3639 Wabash Ave · Kansas City, MO 64109

$100,000

3 bd · 1.0 ba · 1,422 sqft · SingleFamily public records · 42 Days on market

Built 1908 4,356 sqft lot $70/sqft · 6% below area Est $164k · 39% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Rent growth +4.9/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on market with no fault of seller. Great Rental property for an Investor. Great for 1st time buyer. Use I-box on property to obtain key for entry.

Key facts

• New roof
• 4,356 sq ft lot
• Built 1908

Tags

• NEW ROOF

Property features AI

Finance

• Other: Living area reported as 2,200 (owner source)
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 2 stories; Not located in a flood plain
• Construction: Stone and frame construction; Tile roof; Built approximately 76–100 years ago
• Exterior features: Front porch

Interior

• Kitchen: Laminate counters; Free-standing electric oven; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate counters noted (kitchen and bathroom)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Ceiling fans; Living and dining area combined; Unfinished concrete basement
• Laundry & utility: Washer; Dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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 rising fast (+9.5%/yr); 97 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); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 39% 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 $691 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 + 8.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 17y 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 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.38% ✓
• Cap rate: 11.85%
• Cash-on-cash: 19.85%
• DSCR: 1.88
• GRM: 6.1

CMA / ARV

• ARV (median comp): $164,085
• List price: $100,000
• Delta: -39.06%
• 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
3800 Chestnut Ave	0.24mi	3/1.0	1,470 (+3%)	1mo	$79,900	$54	83
3416 Park Ave	0.33mi	3/1.5	1,436 (+1%)	5mo	$125,000	$87	77
3509 Brooklyn Ave	0.26mi	4/2.0 (+1)	1,418 (-0%)	3mo	$130,000	$92	76
2112 E 36th St	0.24mi	3/2.0	1,343 (-6%)	2mo	$150,000	$112	74
3431 Wabash Ave	0.25mi	3/1.5	1,533 (+8%)	3mo	$214,900	$140	70
3910 Wabash Ave	0.33mi	4/2.0 (+1)	1,366 (-4%)	1mo	$10,000	$7	69
1605 E 37th St	0.56mi	3/1.5	1,338 (-6%)	4mo	$115,000	$86	58
3805 Bellefontaine Ave	0.41mi	3/1.5	1,624 (+14%)	5mo	$169,900	$105	51
1607 E 37th St	0.55mi	4/2.5 (+1)	1,496 (+5%)	5mo	$198,300	$133	51
3615 College Ave	0.50mi	3/1.5	1,598 (+12%)	5mo	$50,000	$31	50
3422 Askew Ave	0.70mi	3/1.0	1,226 (-14%)	4mo	$114,900	$94	41
3337 Flora Ave	0.72mi	3/2.0	1,600 (+12%)	2mo	$178,900	$112	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: 17.2%
• Equity multiple: 1.73×
• Total profit: $20,552
• Equity at exit: $14,910

10-year hold

• IRR: 28.9%
• Equity multiple: 4.18×
• Total profit: $88,909
• Equity at exit: $8,646

Cash invested: $28,000 (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: 97
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,376 high
• Mortgage (P&I): −$524
• Tax from tax record: −$58 /mo · $696/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $463

Break-even live

Break-even rent $790

Max offer price $100,000

Occupancy floor 61%

Sensitivity live

Price	-10% $520	-5% $492	+0% $463	+5% $435	+10% $407
Rent	-10% $355	-5% $409	+0% $463	+5% $518	+10% $572
Rate	-1.0pp $514	-0.5pp $489	base $463	+0.5pp $437	+1.0pp $411

