2325 Fairmount Ave · Kansas City, MO 64108

$135,000

2 bd · 1.0 ba · 939 sqft · SingleFamily public records · 145 Days on market

Built 1910 3,250 sqft lot $144/sqft · 35% below area Est $207k · 35% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

West End Treasure: 2 bedroom, one bath , bungalow nice size living , dinning, and kitchen. Laundry on the main level. Home backs up to a 6500 sq ft lot with its own address and utilities, located on a dead end street. Located close to the Crossroads Art District, River Market, Downtown, Crown Center, Liberty Memorial and The Plaza.

Key facts

• 3,250 sq ft lot
• Built 1910
• Listed 144 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $684 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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; 96 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 30% of the median local income ($81k/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 $933 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.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $115k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 1.50% ✓
• Cap rate: 12.37%
• Cash-on-cash: 21.71%
• DSCR: 1.97
• GRM: 5.6

CMA / ARV

• ARV (median comp): $207,070
• List price: $135,000
• Delta: -34.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2624 Jarboe St	0.43mi	2/1.0	937 (-0%)	13mo	$184,900	$197	69
2331 Belleview Ave	0.31mi	2/1.0	840 (-10%)	11mo	$99,900	$119	59
2009 Summit St	0.52mi	2/1.0	805 (-14%)	18mo	$279,000	$347	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 · 0.44% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.44×
• Total profit: $16,627
• Equity at exit: $20,129

10-year hold

• IRR: 18.3%
• Equity multiple: 2.35×
• Total profit: $50,862
• Equity at exit: $11,672

Cash invested: $37,800 (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 64108

• Home prices YoY: -25.2%
• Rents YoY: 0.4%
• Active inventory: 96
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,020 high
• Mortgage (P&I): −$708
• Tax from tax record: −$148 /mo · $1,771/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $684

