720 Cleveland Ave · Kansas City, MO 64124

$105,000

3 bd · 1.0 ba · 1,281 sqft · SingleFamily public records · 21 Days on market

Built 1911 8,712 sqft lot $82/sqft · 16% below area Est $108k · at est.

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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
• DSCR +10.0/10.0
• ARV discount +8.7/15.0
• 1% rule +8.0/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very livable 2-Stry home with breezy front porch, newer carpet and hilly lot. Some masonry work needed but overall a great BUY & SUPER CHEAP! Much better than paying rent; PLUS instant equity. Selling "AS IS" No Seller's Disclosures. Inspections welcome but for Buyer's knowledge. No Seller's Disclosures. Selling "AS IS" Room sizes are estimates; No guarantees expressed/implied. Buyer to confirm all information!

Key facts

• 8,712 sq ft lot
• Built 1911
• Listed 20 days

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; 2-story floor plan; Approximately 101+ years old
• Construction: Brick/mortar construction; Composition roof
• Exterior features: Front porch

Interior

• Kitchen: Kitchen with vinyl flooring
• Bedrooms: 3 bedrooms (two on second level, one on first level)
• Flooring: Wood flooring (general); Carpet in some rooms; Vinyl in kitchen and bathroom
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating; Has cooling (system not specified)
• Interior features: Storm windows and wood windows; Storm door(s); Entry and formal living room
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% 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: 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: Whittier Elementary (math 11% / reading 17%, grade F, #1,002 of 1,115 statewide, top 90%, 351 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 rising (+2.2%/yr); 53 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 36% of the median local income ($46k/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 $726 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 + 2.2% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1911 — 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: 1.30% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.88%
• DSCR: 1.80
• GRM: 6.4

CMA / ARV

• ARV (median comp): $107,802
• List price: $105,000
• Delta: 6.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3830 Roberts St	0.26mi	4/2.0 (+1)	1,320 (+3%)	6mo	$70,000	$53	68
815 Elmwood Ave	0.53mi	3/1.5	1,302 (+2%)	5mo	$74,900	$58	66
3608 Lexington Ave	0.51mi	3/1.0	1,365 (+7%)	7mo	$189,000	$138	59
3618 Anderson Ave	0.57mi	3/1.0	1,219 (-5%)	8mo	$99,000	$81	59
410 Kensington Ave	0.53mi	4/2.0 (+1)	1,240 (-3%)	4mo	$159,000	$128	57
402 Kensington Ave	0.54mi	3/2.0	1,376 (+7%)	3mo	$75,000	$55	56
3621 Lexington St	0.48mi	3/1.5	1,395 (+9%)	6mo	$165,000	$118	56
428 Spruce Ave	0.44mi	3/1.0	1,400 (+9%)	12mo	$160,000	$114	54
129 S Cypress Ave	0.75mi	3/1.0	1,336 (+4%)	10mo	$189,500	$142	50
4024 Morrell St	0.66mi	3/1.0	1,156 (-10%)	9mo	$97,000	$84	46
110 N Monroe Ave	0.70mi	3/1.0	1,112 (-13%)	7mo	$85,000	$76	39
429 Montgall Ave	0.72mi	3/2.5	1,444 (+13%)	9mo	$259,900	$180	32

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.33×
• Total profit: $9,768
• Equity at exit: $15,656

10-year hold

• IRR: 17.1%
• Equity multiple: 2.36×
• Total profit: $39,902
• Equity at exit: $9,078

Cash invested: $29,400 (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 64124

• Home prices YoY: -26.0%
• Rents YoY: 2.2%
• Active inventory: 53
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,369 high
• Mortgage (P&I): −$551
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $438

Break-even live

Break-even rent $815

Max offer price $105,000

Occupancy floor 63%

Sensitivity live

Price	-10% $498	-5% $468	+0% $438	+5% $408	+10% $379
Rent	-10% $330	-5% $384	+0% $438	+5% $492	+10% $546
Rate	-1.0pp $491	-0.5pp $465	base $438	+0.5pp $411	+1.0pp $383

