3820 Wabash Ave · Kansas City, MO 64109

$147,500

3 bd · 1.0 ba · 1,468 sqft · SingleFamily public records · 94 Days on market

Built 1909 4,636 sqft lot Est $135k · 9% over

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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 +22.5/30.0
• DSCR +7.2/10.0
• Rent growth +4.9/5.0
• 1% rule +4.8/10.0
• Livability +3.9/5.0
• ARV discount +3.4/15.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

So much new! A great, newly remodeled home at a great price. 3 beds and a full bath upstairs. Main level laundry. New kitchen, paint, water heater, and more!

Key facts

• Updated kitchen
• Modern update
• Move in ready

Tags

• MOVE IN READY
• MODERN UPDATE
• ABUNDANT NATURAL LIGHT
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• AMPLE STORAGE

Property features AI

Finance

• Other: City lot (approx. 35 x 131 ft)
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Metro Free telecom
• Home design: Single-family residence; Residential property; 2 stories
• Construction: Frame construction; Composition roof; Stone/rock basement
• Exterior features: Front porch

Interior

• Kitchen: Kitchen on the first level
• Bedrooms: 3 bedrooms (all on the second level)
• Flooring: Carpet; Ceramic tile in some rooms/bath
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Ceiling fan(s); Formal dining area; Living room fireplace
• Laundry & utility: Laundry on the main/first level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/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 $145k (1.9% below list).
• Recommended offer: $134k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 fast (+9.5%/yr); 98 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 41% 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 $1k 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 + 8.0% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $12k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,225 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1909 — 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: 0.98% ✗
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $135,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3800 Chestnut Ave	0.19mi	3/1.0	1,470 (+0%)	1mo	$79,900	$54	90
3910 Wabash Ave	0.12mi	4/2.0 (+1)	1,366 (-7%)	1mo	$10,000	$7	74
3431 Wabash Ave	0.46mi	3/1.5	1,533 (+4%)	3mo	$214,900	$140	66
3509 Brooklyn Ave	0.42mi	4/2.0 (+1)	1,418 (-3%)	3mo	$130,000	$92	64
2112 E 36th St	0.36mi	3/2.0	1,343 (-8%)	2mo	$150,000	$112	64
1607 E 37th St	0.54mi	4/2.5 (+1)	1,496 (+2%)	5mo	$198,300	$133	57
1605 E 37th St	0.55mi	3/1.5	1,338 (-9%)	4mo	$115,000	$86	54
3915 Benton Blvd	0.48mi	3/2.0	1,672 (+14%)	4mo	$95,000	$57	47
3717 Indiana Ave	0.60mi	4/1.5 (+1)	1,644 (+12%)	2mo	$129,000	$78	44
4210 Montgall Ave	0.50mi	4/2.0 (+1)	1,682 (+15%)	1mo	$74,900	$45	42
4321 Bellefontaine Ave	0.75mi	3/1.5	1,664 (+13%)	1mo	$199,000	$120	40
3920 Paseo Blvd	0.71mi	4/1.5 (+1)	1,630 (+11%)	2mo	$190,000	$117	40

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-448
• Equity at exit: $21,993

10-year hold

• IRR: 13.6%
• Equity multiple: 2.32×
• Total profit: $54,617
• Equity at exit: $12,753

Cash invested: $41,300 (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 64109

• Rents YoY: 9.5%
• Active inventory: 98
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,447 high
• Mortgage (P&I): −$774
• Tax from tax record: −$59 /mo · $711/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $249

Break-even live

Break-even rent $1,132

Max offer price $147,500

Occupancy floor 78%

Sensitivity live

Price	-10% $333	-5% $291	+0% $249	+5% $207	+10% $166
Rent	-10% $135	-5% $192	+0% $249	+5% $306	+10% $363
Rate	-1.0pp $323	-0.5pp $287	base $249	+0.5pp $211	+1.0pp $172

