4243 Agnes Ave · Kansas City, MO 64130

$125,000

2 bd · 1.0 ba · 891 sqft · SingleFamily public records · 2 Days on market

Built 1917 4,420 sqft lot

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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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.8/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-In Ready & Fantastic! Enjoy the beautiful hardwood floors, fresh paint, new counters & fixtures & new bathroom. Explore the attic w/ its future possibilites! Full basement w/ workshop & plenty of storage. Owner Financing is a possibility. New AC to be installed. This home is a charmer! Perfect blend of old and new! Front porch is perfect for lazy mornings & a fresh cup of coffee or gossip w/ friends. Wonderful formal dining space + eat-in kit so all your guests have a place to sit!

Key facts

• Newer appliances
• Updated bathroom
• 4,420 sq ft lot

Tags

• HISTORIC COUNTRY CLUB PLAZA
• GLEAMING HARDWOOD FLOORS
• FULLY MODERNIZED KITCHEN
• NEWER APPLIANCES
• CONTEMPORARY CABINETRY
• UPDATED BATHROOM

Property features AI

Finance

• Other: Not in a flood plain
• HOA & community: No association fees

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer; Metro Free telecom
• Home design: Single family residence; Bungalow / Ranch style; Residential property
• Construction: Frame construction; Composition roof; About 101+ years old
• Exterior features: Front porch; City lot

Interior

• Kitchen: Disposal; Electric range
• Bedrooms: 2 bedrooms (main floor primary bedroom)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Ceiling fans; Walk-in closets; Stone/rock walk-up basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/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 $122k (2.5% below list).
• Recommended offer: $122k (2.5% below list) — sets the bar for 1% rule.
• 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 (+4.4%/yr); 187 active listings in the ZIP; 40 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 35% 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 $864 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 23y 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 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,936 (2.5% below list)

Questions for the listing agent

1. Built in 1917 — 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: 0.98% ✗
• Cap rate: 8.29%
• Cash-on-cash: 7.14%
• DSCR: 1.32
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $79,299
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2303 E 41st St E	0.49mi	2/1.0	918 (+3%)	4mo	$80,000	$87	69
4214 Monroe Ave	0.40mi	2/1.0	858 (-4%)	7mo	$50,000	$58	69
4016 Askew Ave	0.46mi	3/1.0 (+1)	899 (+1%)	6mo	$80,000	$89	67
3942 Myrtle Ave	0.69mi	2/1.0	890 (-0%)	3mo	$85,000	$96	65
4338 Indiana Ave	0.26mi	2/1.0	1,012 (+14%)	0mo	$150,000	$148	65
4327 Mersington Ave	0.57mi	2/1.0	940 (+6%)	4mo	$50,000	$53	61
4410 Myrtle Ave	0.62mi	3/1.0 (+1)	912 (+2%)	4mo	$80,000	$88	58
4218 Cleveland Ave	0.47mi	2/1.0	780 (-12%)	6mo	$110,000	$141	52
3938 Myrtle Ave	0.70mi	2/1.0	805 (-10%)	0mo	$65,000	$81	51
4338 Myrtle Ave	0.60mi	2/1.0	780 (-12%)	3mo	$125,000	$160	48
3915 Brooklyn Ave	0.67mi	2/1.0	1,020 (+14%)	7mo	$45,000	$44	39
3711 Bellefontaine Ave	0.69mi	3/1.0 (+1)	1,007 (+13%)	4mo	$120,000	$119	37

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 · 4.42% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-5,271
• Equity at exit: $18,638

10-year hold

• IRR: 7.1%
• Equity multiple: 1.56×
• Total profit: $19,758
• Equity at exit: $10,808

Cash invested: $35,000 (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 64130

• Home prices YoY: -21.5%
• Rents YoY: 4.4%
• Active inventory: 187
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,219 high
• Mortgage (P&I): −$656
• Tax from tax record: −$47 /mo · $569/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $208