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3710 Wabash Ave Unit 2S Kansas City, MO	2.0	1.0	875	$850	$0.97	24d	1	0.07mi
3434 Chestnut Ave Kansas City, MO	2.0	1.0	1512	$1,100	$0.73	11d	1	0.26mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	11d	1	0.27mi
3817 S Benton Ave Kansas City, MO	4.0	1.5	1380	$1,650	$1.20	24d	1	0.33mi
3902 Wabash Ave Kansas City, MO	4.0	2.0	1400	$1,850	$1.32	44d	1	0.33mi
3524 Bellefontaine Ave Kansas City, MO	3.0	1.0	1228	$1,350	$1.10	44d	1	0.35mi
2018 E 35th St Kansas City, MO	3.0	2.0	1502	$1,800	$1.20	3d	1	0.35mi
2002 E 35th St Kansas City, MO	3.0	2.0	1426	$1,295	$0.91	8d	1	0.38mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	8d	1	0.41mi
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	17d	1	0.44mi
3330 Agnes Ave Kansas City, MO	3.0	1.0	1000	$1,410	$1.41	44d	1	0.44mi
3233 Park Ave Unit 1 Kansas City, MO	2.0	1.0	950	$1,075	$1.13	44d	1	0.48mi
3233 Park Ave Unit 2 Kansas City, MO	2.0	1.0	950	$1,000	$1.05	24d	1	0.48mi
3304 Agnes Ave Unit Downstairs Kansas City, MO	3.0	1.0	1150	$1,095	$0.95	44d	1	0.49mi
4014 Park Ave Kansas City, MO	3.0	2.0	1271	$1,273	$1.00	44d	1	0.50mi
3419 College Ave Kansas City, MO	4.0	1.0	1608	$1,300	$0.81	2d	1	0.55mi
3818 Indiana Ave Kansas City, MO	3.0	1.5	1223	$1,147	$0.94	44d	1	0.57mi
3609 Wayne Ave Kansas City, MO	3.0	1.5	1118	$1,900	$1.70	24d	1	0.57mi
4107 Olive St Kansas City, MO	3.0	1.5	1271	$1,578	$1.24	8d	1	0.59mi
4112 Park Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	15d	1	0.62mi
2120 Linwood Blvd Kansas City, MO	3.0	1.0	1326	$1,400	$1.06	44d	1	0.62mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	24d	1	0.63mi
4119 S Benton Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	44d	1	0.66mi
4116 Bellefontaine Ave Kansas City, MO	3.0	1.0	1234	$1,000	$0.81	24d	1	0.69mi
3525 Monroe Ave Kansas City, MO	3.0	2.0	1569	$1,500	$0.96	44d	1	0.74mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	24d	1	0.79mi
3205 E 31st St Kansas City, MO	4.0	1.0	1800	$1,325	$0.74	24d	1	0.79mi
3713 Cleveland Ave Kansas City, MO	4.0	1.0	1256	$1,250	$1.00	17d	1	0.80mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	24d	1	0.81mi
3009 Garfield Ave Kansas City, MO	3.0	1.5	1334	$1,425	$1.07	44d	1	0.82mi
2637 E 29th St Unit 3 Kansas City, MO	2.0	1.0	954	$1,050	$1.10	44d	1	0.87mi
4219 Woodland Ave Kansas City, MO	4.0	2.0	1566	$1,900	$1.21	2d	1	0.90mi
3300 Virginia Ave Unit 2S Kansas City, MO	2.0	1.0	900	$1,000	$1.11	44d	1	0.90mi
3220 E 30th St Unit 1A Kansas City, MO	2.0	1.0	1214	$950	$0.78	44d	1	0.94mi
3314 Tracy Ave Unit B Kansas City, MO	3.0	1.0	1100	$947	$0.86	22d	1	0.94mi
3314 Tracy Ave Kansas City, MO	3.0	1.0	1100	$947	$0.86	8d	1	0.94mi
1111 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	812	$1,660	$2.04	44d	9	0.96mi
1111 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	788	$1,660	$2.11	3d	9	0.96mi
1108 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	773	$1,745	$2.26	3d	11	0.96mi
1108 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	780	$1,745	$2.24	44d	5	0.96mi

Listing history 40 events

1. 2026-06-18
   days on market $100,000 Active 42 DOM
2. 2026-06-17
   days on market $100,000 Active 41 DOM
3. 2026-06-16
   days on market $100,000 Active 40 DOM
4. 2026-06-15
   days on market $100,000 Active 39 DOM
5. 2026-06-13
   days on market $100,000 Active 37 DOM
6. 2026-06-09
   days on market $100,000 Active 33 DOM
7. 2026-06-08
   days on market $100,000 Active 32 DOM
8. 2026-06-07
   days on market $100,000 Active 31 DOM
9. 2026-06-05
   days on market $100,000 Active 28 DOM
10. 2026-06-03
    days on market $100,000 Active 27 DOM
11. 2026-06-02
    days on market $100,000 Active 26 DOM
12. 2026-06-01
    days on market $100,000 Active 25 DOM
13. 2026-05-31
    days on market $100,000 Active 24 DOM
14. 2026-05-07
    listed $100,000 Active 248-char remark
15. 2024-08-14
    historical
16. 2024-06-18
    listed $120,000 Active
17. 2021-07-12
    soldstatus
18. 2021-07-08
    soldstatus Closed

    Show marketing remark (151 chars)

    Back on market with no fault of seller. Great Rental property for an Investor. Great for 1st time buyer. Use I-box on property to obtain key for entry.

