2734 Park Ave · Kansas City, MO 64109

$119,999

4 bd · 1.0 ba · 1,650 sqft · SingleFamily public records · 202 Days on market

Built 1910 3,049 sqft lot $73/sqft · 35% below area Est $184k · 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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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

AS-IS Sale. Charming remodeled home featuring 3 spacious bedrooms and 1 bathroom, offering 1,650 square feet of comfortable living space. Enjoy modern upgrades throughout, making this property move-in ready. Perfect for those seeking a stylish and updated home, available now for sale. Don’t miss your chance to make it yours!

Key facts

• 3,049 sq ft lot
• Built 1910
• Listed 202 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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 rising fast (+9.5%/yr); 97 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $1,578/mo this rent would consume 45% of the median local household income ($42k/yr) (locally 853% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 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 + 8.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $30k (20%) 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 $105,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 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: 1.32% ✓
• Cap rate: 11.42%
• Cash-on-cash: 18.33%
• DSCR: 1.82
• GRM: 6.3

CMA / ARV

• ARV (median comp): $184,221
• List price: $119,999
• Delta: -34.86%
• 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
2947 Garfield Ave	0.17mi	3/2.0 (-1)	1,527 (-8%)	0mo	$125,000	$82	70
2532 Olive St	0.27mi	3/2.5 (-1)	1,679 (+2%)	6mo	$185,000	$110	68
2528 Olive St	0.27mi	3/2.0 (-1)	1,768 (+7%)	1mo	$214,900	$122	66
2905 Wabash Ave	0.23mi	4/3.0	1,724 (+4%)	10mo	$190,000	$110	66
2740 Park Ave	0.02mi	3/2.5 (-1)	1,855 (+12%)	14mo	$184,000	$99	56
2528 Bellefontaine Ave	0.57mi	4/1.5	1,800 (+9%)	12mo	$169,000	$94	47
2217 E 21st St	0.74mi	4/2.0	1,756 (+6%)	14mo	$245,000	$140	38
3222 Lockridge Ave	0.61mi	5/2.0 (+1)	1,799 (+9%)	11mo	$119,900	$67	38
3035 Highland Ave	0.50mi	3/2.0 (-1)	1,448 (-12%)	11mo	$189,000	$131	38
3217 E 28 St	0.60mi	3/2.0 (-1)	1,488 (-10%)	13mo	$185,000	$124	35
3249 Victor St	0.70mi	3/1.5 (-1)	1,796 (+9%)	14mo	$124,900	$70	34
2731 Indiana Ave	0.71mi	4/3.5	1,805 (+9%)	13mo	$210,000	$116	30

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: 15.1%
• Equity multiple: 1.64×
• Total profit: $21,546
• Equity at exit: $17,892

10-year hold

• IRR: 27.1%
• Equity multiple: 3.94×
• Total profit: $98,671
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,578 high
• Mortgage (P&I): −$629
• Tax from tax record: −$54 /mo · $653/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $513