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3435 E 7th St Kansas City, MO	2.0	1.0	970	$949	$0.98	8d	1	0.14mi
901 Benton Blvd Unit 7 Kansas City, MO	2.0	1.0	1100	$1,202	$1.09	44d	1	0.33mi
3510 Garner Ave Kansas City, MO	3.0	2.0	1536	$1,400	$0.91	4d	1	0.42mi
916 Bellefontaine Ave Kansas City, MO	3.0	1.5	1399	$1,650	$1.18	17d	1	0.45mi
1233 Benton Blvd Kansas City, MO	4.0	2.5	1500	$2,500	$1.67	44d	1	0.51mi
2834 E 10th St Kansas City, MO	2.0	1.5	1020	$1,250	$1.23	44d	1	0.53mi
2826 E 10th St Kansas City, MO	2.0	1.5	1020	$1,250	$1.23	44d	1	0.54mi
815 Elmwood Ave Kansas City, MO	3.0	1.5	1302	$1,600	$1.23	15d	1	0.54mi
504 Bellefontaine Ave Unit 2 Kansas City, MO	2.0	2.0	1500	$1,300	$0.87	44d	1	0.60mi
3429 Morrell Ave Kansas City, MO	4.0	1.5	1800	$1,650	$0.92	8d	1	0.64mi
3523 Saint John Ave Kansas City, MO	3.0	1.0	1500	$995	$0.66	24d	1	0.69mi
311 Bellefontaine Ave Kansas City, MO	3.0	2.0	1360	$2,200	$1.62	44d	1	0.71mi
412 Montgall Ave Unit 412 Kansas City, MO	2.0	2.0	900	$1,200	$1.33	44d	1	0.76mi
203 N Indiana Ave Unit 209 Indiana Kansas City, MO	2.0	1.0	1500	$1,400	$0.93	44d	1	0.83mi
414 Prospect Ave Unit 1 Kansas City, MO	2.0	1.0	900	$1,295	$1.44	8d	1	0.84mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,031	$0.97	13d	1	0.89mi
3921 Norledge Ave Unit 2E Kansas City, MO	2.0	1.0	900	$950	$1.06	44d	1	0.91mi
1805 Jackson Ave Kansas City, MO	4.0	2.0	1250	$1,250	$1.00	44d	1	0.95mi
218 N Elmwood Ave Kansas City, MO	4.0	2.0	1184	$1,500	$1.27	44d	1	0.96mi
4405 Norledge Ave Kansas City, MO	3.0	1.0	1510	$1,600	$1.06	44d	1	0.98mi
3305 E 19th St Kansas City, MO	2.0	1.0	1500	$1,200	$0.80	44d	1	0.98mi
1812 Elmwood Ave Kansas City, MO	3.0	1.0	1650	$1,600	$0.97	17d	1	1.04mi
1905 Kensington Ave Kansas City, MO	3.0	2.0	1285	$1,325	$1.03	24d	1	1.07mi
3201 E 20th St Kansas City, MO	2.0	1.0	900	$1,050	$1.17	24d	1	1.12mi
220 Brooklyn Ave Unit 220-2 Kansas City, MO	2.0	1.0	1000	$1,295	$1.29	20d	1	1.12mi
220 Brooklyn Ave Kansas City, MO	2.0	1.0	1000	$1,295	$1.29	8d	1	1.12mi
612 Garfield Ave Kansas City, MO	1.0–2.0	1.0–2.0	900	$1,875	$2.08	2d	44	1.13mi
129 Brooklyn Ave Kansas City, MO	2.0	1.0	1225	$1,195	$0.98	11d	1	1.14mi
347 Maple Blvd Kansas City, MO	3.0	1.5	1246	$1,350	$1.08	24d	1	1.18mi
105 Brooklyn Ave Kansas City, MO	3.0	1.5	1152	$1,250	$1.09	5d	1	1.18mi
2900 E 21st St Kansas City, MO	3.0	1.5	897	$1,650	$1.84	17d	1	1.25mi
5213 Wilburn Ct Kansas City, MO	3.0	1.0	1274	$1,375	$1.08	22d	1	1.27mi
2003 Wabash Ave Unit B Kansas City, MO	3.0	2.0	1200	$1,095	$0.91	24d	1	1.32mi
135 Lawndale Ave Kansas City, MO	3.0	2.0	920	$1,500	$1.63	8d	1	1.35mi
2419 Bales Ave Kansas City, MO	3.0	1.5	1116	$1,500	$1.34	4d	1	1.46mi
441 N Hardesty Ave Kansas City, MO	4.0	1.0	1511	$1,550	$1.03	24d	1	1.46mi
2413 College Ave Kansas City, MO	2.0	2.0	1022	$1,225	$1.20	24d	1	1.46mi
6011 E 11th St Kansas City, MO	3.0	1.0	900	$1,200	$1.33	17d	1	1.49mi