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: $36,875
• Closing costs: $4,425
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3902 Wabash Ave Kansas City, MO	4.0	2.0	1400	$1,850	$1.32	44d	1	0.12mi
3710 Wabash Ave Unit 2S Kansas City, MO	2.0	1.0	875	$850	$0.97	24d	1	0.15mi
3817 S Benton Ave Kansas City, MO	4.0	1.5	1380	$1,650	$1.20	24d	1	0.28mi
4014 Park Ave Kansas City, MO	3.0	2.0	1271	$1,273	$1.00	44d	1	0.29mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	11d	1	0.36mi
4107 Olive St Kansas City, MO	3.0	1.5	1271	$1,578	$1.24	8d	1	0.37mi
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	17d	1	0.38mi
4112 Park Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	15d	1	0.41mi
3434 Chestnut Ave Kansas City, MO	2.0	1.0	1512	$1,100	$0.73	11d	1	0.47mi
2018 E 35th St Kansas City, MO	3.0	2.0	1502	$1,800	$1.20	4d	1	0.48mi
2002 E 35th St Kansas City, MO	3.0	2.0	1426	$1,295	$0.91	8d	1	0.49mi
3524 Bellefontaine Ave Kansas City, MO	3.0	1.0	1228	$1,350	$1.10	44d	1	0.49mi
4119 S Benton Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	44d	1	0.50mi
4116 Bellefontaine Ave Kansas City, MO	3.0	1.0	1234	$1,000	$0.81	24d	1	0.54mi
3818 Indiana Ave Kansas City, MO	3.0	1.5	1223	$1,147	$0.94	44d	1	0.56mi
3609 Wayne Ave Kansas City, MO	3.0	1.5	1118	$1,900	$1.70	24d	1	0.58mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	8d	1	0.61mi
3330 Agnes Ave Kansas City, MO	3.0	1.0	1000	$1,410	$1.41	44d	1	0.64mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	24d	1	0.65mi
3233 Park Ave Unit 1 Kansas City, MO	2.0	1.0	950	$1,075	$1.13	44d	1	0.67mi
3233 Park Ave Unit 2 Kansas City, MO	2.0	1.0	950	$1,000	$1.05	24d	1	0.67mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	24d	1	0.68mi
3304 Agnes Ave Unit Downstairs Kansas City, MO	3.0	1.0	1150	$1,095	$0.95	44d	1	0.70mi
4219 Woodland Ave Kansas City, MO	4.0	2.0	1566	$1,900	$1.21	3d	1	0.70mi
3419 College Ave Kansas City, MO	4.0	1.0	1608	$1,300	$0.81	3d	1	0.71mi
2120 Linwood Blvd Kansas City, MO	3.0	1.0	1326	$1,400	$1.06	44d	1	0.81mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	17d	1	0.82mi
3525 Monroe Ave Kansas City, MO	3.0	2.0	1569	$1,500	$0.96	44d	1	0.84mi
3713 Cleveland Ave Kansas City, MO	4.0	1.0	1256	$1,250	$1.00	17d	1	0.84mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	17d	1	0.87mi
4401 Wayne Ave Kansas City, MO	2.0	1.5	955	$1,300	$1.36	24d	1	0.90mi
4228 Virginia Ave Kansas City, MO	3.0	1.0	1200	$1,250	$1.04	11d	1	0.92mi
4117 Forest Ave Kansas City, MO	2.0	2.0	1300	$1,390	$1.07	24d	1	0.92mi
4232 Virginia Ave Unit 3 Kansas City, MO	3.0	1.0	1296	$1,100	$0.85	13d	1	0.93mi
4119 Forest Ave Kansas City, MO	2.0	1.0	950	$1,400	$1.47	13d	1	0.93mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	24d	1	0.95mi
4534 S Benton Ave Kansas City, MO	2.0	1.0	912	$1,045	$1.15	17d	1	0.97mi
1111 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	812	$1,660	$2.04	44d	9	0.97mi
1111 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	788	$1,660	$2.11	3d	9	0.97mi
3300 Virginia Ave Unit 2S Kansas City, MO	2.0	1.0	900	$1,000	$1.11	44d	1	0.98mi

