4706 Kensington St · Kansas City, MO 64130

$138,000

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 27 Days on market

Built 1957 0.25 ac lot $88/sqft · at area comps Est $137k · at est.

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.2/15.0
• 1% rule +6.1/10.0
• 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

Lots Of Space For The Money! Seller Is Going To Repaint All The Walls And Clean Down Stairs Carpet. Has Hardwood Floors Under Upstairs Carpet. Seller Is Leaving Washer & Dyer, Refrig And Stove. Also Has Steel Siding And Replacement Windows.

Key facts

• 0.25 acre lot
• Built 1957
• Listed 27 days

Property features AI

Exterior

• Parking: Other secured parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Side/side split; Above-grade finished living area listed
• Construction: Vinyl siding; Composition roof; Has basement with concrete construction and walk-out access; Built approximately 51–75 years ago
• Exterior features: Deck; Metal fencing; Not in a flood plain

Interior

• Kitchen: Eat-in kitchen; Disposal; Refrigerator
• Bedrooms: 4 bedrooms total (some on second floor and one in the basement)
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms; One bathroom has a separate shower and tub
• Heating & cooling: Forced air heating; Electric cooling (central)
• Interior features: Thermal windows; Storm doors; Side/side split floor plan; Recreation room
• Laundry & utility: Laundry on lower level; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $136k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 (+4.4%/yr); 187 active listings in the ZIP; 26 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).
• This rent runs 43% 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 $954 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 + 4.4% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y 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 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,930 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — 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: 1.11% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.17%
• DSCR: 1.50
• GRM: 7.5

CMA / ARV

• ARV (median comp): $137,000
• List price: $138,000
• Delta: 0.73%
• 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
4660 E 43rd Ter	0.53mi	3/1.0	1,536 (-2%)	3mo	$75,000	$49	66
4736 E 44th Ter	0.44mi	3/1.5	1,448 (-7%)	3mo	$135,000	$93	63
5262 Elmwood Ave	0.74mi	4/2.5 (+1)	1,544 (-1%)	4mo	$210,000	$136	53
4745 E 44th St	0.44mi	3/2.0	1,412 (-10%)	12mo	$84,900	$60	53
4616 E 43rd Ter	0.52mi	4/1.5 (+1)	1,536 (-2%)	16mo	$99,900	$65	53
4607 Myrtle Ave	0.28mi	3/2.0	1,364 (-13%)	16mo	$189,900	$139	53
4536 Monroe Ave	0.50mi	3/2.0	1,732 (+11%)	14mo	$137,999	$80	47
4632 E 43rd Ter	0.52mi	3/1.0	1,400 (-10%)	12mo	$159,500	$114	44
3607 E 46th St	0.50mi	4/2.0 (+1)	1,429 (-8%)	16mo	$155,000	$108	44
4943 College Ave	0.75mi	3/1.0	1,606 (+3%)	20mo	$140,000	$87	39
4434 Indiana Ave	0.72mi	3/2.0	1,407 (-10%)	15mo	$105,000	$75	38
4509 Indiana Ave	0.67mi	3/2.0	1,782 (+14%)	17mo	$169,000	$95	31

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $2,727
• Equity at exit: $20,576

10-year hold

• IRR: 12.6%
• Equity multiple: 2.06×
• Total profit: $41,069
• Equity at exit: $11,932

Cash invested: $38,640 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,529 high
• Mortgage (P&I): −$724
• Tax from tax record: −$67 /mo · $801/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $360

