1916 Monroe · Kansas City, MO 64127

$79,900

2 bd · 1.0 ba · 986 sqft · SingleFamily public records · 118 Days on market

Built 1908 3,920 sqft lot Est $117k · 32% under ↓ 44% since listing

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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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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

Don't wait! Check out this 2 bed 1 bath home ready for you to make your personal touches! Has a great open layout and Just waiting for you to call home.

Key facts

• 3,920 sq ft lot
• Built 1908
• Listed 118 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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 flat; 108 active listings in the ZIP; 30 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 42% 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 $552 of loan paydown is wiped out by about $2k 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 + 0.9% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 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 1908 — 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: 1.44% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.32%
• DSCR: 1.73
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $117,334
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1916 Monroe	0.00mi	2/1.0	986 (0%)	0mo	$79,900	$81	100
2021 Spruce Ave	0.41mi	3/1.0 (+1)	1,000 (+1%)	8mo	$63,000	$63	67
2908 E 21st St	0.46mi	2/1.0	962 (-2%)	13mo	$114,900	$119	63
2413 College Ave	0.48mi	2/2.0	1,022 (+4%)	15mo	$145,000	$142	55
2531 Jackson Ave	0.72mi	2/2.0	944 (-4%)	8mo	$135,000	$143	48
2524 Askew Ave	0.61mi	3/1.0 (+1)	924 (-6%)	10mo	$84,900	$92	47
2510 Bellefontaine Ave	0.68mi	2/1.0	1,094 (+11%)	3mo	$54,500	$50	47
2023 Montgall Ave	0.60mi	3/1.0 (+1)	869 (-12%)	1mo	$115,000	$132	46
2202 Agnes Ave	0.48mi	3/2.0 (+1)	1,120 (+14%)	0mo	$100,000	$89	46
2243 Spruce Ave	0.47mi	3/1.5 (+1)	1,104 (+12%)	7mo	$150,000	$136	45
3505 E 25th St	0.57mi	3/2.0 (+1)	1,085 (+10%)	11mo	$190,000	$175	38
2519 College Ave	0.64mi	3/1.0 (+1)	890 (-10%)	13mo	$89,900	$101	38

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: 4.9%
• Equity multiple: 1.19×
• Total profit: $4,146
• Equity at exit: $11,913

10-year hold

• IRR: 12.3%
• Equity multiple: 1.87×
• Total profit: $19,566
• Equity at exit: $6,908

Cash invested: $22,372 (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: 108
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,151 high
• Mortgage (P&I): −$419
• Tax from tax record: −$153 /mo · $1,831/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $304

Break-even live

Break-even rent $766

Max offer price $79,900

Occupancy floor 69%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2213 Askew Ave Kansas City, MO	2.0	1.0	865	$1,002	$1.16	19d	1	0.23mi
2225 Askew Ave Kansas City, MO	2.0	1.0	864	$1,050	$1.22	43d	1	0.26mi
3201 E 20th St Kansas City, MO	2.0	1.0	900	$1,050	$1.17	23d	1	0.29mi
2419 Bales Ave Kansas City, MO	3.0	1.5	1116	$1,500	$1.34	3d	1	0.42mi
2413 College Ave Kansas City, MO	2.0	2.0	1022	$1,225	$1.20	23d	1	0.45mi
2900 E 21st St Kansas City, MO	3.0	1.5	897	$1,650	$1.84	16d	1	0.46mi
2424 Norton Ave Unit B Kansas City, MO	3.0	1.0	982	$1,150	$1.17	16d	1	0.53mi
2447 Norton Ave Kansas City, MO	2.0	1.0	800	$976	$1.22	16d	1	0.59mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,031	$0.97	12d	1	0.67mi
2454 Benton Blvd Unit 2456-1 Kansas City, MO	1.0	1.0	750	$1,000	$1.33	17d	1	0.69mi
2454 Benton Blvd Unit 2460-3 Kansas City, MO	1.0	1.0	750	$1,100	$1.47	17d	1	0.69mi
2454 Benton Blvd Unit 2458-2 Kansas City, MO	1.0	1.0	750	$1,000	$1.33	7d	1	0.70mi
2454 Cypress Ave Kansas City, MO	3.0	1.0	800	$1,300	$1.62	4d	1	0.72mi
2701 Benton Blvd Unit 2703-2 Kansas City, MO	2.0	1.0	800	$1,200	$1.50	2d	1	0.90mi
2701 Benton Blvd Unit 2705-3 Kansas City, MO	2.0	1.0	800	$1,200	$1.50	7d	1	0.90mi
901 Benton Blvd Unit 7 Kansas City, MO	2.0	1.0	1100	$1,202	$1.09	43d	1	0.99mi
2834 E 10th St Kansas City, MO	2.0	1.5	1020	$1,250	$1.23	43d	1	1.03mi
2826 E 10th St Kansas City, MO	2.0	1.5	1020	$1,250	$1.23	43d	1	1.04mi
1018 Prospect Ave Unit 1018-2N Kansas City, MO	2.0	1.0	754	$895	$1.19	23d	1	1.08mi
3435 E 7th St Kansas City, MO	2.0	1.0	970	$949	$0.98	7d	1	1.10mi
1616 Hardesty Ave Unit 1-108 Kansas City, MO	1.0	1.0	634	$1,150	$1.81	21d	1	1.14mi
2637 E 29th St Unit 3 Kansas City, MO	2.0	1.0	954	$1,050	$1.10	43d	1	1.22mi
2101 Vine St Kansas City, MO	1.0–2.0	1.0	942	$1,499	$1.59	16d	1	1.25mi
2538 Woodland Ave Unit 2B Kansas City, MO	2.0	1.0	850	$950	$1.12	21d	1	1.31mi
3032 Elmwood Ave Kansas City, MO	3.0	1.0	1027	$1,275	$1.24	7d	1	1.37mi
3423 Garner Ave Unit B Kansas City, MO	2.0	1.0	800	$900	$1.12	43d	1	1.42mi
2500 Independence Ave Kansas City, MO	1.0	1.0	500	$745	$1.49	3d	4	1.45mi
5108 E 30th St Kansas City, MO	3.0	1.0	960	$1,400	$1.46	3d	1	1.48mi
513 Prospect Ave Unit 6 Kansas City, MO	1.0	1.0	700	$795	$1.14	23d	1	1.48mi
2855 Van Brunt Blvd Unit A Kansas City, MO	2.0	1.0	744	$1,080	$1.45	43d	1	1.50mi