19. 2021-06-05
    status Pending

    Show marketing remark (151 chars)

    Back on market with no fault of seller. Great Rental property for an Investor. Great for 1st time buyer. Use I-box on property to obtain key for entry.

20. 2021-05-27
    status Active

    Show marketing remark (151 chars)

    Back on market with no fault of seller. Great Rental property for an Investor. Great for 1st time buyer. Use I-box on property to obtain key for entry.

21. 2021-05-06
    status Pending

    Show marketing remark (151 chars)

    Back on market with no fault of seller. Great Rental property for an Investor. Great for 1st time buyer. Use I-box on property to obtain key for entry.

22. 2021-04-17
    status Active

    Show marketing remark (151 chars)

    Back on market with no fault of seller. Great Rental property for an Investor. Great for 1st time buyer. Use I-box on property to obtain key for entry.

23. 2021-03-30
    status Pending

    Show marketing remark (151 chars)

    Back on market with no fault of seller. Great Rental property for an Investor. Great for 1st time buyer. Use I-box on property to obtain key for entry.

24. 2021-03-16
    status Active

    Show marketing remark (151 chars)

    Back on market with no fault of seller. Great Rental property for an Investor. Great for 1st time buyer. Use I-box on property to obtain key for entry.

25. 2021-02-28
    status Pending

    Show marketing remark (151 chars)

    Back on market with no fault of seller. Great Rental property for an Investor. Great for 1st time buyer. Use I-box on property to obtain key for entry.

26. 2021-02-12
    status Active

    Show marketing remark (151 chars)

    Back on market with no fault of seller. Great Rental property for an Investor. Great for 1st time buyer. Use I-box on property to obtain key for entry.

27. 2021-01-09
    status Pending

    Show marketing remark (151 chars)

    Back on market with no fault of seller. Great Rental property for an Investor. Great for 1st time buyer. Use I-box on property to obtain key for entry.

28. 2020-06-27
    listed $68,700 Active

    Show marketing remark (151 chars)

    Back on market with no fault of seller. Great Rental property for an Investor. Great for 1st time buyer. Use I-box on property to obtain key for entry.

29. 2014-12-18
    soldstatus
30. 2014-12-18
    soldstatus
31. 2014-06-06
    soldstatus
32. 2014-06-05
    soldstatus
33. 2014-04-03
    listed $11,000
34. 2011-05-16
    soldstatus
35. 2011-04-22
    soldstatus
36. 2009-07-01
    soldstatus
37. 2009-06-12
    soldstatus
38. 2009-03-12
    listed $7,000
39. 2005-06-06
    soldstatus
40. 1989-11-30
    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: $696 · $58/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$274/yr (+$23/mo · 39.5%)

ⓘ 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: $16,516
• − Mortgage interest: −$5,602
• − Property taxes: −$696
• − Insurance: −$500
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$2,909
• Taxable income: $4,167
• Est. tax owed @ 24.0%: −$1,000
• After-tax cash flow: $4,559/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

+1328.6% since first listed

27 events — show timeline

• 2026-05-07 Listed $100,000 Heartland MLS as Distributed by MLS Grid
• 2024-08-14 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-06-18 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2021-07-12 Sold (Public Records) — Public Records
• 2021-07-08 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-06-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-05-27 Relisted — Heartland MLS as Distributed by MLS Grid
• 2021-05-06 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-04-17 Relisted — Heartland MLS as Distributed by MLS Grid
• 2021-03-30 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-03-16 Relisted — Heartland MLS as Distributed by MLS Grid
• 2021-02-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-02-12 Relisted — Heartland MLS as Distributed by MLS Grid
• 2021-01-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-06-27 Listed $68,700 Heartland MLS as Distributed by MLS Grid
• 2014-12-18 Sold (Public Records) — Public Records
• 2014-12-18 Sold (Public Records) — Public Records
• 2014-06-06 Sold (Public Records) — Public Records
• 2014-06-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2014-04-03 Listed $11,000 Heartland MLS as Distributed by MLS Grid
• 2011-05-16 Sold (Public Records) — Public Records
• 2011-04-22 Sold (Public Records) — Public Records
• 2009-07-01 Sold (Public Records) — Public Records
• 2009-06-12 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-03-12 Listed $7,000 Heartland MLS as Distributed by MLS Grid
• 2005-06-06 Sold (Public Records) — Public Records
• 1989-11-30 Sold (Public Records) — Public Records

Property tax history

+10.8%/yr

Latest (2025): $696 · -19.4% YoY. Source: county tax records.