Break-even live

Break-even rent $1,154

Max offer price $135,000

Occupancy floor 61%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2728 Holly St Kansas City, MO	2.0	1.0	800	$1,800	$2.25	3d	1	0.54mi
1936 Summit St Kansas City, MO	1.0–2.0	1.0	1234	$1,805	$1.46	43d	1	0.54mi
601 Avenida Cesar E Chavez Kansas City, MO	1.0–2.0	1.0–2.0	933	$2,260	$2.42	1d	15	0.55mi
1829 Madison Ave Kansas City, MO	1.0	1.0	743	$1,545	$2.08	43d	1	0.56mi
200 S James St Kansas City, KS	2.0	1.0–2.0	806	$2,149	$2.66	17d	18	0.64mi
1660 Genessee St Kansas City, MO	2.0	1.0–2.0	817	$1,780	$2.18	1d	17	0.66mi
1923 Broadway Blvd Unit 302 Kansas City, MO	1.0	1.0	711	$1,742	$2.45	43d	1	0.79mi
2121 Central St Kansas City, MO	1.0–2.0	1.0–2.0	1815	$3,095	$1.71	1d	3	0.79mi
1648 Jefferson St Kansas City, MO	2.0	1.0	777	$1,495	$1.92	16d	1	0.80mi
311 W 22nd St Kansas City, MO	3.0	1.0–2.0	1009	$3,319	$3.29	1d	60	0.81mi
217 W Pershing Rd Kansas City, MO	1.0	1.0	662	$1,764	$2.66	23d	1	0.82mi
2100 Wyandotte St Kansas City, MO	2.0	1.0–2.0	820	$2,515	$3.07	1d	12	0.86mi
117 W 20th St Kansas City, MO	1.0–2.0	1.0–2.0	1130	$5,416	$4.79	10d	1	0.91mi
2525 Main St #704 Kansas City, MO	1.0	1.0	631	$1,350	$2.14	10d	1	1.01mi
1914 Main St Kansas City, MO	1.0	1.0	792	$1,500	$1.89	1d	4	1.02mi
1819 Baltimore Ave Kansas City, MO	1.0	1.0	975	$2,350	$2.41	14d	1	1.03mi
1989 Main St Kansas City, MO	2.0	1.0–2.0	770	$2,465	$3.20	1d	15	1.05mi
1800 Walnut St Kansas City, MO	1.0	1.0	913	$2,684	$2.94	1d	16	1.13mi
2107 Grand Blvd #903 Kansas City, MO	1.0	1.0	920	$1,500	$1.63	21d	1	1.13mi
2107 Grand Blvd Kansas City, MO	1.0	1.0	616	$1,590	$2.58	43d	1	1.13mi
2107 Grand Blvd #1207 Kansas City, MO	1.0	1.5	900	$2,250	$2.50	7d	1	1.13mi
2029 Grand Blvd Kansas City, MO	1.0	1.0	706	$1,400	$1.98	43d	1	1.13mi
2980 Baltimore Ave Kansas City, MO	2.0	2.0	1225	$2,354	$1.92	43d	5	1.19mi
1200 Washington St Kansas City, MO	1.0–2.0	1.0–2.0	1011	$2,257	$2.23	43d	17	1.20mi
1200 Washington St Kansas City, MO	1.0–2.0	1.0–2.0	1093	$2,324	$2.13	2d	16	1.20mi
104 E 28 Ter Kansas City, MO	1.0–2.0	1.0–2.5	1087	$2,699	$2.48	3d	12	1.20mi
103 E 28 Ter Kansas City, MO	2.0	2.0	980	$1,979	$2.02	43d	1	1.21mi
3040 Baltimore Ave Kansas City, MO	2.0	1.0–2.0	1363	$5,999	$4.40	1d	75	1.24mi
1601 Walnut St Kansas City, MO	1.0	1.0	780	$1,450	$1.86	2d	3	1.24mi
1522 Walnut St Kansas City, MO	1.0	1.0	659	$1,378	$2.09	23d	3	1.25mi
106 W 14th St Kansas City, MO	1.0–2.0	1.0–2.0	1046	$3,792	$3.63	1d	27	1.27mi
1600 Grand Blvd Kansas City, MO	2.0	2.0	1100	$1,800	$1.64	23d	1	1.27mi
1050 Jefferson St Kansas City, MO	1.0–2.0	1.0–2.0	1166	$2,683	$2.30	2d	17	1.28mi
1050 Jefferson St Kansas City, MO	1.0–2.0	1.0–2.0	1166	$2,558	$2.19	43d	17	1.28mi
1477 Main St Kansas City, MO	2.0	1.0–2.5	1177	$7,180	$6.10	1d	15	1.28mi
2705 McGee Trfy Kansas City, MO	3.0	1.0–2.0	1000	$2,419	$2.42	1d	13	1.29mi
105 E 30th St Unit 1C Kansas City, MO	1.0	1.0	700	$850	$1.21	17d	1	1.30mi
1300 Baltimore Ave Kansas City, MO	1.0	1.0	848	$1,897	$2.24	43d	1	1.31mi
1515 W 9th St Kansas City, MO	2.0	1.0–2.0	706	$1,675	$2.37	1d	49	1.32mi
1918 Locust St Kansas City, MO	2.0	1.0–2.0	734	$1,957	$2.67	1d	32	1.32mi

Listing history 20 events

1. 2026-06-18
   days on market $135,000 Active 145 DOM
2. 2026-06-17
   days on market $135,000 Active 144 DOM
3. 2026-06-16
   days on market $135,000 Active 143 DOM
4. 2026-06-15
   days on market $135,000 Active 142 DOM
5. 2026-06-13
   remarks 493-char remark
6. 2026-06-13
   days on market $135,000 Active 140 DOM
7. 2026-06-09
   days on market $135,000 Active 136 DOM
8. 2026-06-08
   days on market $135,000 Active 135 DOM
9. 2026-06-07
   days on market $135,000 Active 134 DOM
10. 2026-06-05
    days on market $135,000 Active 131 DOM
11. 2026-06-03
    days on market $135,000 Active 130 DOM
12. 2026-06-02
    days on market $135,000 Active 129 DOM
13. 2026-06-01
    days on market $135,000 Active 128 DOM
14. 2026-05-31
    days on market $135,000 Active 127 DOM
15. 2026-04-13
    price $135,000 335-char remark