Break-even live

Break-even rent $1,073

Max offer price $138,000

Occupancy floor 71%

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4653 Benton Blvd Kansas City, MO	3.0	2.0	1594	$1,600	$1.00	7d	1	0.58mi
4900 E 41st Ter Kansas City, MO	3.0	2.0	1270	$1,500	$1.18	16d	1	0.70mi
4935 College Ave Kansas City, MO	3.0	1.0	1216	$1,350	$1.11	23d	1	0.77mi
4206 Vineyard Rd Kansas City, MO	4.0	1.5	1056	$1,500	$1.42	14d	1	0.78mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	43d	1	0.87mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	16d	1	0.95mi
3920 Spruce Ave Kansas City, MO	2.0	1.0	1968	$1,195	$0.61	23d	1	0.95mi
4212 E 55th St Kansas City, MO	4.0	2.0	1132	$1,800	$1.59	43d	1	0.97mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	23d	1	0.99mi
5215 Walrond Ave Kansas City, MO	4.0	2.0	1198	$1,710	$1.43	23d	1	1.00mi
5038 S Benton Ave Kansas City, MO	4.0	3.0	1500	$1,875	$1.25	21d	1	1.07mi
4116 Bellefontaine Ave Kansas City, MO	3.0	1.0	1234	$1,000	$0.81	23d	1	1.13mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	7d	1	1.17mi
4119 S Benton Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	43d	1	1.19mi
3818 Indiana Ave Kansas City, MO	3.0	1.5	1223	$1,147	$0.94	43d	1	1.28mi
3713 Cleveland Ave Kansas City, MO	4.0	1.0	1256	$1,250	$1.00	16d	1	1.29mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	23d	1	1.29mi
2420 E 51st St Kansas City, MO	3.0	2.0	1460	$1,350	$0.92	23d	1	1.31mi
5004 Glenside Dr Kansas City, MO	4.0	1.5	1685	$1,756	$1.04	43d	1	1.32mi
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	16d	1	1.34mi
4511 Park Ave Kansas City, MO	4.0	2.5	1915	$1,982	$1.03	23d	1	1.35mi
5650 Askew Ave Kansas City, MO	4.0	2.0	1200	$1,341	$1.12	23d	1	1.36mi
3821 E 58th St Kansas City, MO	3.0	1.5	1153	$1,350	$1.17	16d	1	1.41mi
4018 Prospect Ave Kansas City, MO	4.0	1.5	1900	$1,695	$0.89	43d	1	1.44mi
3817 S Benton Ave Kansas City, MO	4.0	1.5	1380	$1,650	$1.20	23d	1	1.45mi
4107 Olive St Kansas City, MO	3.0	1.5	1271	$1,578	$1.24	7d	1	1.46mi

Listing history 14 events

1. 2026-06-13
   statusdays on market $138,000 Pending 27 DOM
2. 2026-06-09
   days on market $138,000 Active Under Contract 26 DOM
3. 2026-06-08
   days on market $138,000 Active Under Contract 25 DOM
4. 2026-06-07
   days on market $138,000 Active Under Contract 24 DOM
5. 2026-06-05
   days on market $138,000 Active Under Contract 21 DOM
6. 2026-06-03
   days on market $138,000 Active Under Contract 20 DOM
7. 2026-06-02
   days on market $138,000 Active Under Contract 19 DOM
8. 2026-06-01
   days on market $138,000 Active Under Contract 18 DOM
9. 2026-05-31
   days on market $138,000 Active Under Contract 17 DOM
10. 2026-05-15
    listed $138,000 Active 1398-char remark
11. 2026-04-30
    historical $138,000 1398-char remark
12. 2000-08-30
    soldstatus
13. 2000-08-28
    soldstatus 246-char remark

    Show marketing remark (246 chars)

    Lots Of Space For The Money! Seller Is Going To Repaint All The Walls And Clean Down Stairs Carpet. Has Hardwood Floors Under Upstairs Carpet. Seller Is Leaving Washer & Dyer, Refrig And Stove. Also Has Steel Siding And Replacement Windows.

14. 2000-07-25
    listed $64,900 246-char remark

    Show marketing remark (246 chars)

    Lots Of Space For The Money! Seller Is Going To Repaint All The Walls And Clean Down Stairs Carpet. Has Hardwood Floors Under Upstairs Carpet. Seller Is Leaving Washer & Dyer, Refrig And Stove. Also Has Steel Siding And Replacement Windows.

ⓘ 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: $801 · $67/mo
• Projected year-2 tax: $1,339 · $112/mo
• Expected delta: +$538/yr (+$45/mo · 67.1%)

ⓘ 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: $18,345
• − Mortgage interest: −$7,730
• − Property taxes: −$801
• − Insurance: −$690
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − Depreciation: −$4,015
• Taxable income: $2,174
• Est. tax owed @ 24.0%: −$522
• After-tax cash flow: $3,796/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

+112.6% since first listed

7 events — show timeline

• 2026-06-11 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-20 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-05-15 Listed $138,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-30 Coming Soon $138,000 Heartland MLS as Distributed by MLS Grid
• 2000-08-30 Sold (Public Records) — Public Records
• 2000-08-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2000-07-25 Listed $64,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2025): $801 · -14.7% YoY. Source: county tax records.