2627 College Ave · Kansas City, MO 64127

$113,000

2 bd · 1.0 ba · 1,333 sqft · SingleFamily public records · 53 Days on market

Built 1920 5,014 sqft lot $85/sqft · 7% below area Est $122k · 7% 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 +27.6/30.0
• ARV discount +10.7/15.0
• DSCR +9.7/10.0
• 1% rule +6.2/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +1.1/10.0

Listing remarks MLS

Talk about a sweet investment, this is it. Nicely situated home waiting for and investor or home owner to buy. Has been updated at one time with kitchen and bath remodel and thermal windows. . Yes, it is a fixer upper but needs very little.

Key facts

• 5,014 sq ft lot
• Built 1920
• Listed 52 days

Property features AI

Finance

• Other: Located inside city limits
• HOA & community: Association fees billed annually

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Two-story floor plan; Living area approximately 1,333
• Construction: Frame construction; Composition roof; Full unfinished walk-up basement; Built over 100 years ago
• Exterior features: Front porch

Interior

• Bedrooms: Three bedrooms on the upper level
• Flooring: Wood flooring
• Bathrooms: One full bathroom on the upper level
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Thermal windows; Living room fireplace
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $113k).
• Recommended offer: $110k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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; 108 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 $1,267/mo this rent would consume 46% of the median local household income ($33k/yr) (locally 1943% 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 $781 of loan paydown is wiped out by about $3k 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

• It's been on market 53 days — a 3% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,610 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.83%
• DSCR: 1.57
• GRM: 7.4

CMA / ARV

• ARV (median comp): $121,603
• List price: $113,000
• Delta: -7.07%
• 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
2922 E 30th St	0.46mi	3/1.0 (+1)	1,364 (+2%)	3mo	$73,600	$54	67
2334 Walrond Ave	0.38mi	3/1.5 (+1)	1,370 (+3%)	8mo	$59,000	$43	64
3706 E 29th St	0.41mi	3/1.0 (+1)	1,248 (-6%)	2mo	$95,000	$76	64
3609 E 27th St	0.22mi	3/1.0 (+1)	1,169 (-12%)	0mo	$89,900	$77	64
3023 College Ave	0.48mi	3/1.5 (+1)	1,320 (-1%)	9mo	$40,000	$30	61
3026 Walrond Ave	0.51mi	2/1.0	1,244 (-7%)	8mo	$55,000	$44	58
2850 Mersington Ave	0.47mi	3/2.0 (+1)	1,382 (+4%)	10mo	$119,500	$86	55
2455 Montgall Ave	0.43mi	3/2.0 (+1)	1,256 (-6%)	13mo	$170,000	$135	51
3023 Cleveland Ave	0.59mi	1/1.0 (-1)	1,206 (-10%)	5mo	$40,000	$33	48
3025 Walrond Ave	0.50mi	3/2.0 (+1)	1,172 (-12%)	4mo	$216,500	$185	44
2319 Norton Ave	0.64mi	3/1.0 (+1)	1,495 (+12%)	5mo	$137,500	$92	41
2330 Spruce Ave	0.70mi	3/2.0 (+1)	1,490 (+12%)	10mo	$99,000	$66	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 · 0.94% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $605
• Equity at exit: $16,849

10-year hold

• IRR: 8.1%
• Equity multiple: 1.57×
• Total profit: $17,918
• Equity at exit: $9,770

Cash invested: $31,640 (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 64127

• Home prices YoY: -2.6%
• Rents YoY: 0.9%
• Active inventory: 108
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,267 high
• Mortgage (P&I): −$593
• Tax from tax record: −$23 /mo · $274/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $338

Break-even live

Break-even rent $839

Max offer price $113,000

Occupancy floor 68%

Sensitivity live

Price	-10% $402	-5% $370	+0% $338	+5% $306	+10% $274
Rent	-10% $238	-5% $288	+0% $338	+5% $388	+10% $438
Rate	-1.0pp $395	-0.5pp $367	base $338	+0.5pp $309	+1.0pp $279