Listing history 18 events

1. 2026-03-23
   status Pending 152-char remark

   Show marketing remark (152 chars)

   Don't wait! Check out this 2 bed 1 bath home ready for you to make your personal touches! Has a great open layout and Just waiting for you to call home.

2. 2026-03-23
   status Pending

   Show marketing remark (152 chars)

   Don't wait! Check out this 2 bed 1 bath home ready for you to make your personal touches! Has a great open layout and Just waiting for you to call home.

3. 2026-03-10
   price $69,900 152-char remark

   Show marketing remark (152 chars)

   Don't wait! Check out this 2 bed 1 bath home ready for you to make your personal touches! Has a great open layout and Just waiting for you to call home.

4. 2026-03-05
   status Active 152-char remark

   Show marketing remark (152 chars)

   Don't wait! Check out this 2 bed 1 bath home ready for you to make your personal touches! Has a great open layout and Just waiting for you to call home.

5. 2026-02-23
   historical 152-char remark

   Show marketing remark (152 chars)

   Don't wait! Check out this 2 bed 1 bath home ready for you to make your personal touches! Has a great open layout and Just waiting for you to call home.

6. 2026-02-18
   price $79,900
7. 2026-01-31
   price $79,900 152-char remark

   Show marketing remark (152 chars)

   Don't wait! Check out this 2 bed 1 bath home ready for you to make your personal touches! Has a great open layout and Just waiting for you to call home.

8. 2025-12-28
   price $89,500 152-char remark

   Show marketing remark (152 chars)

   Don't wait! Check out this 2 bed 1 bath home ready for you to make your personal touches! Has a great open layout and Just waiting for you to call home.

9. 2025-11-25
   listed $99,500 Active 152-char remark

   Show marketing remark (152 chars)

   Don't wait! Check out this 2 bed 1 bath home ready for you to make your personal touches! Has a great open layout and Just waiting for you to call home.

10. 2025-11-25
    listed $99,500 Active

    Show marketing remark (152 chars)

    Don't wait! Check out this 2 bed 1 bath home ready for you to make your personal touches! Has a great open layout and Just waiting for you to call home.

11. 2024-10-16
    historical $1,300
12. 2024-08-15
    listed $1,300
13. 2024-03-11
    soldstatus
14. 2024-02-29
    soldstatus Closed 231-char remark

    Show marketing remark (231 chars)

    Must see, Idea for First Time Home Buyer or Investors special ready to rent. Centrally located close to downtown. Interior has been renovated and ready for you to call it home. New windows. Main level laundry for added convenience.

15. 2024-02-14
    status Pending 231-char remark

    Show marketing remark (231 chars)

    Must see, Idea for First Time Home Buyer or Investors special ready to rent. Centrally located close to downtown. Interior has been renovated and ready for you to call it home. New windows. Main level laundry for added convenience.

16. 2023-12-28
    price $120,000 231-char remark

    Show marketing remark (231 chars)

    Must see, Idea for First Time Home Buyer or Investors special ready to rent. Centrally located close to downtown. Interior has been renovated and ready for you to call it home. New windows. Main level laundry for added convenience.

17. 2023-12-17
    listed $125,000 Active 231-char remark

    Show marketing remark (231 chars)

    Must see, Idea for First Time Home Buyer or Investors special ready to rent. Centrally located close to downtown. Interior has been renovated and ready for you to call it home. New windows. Main level laundry for added convenience.

18. 2020-11-17
    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: $1,831 · $153/mo
• Projected year-2 tax: $1,831 · $153/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥106°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: $13,811
• − Mortgage interest: −$4,476
• − Property taxes: −$1,831
• − Insurance: −$400
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$2,324
• Taxable income: $2,570
• Est. tax owed @ 24.0%: −$617
• After-tax cash flow: $3,035/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

-44.1% since first listed

18 events — show timeline

• 2026-03-23 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-23 Pending — MARIS as Distributed by MLS Grid
• 2026-03-10 Price Changed $69,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-05 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-02-23 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-02-18 Price Changed $79,900 MARIS as Distributed by MLS Grid
• 2026-01-31 Price Changed $79,900 Heartland MLS as Distributed by MLS Grid
• 2025-12-28 Price Changed $89,500 Heartland MLS as Distributed by MLS Grid
• 2025-11-25 Listed $99,500 MARIS as Distributed by MLS Grid
• 2025-11-25 Listed $99,500 Heartland MLS as Distributed by MLS Grid
• 2024-10-16 Rental Removed $1,300 TURBOTENANT
• 2024-08-15 Listed for Rent $1,300 TURBOTENANT
• 2024-03-11 Sold (Public Records) — Public Records
• 2024-02-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-02-14 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-12-28 Price Changed $120,000 Heartland MLS as Distributed by MLS Grid
• 2023-12-17 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 2020-11-17 Sold (Public Records) — Public Records

Property tax history

+19.1%/yr

Latest (2025): $1,831 · +897.5% YoY. Source: county tax records.