.0	1.0	850	$950	$1.12	23d	1	0.88mi
2637 E 29th St Unit 3 Kansas City, MO	2.0	1.0	954	$1,050	$1.10	46d	1	0.89mi
2454 Cypress Ave Kansas City, MO	3.0	1.0	800	$1,300	$1.62	6d	1	0.92mi
2702 Peery Ave Unit 3E Kansas City, MO	2.0	1.0	1000	$895	$0.90	0d	1	1.04mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,006	$0.95	0d	1	1.10mi
1018 Prospect Ave Unit 1018-2N Kansas City, MO	2.0	1.0	754	$895	$1.19	26d	1	1.12mi
2834 E 10th St Kansas City, MO	2.0	1.5	1020	$1,250	$1.23	46d	1	1.15mi
2826 E 10th St Kansas City, MO	2.0	1.5	1020	$1,250	$1.23	46d	1	1.15mi
3220 E 10th St Apt 1 Kansas City, MO	1.0	1.0	700	$940	$1.34	0d	1	1.16mi
901 Benton Blvd Unit 7 Kansas City, MO	2.0	1.0	1100	$1,202	$1.09	46d	1	1.19mi
1500 E 29th St Kansas City, MO	1.0	1.0	650	$895	$1.38	10d	1	1.21mi
2501 Troost Ave Kansas City, MO	2.0	1.0–2.0	984	$2,679	$2.72	46d	15	1.30mi
2938 Flora Ave Unit 1s Kansas City, MO	2.0	1.0	795	$875	$1.10	6d	1	1.32mi
2938 Flora Ave Unit 1s Kansas City, MO	2.0	1.0	795	$875	$1.10	0d	1	1.32mi
3310 College Ave Kansas City, MO	3.0	1.0	874	$995	$1.14	46d	1	1.35mi
3233 Park Ave Unit 1 Kansas City, MO	2.0	1.0	950	$1,075	$1.13	46d	1	1.36mi
3233 Park Ave Unit 2 Kansas City, MO	2.0	1.0	950	$1,000	$1.05	26d	1	1.36mi
3435 E 7th St Kansas City, MO	2.0	1.0	970	$949	$0.98	10d	1	1.36mi
3330 Agnes Ave Kansas City, MO	3.0	1.0	1000	$1,410	$1.41	46d	1	1.38mi
3032 Elmwood Ave Kansas City, MO	3.0	1.0	1027	$1,275	$1.24	10d	1	1.39mi

Listing history 23 events

1. 2026-06-22
   days on market $95,000 Active 87 DOM
2. 2026-06-21
   days on market $95,000 Active 86 DOM
3. 2026-06-18
   days on market $95,000 Active 83 DOM
4. 2026-06-17
   days on market $95,000 Active 82 DOM
5. 2026-06-16
   days on market $95,000 Active 81 DOM
6. 2026-06-15
   days on market $95,000 Active 80 DOM
7. 2026-06-13
   days on market $95,000 Active 78 DOM
8. 2026-06-09
   days on market $95,000 Active 74 DOM
9. 2026-06-08
   days on market $95,000 Active 73 DOM
10. 2026-06-07
    days on market $95,000 Active 72 DOM
11. 2026-06-05
    days on market $95,000 Active 69 DOM
12. 2026-06-03
    days on market $95,000 Active 68 DOM
13. 2026-06-02
    days on market $95,000 Active 67 DOM
14. 2026-06-01
    days on market $95,000 Active 66 DOM
15. 2026-05-31
    days on market $95,000 Active 65 DOM
16. 2026-05-07
    price $95,000 772-char remark

    Show marketing remark (772 chars)

    Opportunity awaits at 2203 Agnes Ave! This charming 3-Bedroom, 1-bath offers classic Kansas City character with endless potential. Featuring a traditional layout, this property is perfect for homeowners looking to add personal touches or investors seeking their next project. Nestled on a quiet street in an established neighborhood, this home sits on a large corner lot with room to enhance outdoor living space. The area is known for its historic homes and convenient access to downtown Kansas City , major highways and local amenities. Wheather you're looking to renovate, rent, or create your dream home, this property presents a great value with strong upside potential. Don't miss your chance to own a piece of Kansas City Real Estate with Character and Opportunity!

17. 2026-03-27
    listed $100,000 Active 772-char remark

    Show marketing remark (772 chars)

    Opportunity awaits at 2203 Agnes Ave! This charming 3-Bedroom, 1-bath offers classic Kansas City character with endless potential. Featuring a traditional layout, this property is perfect for homeowners looking to add personal touches or investors seeking their next project. Nestled on a quiet street in an established neighborhood, this home sits on a large corner lot with room to enhance outdoor living space. The area is known for its historic homes and convenient access to downtown Kansas City , major highways and local amenities. Wheather you're looking to renovate, rent, or create your dream home, this property presents a great value with strong upside potential. Don't miss your chance to own a piece of Kansas City Real Estate with Character and Opportunity!

18. 2015-07-17
    soldstatus
19. 2007-10-16
    soldstatus
20. 2007-08-17
    soldstatus 106-char remark

    Show marketing remark (106 chars)

    No Seller's Disclosure. Proof of funds and/or approval letter to accompany offer. Special addendums apply.

21. 2007-07-27
    listed $9,900 106-char remark

    Show marketing remark (106 chars)

    No Seller's Disclosure. Proof of funds and/or approval letter to accompany offer. Special addendums apply.

22. 2004-01-27
    soldstatus
23. 1996-10-29
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 16 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: $14,096
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$2,764
• Taxable income: $1,856
• Est. tax owed @ 24.0%: −$445
• After-tax cash flow: $2,812/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): 17,668
• Household income: $33,111
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 1943.0

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 0.65)
• Race & ethnicity: Black 42% Hispanic / Latino 40% Two or more races 13% White 12% Native American 1%
• Hispanic origin (detail): Mexican 28%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 29%

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: ▼ -7.88%
• Current HPI: 289.2468
• Rent YoY: ▲ 0.94%
• 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

+859.6% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $95,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-27 Listed $100,000 Heartland MLS as Distributed by MLS Grid
• 2015-07-17 Sold (Public Records) — Public Records
• 2007-10-16 Sold (Public Records) — Public Records
• 2007-08-17 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-07-27 Listed $9,900 Heartland MLS as Distributed by MLS Grid
• 2004-01-27 Sold (Public Records) — Public Records
• 1996-10-29 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $190 · -69.1% YoY. Source: county tax records.