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: $28,250
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2413 College Ave Kansas City, MO	2.0	2.0	1022	$1,225	$1.20	24d	1	0.30mi
2419 Bales Ave Kansas City, MO	3.0	1.5	1116	$1,500	$1.34	3d	1	0.31mi
3220 E 30th St Unit 1A Kansas City, MO	2.0	1.0	1214	$950	$0.78	44d	1	0.44mi
2424 Norton Ave Unit B Kansas City, MO	3.0	1.0	982	$1,150	$1.17	16d	1	0.52mi
2846 Myrtle Ave Kansas City, MO	3.0	2.0	1705	$1,350	$0.79	16d	1	0.52mi
2637 E 29th St Unit 3 Kansas City, MO	2.0	1.0	954	$1,050	$1.10	44d	1	0.53mi
2900 E 21st St Kansas City, MO	3.0	1.5	897	$1,650	$1.84	16d	1	0.65mi
3201 E 20th St Kansas City, MO	2.0	1.0	900	$1,050	$1.17	24d	1	0.68mi
2724 Brooklyn Ave Kansas City, MO	3.0	2.5	1398	$1,440	$1.03	24d	1	0.73mi
3305 E 19th St Kansas City, MO	2.0	1.0	1500	$1,200	$0.80	44d	1	0.80mi
2003 Wabash Ave Unit B Kansas City, MO	3.0	2.0	1200	$1,095	$0.91	24d	1	0.83mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	24d	1	0.86mi
3304 Agnes Ave Unit Downstairs Kansas City, MO	3.0	1.0	1150	$1,095	$0.95	44d	1	0.88mi
3009 Garfield Ave Kansas City, MO	3.0	1.5	1334	$1,425	$1.07	44d	1	0.89mi
3330 Agnes Ave Kansas City, MO	3.0	1.0	1000	$1,410	$1.41	44d	1	0.93mi
3032 Elmwood Ave Kansas City, MO	3.0	1.0	1027	$1,275	$1.24	8d	1	0.94mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	8d	1	0.97mi
2120 Linwood Blvd Kansas City, MO	3.0	1.0	1326	$1,400	$1.06	44d	1	1.00mi
1905 Kensington Ave Kansas City, MO	3.0	2.0	1285	$1,325	$1.03	24d	1	1.00mi
3233 Park Ave Unit 1 Kansas City, MO	2.0	1.0	950	$1,075	$1.13	44d	1	1.02mi
3233 Park Ave Unit 2 Kansas City, MO	2.0	1.0	950	$1,000	$1.05	24d	1	1.02mi
3332 Norton Ave Kansas City, MO	3.0	1.0	1272	$1,350	$1.06	44d	1	1.02mi
3434 Chestnut Ave Kansas City, MO	2.0	1.0	1512	$1,100	$0.73	11d	1	1.10mi
1812 Elmwood Ave Kansas City, MO	3.0	1.0	1650	$1,600	$0.97	16d	1	1.12mi
3524 Bellefontaine Ave Kansas City, MO	3.0	1.0	1228	$1,350	$1.10	44d	1	1.16mi
3525 Monroe Ave Kansas City, MO	3.0	2.0	1569	$1,500	$0.96	44d	1	1.17mi
2101 Vine St Kansas City, MO	1.0–2.0	1.0	942	$1,499	$1.59	16d	1	1.19mi
2729 Grove St Kansas City, MO	3.0	2.0	1510	$1,375	$0.91	44d	1	1.20mi
5108 E 30th St Kansas City, MO	3.0	1.0	960	$1,400	$1.46	3d	1	1.21mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,031	$0.97	13d	1	1.28mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	11d	1	1.31mi
2018 E 35th St Kansas City, MO	3.0	2.0	1502	$1,800	$1.20	3d	1	1.32mi
2002 E 35th St Kansas City, MO	3.0	2.0	1426	$1,295	$0.91	8d	1	1.34mi
3710 Wabash Ave Unit 2S Kansas City, MO	2.0	1.0	875	$850	$0.97	24d	1	1.42mi
3243 Denver Dr Kansas City, MO	1.0–3.0	1.0	862	$1,088	$1.26	44d	1	1.43mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	24d	1	1.44mi
2501 Troost Ave Kansas City, MO	2.0	1.0–2.0	984	$2,679	$2.72	44d	15	1.45mi