Listing history 34 events

1. 2026-06-21
   days on market $147,500 Active 94 DOM
2. 2026-06-18
   days on market $147,500 Active 91 DOM
3. 2026-06-17
   days on market $147,500 Active 90 DOM
4. 2026-06-16
   days on market $147,500 Active 89 DOM
5. 2026-06-15
   days on market $147,500 Active 88 DOM
6. 2026-06-13
   days on market $147,500 Active 86 DOM
7. 2026-06-10
   price $147,500 Active 82 DOM
8. 2026-06-09
   days on market $149,900 Active 82 DOM
9. 2026-06-08
   days on market $149,900 Active 81 DOM
10. 2026-06-07
    days on market $149,900 Active 80 DOM
11. 2026-06-05
    days on market $149,900 Active 77 DOM
12. 2026-06-03
    days on market $149,900 Active 76 DOM
13. 2026-06-02
    days on market $149,900 Active 75 DOM
14. 2026-06-01
    days on market $149,900 Active 74 DOM
15. 2026-05-31
    days on market $149,900 Active 73 DOM
16. 2026-05-16
    status Active
17. 2026-04-28
    historical Active Under Contract
18. 2026-04-22
    price $149,900
19. 2026-04-03
    price $155,000
20. 2026-03-19
    listed $159,900 Active
21. 2023-06-14
    soldstatus
22. 2023-05-24
    soldstatus Closed 157-char remark

    Show marketing remark (157 chars)

    So much new! A great, newly remodeled home at a great price. 3 beds and a full bath upstairs. Main level laundry. New kitchen, paint, water heater, and more!

23. 2023-04-25
    status Pending 157-char remark

    Show marketing remark (157 chars)

    So much new! A great, newly remodeled home at a great price. 3 beds and a full bath upstairs. Main level laundry. New kitchen, paint, water heater, and more!

24. 2023-03-23
    price $125,000 157-char remark

    Show marketing remark (157 chars)

    So much new! A great, newly remodeled home at a great price. 3 beds and a full bath upstairs. Main level laundry. New kitchen, paint, water heater, and more!

25. 2023-03-15
    listed $135,000 Active 157-char remark

    Show marketing remark (157 chars)

    So much new! A great, newly remodeled home at a great price. 3 beds and a full bath upstairs. Main level laundry. New kitchen, paint, water heater, and more!

26. 2022-08-10
    historical
27. 2022-06-08
    listed $135,000
28. 2022-01-25
    soldstatus
29. 2016-07-21
    soldstatus
30. 2009-06-24
    soldstatus
31. 2009-06-02
    soldstatus
32. 2007-04-06
    soldstatus
33. 2007-01-03
    listed $30,900
34. 1957-05-01
    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: $711 · $59/mo
• Projected year-2 tax: $1,431 · $119/mo
• Expected delta: +$720/yr (+$60/mo · 101.3%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,365
• − Mortgage interest: −$8,262
• − Property taxes: −$711
• − Insurance: −$738
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$4,291
• Taxable income: $586
• Est. tax owed @ 24.0%: −$141
• After-tax cash flow: $2,848/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): 10,043
• Household income: $41,943
• Rent vs Own: 61.7% rent · 38.3% own
• Severe rent burden: 853.0

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 0.64)
• Race & ethnicity: Black 45% White 39% Hispanic / Latino 9% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 7% · Canada, Philippines, China
• Languages at home: 88% English-only · Spanish 5% Other Asian/Pacific 3% Arabic 1%

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: ▼ -275.12%
• Current HPI: 243.6094
• Rent YoY: ▲ 9.50%
• 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

+385.1% since first listed

19 events — show timeline

• 2026-05-16 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-28 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $149,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-03 Price Changed $155,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-19 Listed $159,900 Heartland MLS as Distributed by MLS Grid
• 2023-06-14 Sold (Public Records) — Public Records
• 2023-05-24 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-04-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-03-23 Price Changed $125,000 Heartland MLS as Distributed by MLS Grid
• 2023-03-15 Listed $135,000 Heartland MLS as Distributed by MLS Grid
• 2022-08-10 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-06-08 Listed $135,000 Heartland MLS as Distributed by MLS Grid
• 2022-01-25 Sold (Public Records) — Public Records
• 2016-07-21 Sold (Public Records) — Public Records
• 2009-06-24 Sold (Public Records) — Public Records
• 2009-06-02 Sold (Public Records) — Public Records
• 2007-04-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-01-03 Listed $30,900 Heartland MLS as Distributed by MLS Grid
• 1957-05-01 Sold (Public Records) — Public Records

Property tax history

+10.9%/yr

Latest (2025): $711 · +22.2% YoY. Source: county tax records.