Break-even live

Break-even rent $929

Max offer price $119,999

Occupancy floor 62%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2723 Park Ave Kansas City, MO	5.0	3.0	2010	$1,875	$0.93	21d	1	0.03mi
2708 Olive St Kansas City, MO	4.0	2.0	1585	$1,500	$0.95	17d	1	0.07mi
2724 Brooklyn Ave Kansas City, MO	3.0	2.5	1398	$1,440	$1.03	23d	1	0.08mi
3009 Garfield Ave Kansas City, MO	3.0	1.5	1334	$1,425	$1.07	43d	1	0.34mi
2120 Linwood Blvd Kansas City, MO	3.0	1.0	1326	$1,400	$1.06	43d	1	0.53mi
2729 Grove St Kansas City, MO	3.0	2.0	1510	$1,375	$0.91	43d	1	0.55mi
3205 E 31st St Kansas City, MO	4.0	1.0	1800	$1,325	$0.74	23d	1	0.72mi
3304 Agnes Ave Unit Downstairs Kansas City, MO	3.0	1.0	1150	$1,095	$0.95	43d	1	0.80mi
2003 Wabash Ave Unit B Kansas City, MO	3.0	2.0	1200	$1,095	$0.91	23d	1	0.84mi
3434 Olive St Kansas City, MO	3.0	2.0	2020	$1,445	$0.72	43d	1	0.88mi
2419 Bales Ave Kansas City, MO	3.0	1.5	1116	$1,500	$1.34	3d	1	0.89mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	7d	1	0.89mi
2018 E 35th St Kansas City, MO	3.0	2.0	1502	$1,800	$1.20	3d	1	0.91mi
2002 E 35th St Kansas City, MO	3.0	2.0	1426	$1,295	$0.91	7d	1	0.92mi
3314 Tracy Ave Kansas City, MO	3.0	1.0	1100	$947	$0.86	7d	1	1.00mi
3314 Tracy Ave Unit B Kansas City, MO	3.0	1.0	1100	$947	$0.86	21d	1	1.00mi
912 E 31st St Kansas City, MO	5.0	1.5	2200	$1,800	$0.82	16d	1	1.00mi
908 E 31st St Kansas City, MO	5.0	1.5	2100	$1,800	$0.86	43d	1	1.01mi
3419 College Ave Kansas City, MO	4.0	1.0	1608	$1,300	$0.81	2d	1	1.05mi
2846 Myrtle Ave Kansas City, MO	3.0	2.0	1705	$1,350	$0.79	16d	1	1.05mi
2523 Charlotte St Kansas City, MO	3.0	3.0	1500	$2,050	$1.37	43d	1	1.05mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	23d	1	1.06mi
2715 Holmes St Kansas City, MO	3.0	2.0	1848	$2,095	$1.13	16d	1	1.08mi
3524 Bellefontaine Ave Kansas City, MO	3.0	1.0	1228	$1,350	$1.10	43d	1	1.10mi
3609 Wayne Ave Kansas City, MO	3.0	1.5	1118	$1,900	$1.70	23d	1	1.15mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	10d	1	1.21mi
2705 McGee Trfy Kansas City, MO	3.0	1.0–2.0	1000	$2,881	$2.88	1d	13	1.31mi
3525 Monroe Ave Kansas City, MO	3.0	2.0	1569	$1,500	$0.96	43d	1	1.32mi
3332 Norton Ave Kansas City, MO	3.0	1.0	1272	$1,350	$1.06	43d	1	1.33mi
3817 S Benton Ave Kansas City, MO	4.0	1.5	1380	$1,650	$1.20	23d	1	1.39mi
3902 Wabash Ave Kansas City, MO	4.0	2.0	1400	$1,850	$1.32	43d	1	1.43mi
3333 Gillham Rd Kansas City, MO	4.0	2.0	1500	$2,000	$1.33	14d	1	1.46mi
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	16d	1	1.48mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	23d	1	1.48mi
520 E Armour Blvd Kansas City, MO	3.0	1.0–2.0	782	$1,970	$2.52	16d	19	1.49mi
520 E Armour Blvd Kansas City, MO	3.0	1.0–2.0	882	$2,630	$2.98	1d	22	1.49mi
3818 Indiana Ave Kansas City, MO	3.0	1.5	1223	$1,147	$0.94	43d	1	1.50mi

Listing history 30 events

1. 2026-06-18
   days on market $119,999 Active 202 DOM
2. 2026-06-17
   days on market $119,999 Active 201 DOM
3. 2026-06-16
   days on market $119,999 Active 200 DOM
4. 2026-06-15
   days on market $119,999 Active 199 DOM
5. 2026-06-13
   days on market $119,999 Active 197 DOM
6. 2026-06-09
   days on market $119,999 Active 193 DOM
7. 2026-06-08
   days on market $119,999 Active 192 DOM
8. 2026-06-07
   days on market $119,999 Active 191 DOM
9. 2026-06-05
   days on market $119,999 Active 188 DOM
10. 2026-06-03
    days on market $119,999 Active 187 DOM
11. 2026-06-02
    days on market $119,999 Active 186 DOM
12. 2026-06-01
    days on market $119,999 Active 185 DOM
13. 2026-05-31
    days on market $119,999 Active 184 DOM
14. 2026-04-07
    price $119,999 332-char remark

    Show marketing remark (332 chars)

    AS-IS Sale. Charming remodeled home featuring 3 spacious bedrooms and 1 bathroom, offering 1,650 square feet of comfortable living space. Enjoy modern upgrades throughout, making this property move-in ready. Perfect for those seeking a stylish and updated home, available now for sale. Don’t miss your chance to make it yours!

