3239 E 29 St · Kansas City, MO 64128

$110,000

3 bd · 1.0 ba · 1,336 sqft · SingleFamily public records · 8 Days on market

Built 1930 7,789 sqft lot Est $102k · 8% over

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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 +28.5/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.0/10.0
• Livability +3.9/5.0
• ARV discount +3.7/15.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

No Seller's Disclosure. Selling As-IS. Fax in all offers may take a few days for reply.

Key facts

• 7,789 sq ft lot
• Listed 7 days

Property features AI

Finance

• Other: Property type: Residential, single family; Age estimated between 76 and 100 years
• Financial info: No investor or income/expense details provided
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch-style floor plan; Estimated above-grade living area: 1,336; Estimated below-grade finished area source: Estimated
• Construction: Stucco and frame construction; Composition roof
• Exterior features: Lot approximately 7,789 square feet

Interior

• Kitchen: No appliance details provided
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet in primary rooms
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Family room on the main level; Enclosed porch on the main level; Basement with concrete finish; One fireplace
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 10.2% 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 (+4.7%/yr); 87 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 44% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 4.7% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 27y ago; this cycle's ask has dropped $30k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1930 — 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: 1.20% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.98%
• DSCR: 1.62
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $101,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2922 E 30th St	0.20mi	3/1.0	1,364 (+2%)	3mo	$73,600	$54	84
3023 College Ave	0.10mi	3/1.5	1,320 (-1%)	9mo	$40,000	$30	84
3706 E 29th St	0.26mi	3/1.0	1,248 (-7%)	2mo	$95,000	$76	75
3026 Walrond Ave	0.15mi	2/1.0 (-1)	1,244 (-7%)	8mo	$55,000	$44	70
3025 Walrond Ave	0.13mi	3/2.0	1,172 (-12%)	4mo	$216,500	$185	66
3609 E 27th St	0.37mi	3/1.0	1,169 (-12%)	0mo	$89,900	$77	62
3422 Askew Ave	0.63mi	3/1.0	1,226 (-8%)	4mo	$114,900	$94	54
3009 Garfield Ave	0.75mi	3/1.5	1,396 (+4%)	3mo	$85,000	$61	53
2636 Spruce St	0.69mi	4/2.0 (+1)	1,282 (-4%)	7mo	$199,000	$155	46
2947 Garfield Ave	0.74mi	3/2.0	1,527 (+14%)	0mo	$125,000	$82	38
2512 Mersington Ave	0.64mi	4/1.5 (+1)	1,500 (+12%)	6mo	$72,000	$48	37
3306 Spruce Ave	0.74mi	3/1.5	1,156 (-14%)	5mo	$79,900	$69	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 4.65% rent growth · sell at horizon

5-year hold

• IRR: 35.3%
• Equity multiple: 3.76×
• Total profit: $84,955
• Equity at exit: $99,097

10-year hold

• IRR: 30.9%
• Equity multiple: 8.69×
• Total profit: $236,981
• Equity at exit: $213,706

Cash invested: $30,800 (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 64128

• Home prices YoY: 21.6%
• Rents YoY: 4.7%
• Active inventory: 87
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,318 high
• Mortgage (P&I): −$577
• Tax from tax record: −$60 /mo · $717/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $359

Break-even live

Break-even rent $864

Max offer price $110,000

Occupancy floor 68%

Sensitivity live

Price	-10% $421	-5% $390	+0% $359	+5% $328	+10% $297
Rent	-10% $255	-5% $307	+0% $359	+5% $411	+10% $463
Rate	-1.0pp $414	-0.5pp $387	base $359	+0.5pp $330	+1.0pp $301