Break-even live

Break-even rent $956

Max offer price $125,000

Occupancy floor 78%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	16d	1	0.18mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	16d	1	0.19mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	23d	1	0.21mi
4534 S Benton Ave Kansas City, MO	2.0	1.0	912	$1,045	$1.15	16d	1	0.35mi
4216 Cleveland Ave Kansas City, MO	2.0	1.0	780	$1,125	$1.44	16d	1	0.47mi
4005 Bales Ave Kansas City, MO	2.0	1.0	792	$1,050	$1.33	43d	1	0.47mi
2305 E 41st St Kansas City, MO	2.0	1.0	750	$1,000	$1.33	7d	1	0.50mi
3841 Olive St Kansas City, MO	2.0	1.0	792	$985	$1.24	14d	1	0.65mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	43d	1	0.66mi
4911 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	16d	1	0.78mi
4917 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	23d	1	0.80mi
3710 Wabash Ave Unit 2S Kansas City, MO	2.0	1.0	875	$850	$0.97	23d	1	0.83mi
4401 Wayne Ave Kansas City, MO	2.0	1.5	955	$1,300	$1.36	23d	1	0.89mi
5013 S Benton Ave Kansas City, MO	3.0	1.0	978	$1,225	$1.25	23d	1	0.91mi
4209 Flora Ave Kansas City, MO	2.0	1.0	778	$1,200	$1.54	16d	1	0.95mi
4930 Park Ave Kansas City, MO	3.0	1.0	900	$1,300	$1.44	16d	1	0.95mi
3017 E 51st St Kansas City, MO	2.0	1.0	621	$1,303	$2.10	7d	1	1.01mi
1500 E 46th St Kansas City, MO	1.0–3.0	1.0	803	$1,050	$1.31	43d	1	1.01mi
3949 Doctor Martin Luther King Junior Blvd Kansas City, MO	1.0–2.0	1.0–2.0	945	$1,565	$1.66	1d	3	1.08mi
4232 Virginia Ave Unit 1 Kansas City, MO	1.0	1.0	592	$750	$1.27	19d	1	1.09mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	7d	1	1.11mi
3315 E 52nd St Kansas City, MO	2.0	1.0	662	$1,125	$1.70	23d	1	1.15mi
5114 Brooklyn Ave Kansas City, MO	3.0	1.5	1116	$1,300	$1.16	7d	1	1.16mi
3330 Agnes Ave Kansas City, MO	3.0	1.0	1000	$1,410	$1.41	43d	1	1.17mi
4119 Forest Ave Kansas City, MO	2.0	1.0	950	$1,400	$1.47	12d	1	1.20mi
1214 Brush Creek Blvd Unit 03 Kansas City, MO	2.0	1.0	950	$1,050	$1.11	16d	1	1.21mi
3609 Wayne Ave Kansas City, MO	3.0	1.5	1118	$1,900	$1.70	23d	1	1.22mi
3310 College Ave Kansas City, MO	3.0	1.0	874	$995	$1.14	43d	1	1.22mi
4818 Paseo Blvd Unit 1W Kansas City, MO	1.0	1.0	526	$945	$1.80	23d	1	1.24mi
4818 Paseo Blvd Kansas City, MO	1.0	1.0	526	$945	$1.80	11d	10	1.26mi
4818 Paseo Blvd Kansas City, MO	1.0	1.0	526	$945	$1.80	3d	8	1.26mi
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	16d	1	1.27mi
4818 The Paseo Unit 3S Kansas City, MO	1.0	1.0	526	$895	$1.70	23d	1	1.27mi
4818 The Paseo Unit 2N Kansas City, MO	1.0	1.0	526	$995	$1.89	23d	1	1.27mi
4818 The Paseo Unit 2N Kansas City, MO	1.0	1.0	526	$945	$1.80	16d	1	1.27mi
1320 E 49th St Kansas City, MO	1.0	1.0	550	$1,000	$1.82	2d	2	1.30mi
4902 E 39th St Kansas City, MO	2.0	1.0	820	$1,300	$1.59	16d	1	1.30mi
3233 Park Ave Unit 2 Kansas City, MO	2.0	1.0	950	$1,000	$1.05	23d	1	1.35mi
3233 Park Ave Unit 1 Kansas City, MO	2.0	1.0	950	$1,075	$1.13	43d	1	1.35mi
4154 Harrison St Kansas City, MO	2.0	1.0	1100	$1,395	$1.27	43d	1	1.35mi

Listing history 3 events

1. 2026-06-18
   days on market $125,000 Active 2 DOM
2. 2026-06-17
   remarks 693-char remark
3. 2026-06-17
   listed $125,000 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: $569 · $47/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$644/yr (+$54/mo · 113.1%)

ⓘ 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,632
• − Mortgage interest: −$7,002
• − Property taxes: −$569
• − Insurance: −$625
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$3,636
• Taxable income: $459
• Est. tax owed @ 24.0%: −$110
• After-tax cash flow: $2,389/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): 19,644
• Household income: $42,221
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1132.0

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 (80%)
• Race & ethnicity: Black 80% White 9% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Swedish 0%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -73.32%
• Current HPI: 267.491
• Rent YoY: ▲ 4.42%
• 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

+1150.0% since first listed

17 events — show timeline

• 2026-06-17 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-29 Listed for Rent $1,100 SHOWMOJO
• 2025-01-17 Rental Removed $1,095 SHOWMOJO
• 2025-01-17 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-11-16 Listed for Rent $1,095 SHOWMOJO
• 2024-10-31 Listed $134,900 Heartland MLS as Distributed by MLS Grid
• 2023-07-27 Sold (Public Records) — Public Records
• 2017-03-14 Sold (Public Records) — Public Records
• 2015-09-15 Sold (Public Records) — Public Records
• 2015-04-13 Sold (Public Records) — Public Records
• 2008-01-24 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2007-07-14 Listed $43,900 Heartland MLS as Distributed by MLS Grid
• 2007-03-23 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-01-16 Listed $19,500 Heartland MLS as Distributed by MLS Grid
• 2003-11-19 Sold (Public Records) — Public Records
• 2003-01-31 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-01-19 Listed $10,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.7%/yr

Latest (2025): $569 · -43.7% YoY. Source: county tax records.