15. 2026-02-12
    status Active 332-char remark

    Show marketing remark (332 chars)

    AS-IS Sale. Charming remodeled home featuring 3 spacious bedrooms and 1 bathroom, offering 1,650 square feet of comfortable living space. Enjoy modern upgrades throughout, making this property move-in ready. Perfect for those seeking a stylish and updated home, available now for sale. Don’t miss your chance to make it yours!

16. 2026-01-23
    historical 332-char remark

    Show marketing remark (332 chars)

    AS-IS Sale. Charming remodeled home featuring 3 spacious bedrooms and 1 bathroom, offering 1,650 square feet of comfortable living space. Enjoy modern upgrades throughout, making this property move-in ready. Perfect for those seeking a stylish and updated home, available now for sale. Don’t miss your chance to make it yours!

17. 2026-01-12
    price $125,000 332-char remark

    Show marketing remark (332 chars)

    AS-IS Sale. Charming remodeled home featuring 3 spacious bedrooms and 1 bathroom, offering 1,650 square feet of comfortable living space. Enjoy modern upgrades throughout, making this property move-in ready. Perfect for those seeking a stylish and updated home, available now for sale. Don’t miss your chance to make it yours!

18. 2025-12-12
    price $139,999 332-char remark

    Show marketing remark (332 chars)

    AS-IS Sale. Charming remodeled home featuring 3 spacious bedrooms and 1 bathroom, offering 1,650 square feet of comfortable living space. Enjoy modern upgrades throughout, making this property move-in ready. Perfect for those seeking a stylish and updated home, available now for sale. Don’t miss your chance to make it yours!

19. 2025-11-07
    listed $149,999 Active 332-char remark

    Show marketing remark (332 chars)

    AS-IS Sale. Charming remodeled home featuring 3 spacious bedrooms and 1 bathroom, offering 1,650 square feet of comfortable living space. Enjoy modern upgrades throughout, making this property move-in ready. Perfect for those seeking a stylish and updated home, available now for sale. Don’t miss your chance to make it yours!

20. 2025-03-27
    historical
21. 2024-09-27
    listed $130,000 Active
22. 2023-09-01
    historical
23. 2023-06-23
    listed $140,000 Active
24. 2022-06-13
    soldstatus
25. 2021-07-31
    status Pending
26. 2021-07-30
    historical
27. 2021-06-22
    status Active
28. 2021-06-15
    status Pending
29. 2021-06-12
    listed $60,000 Active
30. 1974-11-01
    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: $653 · $54/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$511/yr (+$43/mo · 78.2%)

ⓘ 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 · 16 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: $18,940
• − Mortgage interest: −$6,722
• − Property taxes: −$653
• − Insurance: −$600
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$3,491
• Taxable income: $4,444
• Est. tax owed @ 24.0%: −$1,067
• After-tax cash flow: $5,092/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

+100.0% since first listed

17 events — show timeline

• 2026-04-07 Price Changed $119,999 Heartland MLS as Distributed by MLS Grid
• 2026-02-12 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-01-23 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-01-12 Price Changed $125,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-12 Price Changed $139,999 Heartland MLS as Distributed by MLS Grid
• 2025-11-07 Listed $149,999 Heartland MLS as Distributed by MLS Grid
• 2025-03-27 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-09-27 Listed $130,000 Heartland MLS as Distributed by MLS Grid
• 2023-09-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-06-23 Listed $140,000 Heartland MLS as Distributed by MLS Grid
• 2022-06-13 Sold (Public Records) — Public Records
• 2021-07-31 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-07-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2021-06-22 Relisted — Heartland MLS as Distributed by MLS Grid
• 2021-06-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-06-12 Listed $60,000 Heartland MLS as Distributed by MLS Grid
• 1974-11-01 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $653 · -37.8% YoY. Source: county tax records.