Listing history 25 events

1. 2026-06-21
   days on market $105,000 Active 21 DOM
2. 2026-06-18
   days on market $105,000 Active 18 DOM
3. 2026-06-17
   pricedays on market $105,000 Active 17 DOM
4. 2026-06-16
   days on market $115,000 Active 16 DOM
5. 2026-06-15
   days on market $115,000 Active 15 DOM
6. 2026-06-13
   days on market $115,000 Active 13 DOM
7. 2026-06-09
   days on market $115,000 Active 9 DOM
8. 2026-06-08
   days on market $115,000 Active 8 DOM
9. 2026-06-07
   days on market $115,000 Active 7 DOM
10. 2026-06-05
    days on market $115,000 Active 4 DOM
11. 2026-06-03
    days on market $115,000 Active 3 DOM
12. 2026-06-02
    days on market $115,000 Active 2 DOM
13. 2026-06-01
    remarks 198-char remark
14. 2026-06-01
    days on marketlisting id $115,000 Active 1 DOM
15. 2026-04-19
    listed $115,000 Active
16. 2024-11-01
    historical $1,000
17. 2024-10-22
    price $1,000
18. 2024-10-03
    listed $900
19. 2022-12-05
    historical
20. 2008-04-17
    soldstatus
21. 2008-04-04
    soldstatus 440-char remark

    Show marketing remark (440 chars)

    Very livable 2-Stry home with breezy front porch, newer carpet and hilly lot. Some masonry work needed but overall a great BUY & SUPER CHEAP! Much better than paying rent; PLUS instant equity. Selling "AS IS" No Seller's Disclosures. Inspections welcome but for Buyer's knowledge. No Seller's Disclosures. Selling "AS IS" Room sizes are estimates; No guarantees expressed/implied. Buyer to confirm all information!

22. 2007-12-10
    listed $24,900 440-char remark

    Show marketing remark (440 chars)

    Very livable 2-Stry home with breezy front porch, newer carpet and hilly lot. Some masonry work needed but overall a great BUY & SUPER CHEAP! Much better than paying rent; PLUS instant equity. Selling "AS IS" No Seller's Disclosures. Inspections welcome but for Buyer's knowledge. No Seller's Disclosures. Selling "AS IS" Room sizes are estimates; No guarantees expressed/implied. Buyer to confirm all information!

23. 2000-02-25
    soldstatus
24. 2000-02-25
    soldstatus
25. 1993-02-25
    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: $590 · $49/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$428/yr (+$36/mo · 72.6%)

ⓘ 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: $16,431
• − Mortgage interest: −$5,882
• − Property taxes: −$590
• − Insurance: −$525
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$3,055
• Taxable income: $3,751
• Est. tax owed @ 24.0%: −$900
• After-tax cash flow: $4,358/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): 10,925
• Household income: $46,241
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 541.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 43% White 30% Black 20% Two or more races 10% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 30% Cuban 1%
• Common ancestry: Italian 2% Hispanic 1% Serbian 1%
• Foreign-born: 32% · Canada, Vietnam
• Languages at home: 52% English-only · Spanish 35% Vietnamese 2% Arabic 2%

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: ▼ -125.95%
• Current HPI: 358.4244
• Rent YoY: ▲ 2.20%
• 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

+321.7% since first listed

14 events — show timeline

• 2026-06-16 Price Changed $105,000 Heartland MLS as Distributed by MLS Grid
• 2026-06-01 Listed $115,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-27 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-19 Listed $115,000 Heartland MLS as Distributed by MLS Grid
• 2024-11-01 Rental Removed $1,000 APPFOLIO
• 2024-10-22 Price Changed $1,000 APPFOLIO
• 2024-10-03 Listed for Rent $900 APPFOLIO
• 2022-12-05 Rental Removed — RENT.
• 2008-04-17 Sold (Public Records) — Public Records
• 2008-04-04 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-12-10 Listed $24,900 Heartland MLS as Distributed by MLS Grid
• 2000-02-25 Sold (Public Records) — Public Records
• 2000-02-25 Sold (Public Records) — Public Records
• 1993-02-25 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $590 · -24.4% YoY. Source: county tax records.