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3220 E 30th St Unit 1A Kansas City, MO	2.0	1.0	1214	$950	$0.78	45d	1	0.07mi
3205 E 31st St Kansas City, MO	4.0	1.0	1800	$1,325	$0.74	24d	1	0.20mi
2637 E 29th St Unit 3 Kansas City, MO	2.0	1.0	954	$1,050	$1.10	45d	1	0.37mi
2846 Myrtle Ave Kansas City, MO	3.0	2.0	1705	$1,350	$0.79	17d	1	0.39mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	24d	1	0.46mi
3304 Agnes Ave Unit Downstairs Kansas City, MO	3.0	1.0	1150	$1,095	$0.95	45d	1	0.49mi
3330 Agnes Ave Kansas City, MO	3.0	1.0	1000	$1,410	$1.41	45d	1	0.55mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	8d	1	0.59mi
3419 College Ave Kansas City, MO	4.0	1.0	1608	$1,300	$0.81	3d	1	0.59mi
3332 Norton Ave Kansas City, MO	3.0	1.0	1272	$1,350	$1.06	45d	1	0.67mi
2708 Olive St Kansas City, MO	4.0	2.0	1585	$1,500	$0.95	18d	1	0.68mi
2419 Bales Ave Kansas City, MO	3.0	1.5	1116	$1,500	$1.34	4d	1	0.70mi
2413 College Ave Kansas City, MO	2.0	2.0	1022	$1,225	$1.20	24d	1	0.71mi
3434 Chestnut Ave Kansas City, MO	2.0	1.0	1512	$1,100	$0.73	11d	1	0.73mi
3233 Park Ave Unit 1 Kansas City, MO	2.0	1.0	950	$1,075	$1.13	45d	1	0.75mi
3233 Park Ave Unit 2 Kansas City, MO	2.0	1.0	950	$1,000	$1.05	24d	1	0.75mi
3524 Bellefontaine Ave Kansas City, MO	3.0	1.0	1228	$1,350	$1.10	45d	1	0.76mi
3032 Elmwood Ave Kansas City, MO	3.0	1.0	1027	$1,275	$1.24	8d	1	0.77mi
3525 Monroe Ave Kansas City, MO	3.0	2.0	1569	$1,500	$0.96	45d	1	0.77mi
3009 Garfield Ave Kansas City, MO	3.0	1.5	1334	$1,425	$1.07	45d	1	0.77mi
2724 Brooklyn Ave Kansas City, MO	3.0	2.5	1398	$1,440	$1.03	24d	1	0.78mi
2120 Linwood Blvd Kansas City, MO	3.0	1.0	1326	$1,400	$1.06	45d	1	0.79mi
2424 Norton Ave Unit B Kansas City, MO	3.0	1.0	982	$1,150	$1.17	17d	1	0.79mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	11d	1	0.91mi
3414 Elmwood Ave Kansas City, MO	4.0	1.0	1109	$1,300	$1.17	17d	1	0.95mi
3713 Cleveland Ave Kansas City, MO	4.0	1.0	1256	$1,250	$1.00	17d	1	1.00mi
2018 E 35th St Kansas City, MO	3.0	2.0	1502	$1,800	$1.20	4d	1	1.03mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	24d	1	1.03mi
2900 E 21st St Kansas City, MO	3.0	1.5	897	$1,650	$1.84	17d	1	1.05mi
2002 E 35th St Kansas City, MO	3.0	2.0	1426	$1,295	$0.91	8d	1	1.05mi
3710 Wabash Ave Unit 2S Kansas City, MO	2.0	1.0	875	$850	$0.97	24d	1	1.05mi
3818 Indiana Ave Kansas City, MO	3.0	1.5	1223	$1,147	$0.94	45d	1	1.09mi
3201 E 20th St Kansas City, MO	2.0	1.0	900	$1,050	$1.17	24d	1	1.10mi
5108 E 30th St Kansas City, MO	3.0	1.0	960	$1,400	$1.46	4d	1	1.11mi
3817 S Benton Ave Kansas City, MO	4.0	1.5	1380	$1,650	$1.20	24d	1	1.11mi
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	17d	1	1.16mi
2003 Wabash Ave Unit B Kansas City, MO	3.0	2.0	1200	$1,095	$0.91	24d	1	1.19mi
3305 E 19th St Kansas City, MO	2.0	1.0	1500	$1,200	$0.80	45d	1	1.21mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	8d	1	1.23mi
2729 Grove St Kansas City, MO	3.0	2.0	1510	$1,375	$0.91	45d	1	1.23mi

Listing history 7 events

1. 2026-06-21
   days on market $110,000 Active 8 DOM
2. 2026-06-18
   days on market $110,000 Active 5 DOM
3. 2026-06-17
   price $110,000 Active 4 DOM
4. 2026-06-17
   days on market $140,000 Active 4 DOM
5. 2026-06-16
   days on market $140,000 Active 3 DOM
6. 2026-06-15
   days on market $140,000 Active 2 DOM
7. 2026-06-13
   listed $140,000 Active 1 DOM

ⓘ 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: $717 · $60/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$350/yr (+$29/mo · 48.9%)

ⓘ 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: $15,815
• − Mortgage interest: −$6,162
• − Property taxes: −$717
• − Insurance: −$550
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$3,200
• Taxable income: $2,657
• Est. tax owed @ 24.0%: −$638
• After-tax cash flow: $3,668/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): 11,912
• Household income: $36,088
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 946.0

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: Predominantly Black (79%)
• Race & ethnicity: Black 79% Hispanic / Latino 9% White 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Swedish 1% Hispanic 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 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: ▲ 73.41%
• Current HPI: 412.6862
• Rent YoY: ▲ 4.65%
• 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

+233.3% since first listed

7 events — show timeline

• 2026-06-13 Listed $140,000 Heartland MLS as Distributed by MLS Grid
• 2002-06-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2002-04-17 Listed $26,250 Heartland MLS as Distributed by MLS Grid
• 1999-08-11 Sold (Public Records) — Public Records
• 1999-08-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1999-07-10 Listed $42,000 Heartland MLS as Distributed by MLS Grid
• 1990-02-05 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $717 · -4.3% YoY. Source: county tax records.