    Show marketing remark (335 chars)

    West End Treasure: 2 bedroom, one bath , bungalow nice size living , dinning, and kitchen. Laundry on the main level. Home backs up to a 6500 sq ft lot with its own address and utilities, located on a dead end street. Located close to the Crossroads Art District, River Market, Downtown, Crown Center, Liberty Memorial and The Plaza.

16. 2026-01-25
    listed $250,000 Active 335-char remark

    Show marketing remark (335 chars)

    West End Treasure: 2 bedroom, one bath , bungalow nice size living , dinning, and kitchen. Laundry on the main level. Home backs up to a 6500 sq ft lot with its own address and utilities, located on a dead end street. Located close to the Crossroads Art District, River Market, Downtown, Crown Center, Liberty Memorial and The Plaza.

17. 2026-01-17
    historical $250,000 335-char remark

    Show marketing remark (335 chars)

    West End Treasure: 2 bedroom, one bath , bungalow nice size living , dinning, and kitchen. Laundry on the main level. Home backs up to a 6500 sq ft lot with its own address and utilities, located on a dead end street. Located close to the Crossroads Art District, River Market, Downtown, Crown Center, Liberty Memorial and The Plaza.

18. 2021-08-25
    status Pending 366-char remark

    Show marketing remark (366 chars)

    Listing includes 2322 Terrace Street Lot 12 and 13. The lots are located behind the house. A great place to build a garage. The Properties are being sold as is with no repairs. House currently rented and excellent tenant would like to stay. Current Tenant is paying $500 a month. Please follow the KCR Virus guidelines: Mask must be worn at time of interior showing.

19. 2021-08-25
    historical 366-char remark

    Show marketing remark (366 chars)

    Listing includes 2322 Terrace Street Lot 12 and 13. The lots are located behind the house. A great place to build a garage. The Properties are being sold as is with no repairs. House currently rented and excellent tenant would like to stay. Current Tenant is paying $500 a month. Please follow the KCR Virus guidelines: Mask must be worn at time of interior showing.

20. 2021-08-10
    listed $110,000 Active 366-char remark

    Show marketing remark (366 chars)

    Listing includes 2322 Terrace Street Lot 12 and 13. The lots are located behind the house. A great place to build a garage. The Properties are being sold as is with no repairs. House currently rented and excellent tenant would like to stay. Current Tenant is paying $500 a month. Please follow the KCR Virus guidelines: Mask must be worn at time of interior showing.

ⓘ 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: $1,771 · $148/mo
• Projected year-2 tax: $1,771 · $148/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: $24,238
• − Mortgage interest: −$7,562
• − Property taxes: −$1,771
• − Insurance: −$675
• − Repairs & maintenance: −$1,939
• − Management: −$1,939
• − Depreciation: −$3,927
• Taxable income: $6,425
• Est. tax owed @ 24.0%: −$1,542
• After-tax cash flow: $6,665/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): 10,495
• Household income: $80,551
• Rent vs Own: 67.7% rent · 32.3% own
• Severe rent burden: 864.0

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: White 50% Black 26% Hispanic / Latino 17% Two or more races 12% Asian 3%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 9% Arabic 1% French/Haitian/Cajun 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: ▼ -91.93%
• Current HPI: 273.3599
• Rent YoY: ▲ 0.44%
• 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

+22.7% since first listed

6 events — show timeline

• 2026-04-13 Price Changed $135,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-25 Listed $250,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-17 Coming Soon $250,000 Heartland MLS as Distributed by MLS Grid
• 2021-08-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-08-25 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2021-08-10 Listed $110,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+11.1%/yr

Latest (2025): $1,771 · +13.7% YoY. Source: county tax records.