Listing history 21 events

1. 2026-06-18
   days on market $113,000 Active 53 DOM
2. 2026-06-17
   days on market $113,000 Active 52 DOM
3. 2026-06-16
   days on market $113,000 Active 51 DOM
4. 2026-06-15
   days on market $113,000 Active 50 DOM
5. 2026-06-13
   days on market $113,000 Active 48 DOM
6. 2026-06-09
   days on market $113,000 Active 44 DOM
7. 2026-06-08
   days on market $113,000 Active 43 DOM
8. 2026-06-07
   days on market $113,000 Active 42 DOM
9. 2026-06-05
   days on market $113,000 Active 39 DOM
10. 2026-06-03
    days on market $113,000 Active 38 DOM
11. 2026-06-02
    days on market $113,000 Active 37 DOM
12. 2026-06-01
    days on market $113,000 Active 36 DOM
13. 2026-05-31
    days on market $113,000 Active 35 DOM
14. 2026-04-27
    listed $115,000 Active 1188-char remark
15. 2026-04-23
    historical $115,000 1188-char remark
16. 2017-10-27
    soldstatus
17. 2017-10-25
    soldstatus Sold 240-char remark

    Show marketing remark (240 chars)

    Talk about a sweet investment, this is it. Nicely situated home waiting for and investor or home owner to buy. Has been updated at one time with kitchen and bath remodel and thermal windows. . Yes, it is a fixer upper but needs very little.

18. 2017-10-04
    status Pending 240-char remark

    Show marketing remark (240 chars)

    Talk about a sweet investment, this is it. Nicely situated home waiting for and investor or home owner to buy. Has been updated at one time with kitchen and bath remodel and thermal windows. . Yes, it is a fixer upper but needs very little.

19. 2017-09-06
    price $29,000 240-char remark

    Show marketing remark (240 chars)

    Talk about a sweet investment, this is it. Nicely situated home waiting for and investor or home owner to buy. Has been updated at one time with kitchen and bath remodel and thermal windows. . Yes, it is a fixer upper but needs very little.

20. 2017-07-25
    listed $34,500 Auction 240-char remark

    Show marketing remark (240 chars)

    Talk about a sweet investment, this is it. Nicely situated home waiting for and investor or home owner to buy. Has been updated at one time with kitchen and bath remodel and thermal windows. . Yes, it is a fixer upper but needs very little.

21. 1996-02-28
    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: $274 · $23/mo
• Projected year-2 tax: $1,096 · $91/mo
• Expected delta: +$822/yr (+$69/mo · 300.0%)

ⓘ 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: $15,201
• − Mortgage interest: −$6,330
• − Property taxes: −$274
• − Insurance: −$565
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$3,287
• Taxable income: $2,313
• Est. tax owed @ 24.0%: −$555
• After-tax cash flow: $3,504/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): 17,668
• Household income: $33,111
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 1943.0

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: Black 42% Hispanic / Latino 40% Two or more races 13% White 12% Native American 1%
• Hispanic origin (detail): Mexican 28%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 29%

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: ▼ -7.88%
• Current HPI: 289.2468
• Rent YoY: ▲ 0.94%
• 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

+227.5% since first listed

9 events — show timeline

• 2026-05-27 Price Changed $113,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-27 Listed $115,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Coming Soon $115,000 Heartland MLS as Distributed by MLS Grid
• 2017-10-27 Sold (Public Records) — Public Records
• 2017-10-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2017-10-04 Pending — Heartland MLS as Distributed by MLS Grid
• 2017-09-06 Price Changed $29,000 Heartland MLS as Distributed by MLS Grid
• 2017-07-25 Listed $34,500 Heartland MLS as Distributed by MLS Grid
• 1996-02-28 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $274 · -59.5% YoY. Source: county tax records.