6612 Park Ave · Kansas City, MO 64132

$135,000

3 bd · 1.0 ba · 1,211 sqft · SingleFamily public records · 58 Days on market

Built 1925 5,227 sqft lot $111/sqft · at area comps Est $133k · 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 +24.0/30.0
• Appreciation +10.0/10.0
• DSCR +7.7/10.0
• ARV discount +6.7/15.0
• 1% rule +5.2/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

This great 3 bed / 1 bath home is a great rental. Just minutes from Brookside and Waldo, and also 1/2 mile from US-71. Currently rent is $1195/month, leased through March 2027. This property is also being sold as a part of a package. Contact listing agent for details.

Key facts

• 5,227 sq ft lot
• Built 1925
• Listed 58 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 (+3.0%/yr); 93 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 36% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1925 — 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: 1.02% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.39%
• DSCR: 1.37
• GRM: 8.2

CMA / ARV

• ARV (median comp): $132,532
• List price: $135,000
• Delta: 1.86%
• 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
2410 E 70th St	0.42mi	3/1.5	1,140 (-6%)	11mo	$149,000	$131	59
6727 Agnes Ave	0.49mi	3/1.0	1,100 (-9%)	4mo	$90,000	$82	59
7121 Woodland Ave	0.66mi	4/1.0 (+1)	1,181 (-2%)	3mo	$129,000	$109	58
2026 E 70th Ter	0.48mi	3/2.0	1,152 (-5%)	10mo	$164,900	$143	57
7033 Bellefontaine Ave	0.74mi	3/1.5	1,161 (-4%)	0mo	$130,000	$112	56
6701 Walrond Ave	0.59mi	3/1.5	1,176 (-3%)	11mo	$120,000	$102	56
2816 E 63rd St	0.59mi	3/1.0	1,056 (-13%)	1mo	$139,900	$132	51
6943 S Benton Ave	0.58mi	3/2.0	1,312 (+8%)	7mo	$138,000	$105	49
6326 Bellefontaine Ave	0.61mi	3/2.0	1,285 (+6%)	12mo	$185,000	$144	48
7013 Bellefontaine Ave	0.71mi	2/1.0 (-1)	1,144 (-6%)	6mo	$90,000	$79	48
6620 Flora Ave	0.49mi	3/2.0	1,037 (-14%)	10mo	$180,000	$174	40
6139 S Benton Ave	0.71mi	4/2.0 (+1)	1,379 (+14%)	4mo	$75,000	$54	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.98% rent growth · sell at horizon

5-year hold

• IRR: 30.4%
• Equity multiple: 3.39×
• Total profit: $90,276
• Equity at exit: $121,619

10-year hold

• IRR: 26.3%
• Equity multiple: 7.68×
• Total profit: $252,469
• Equity at exit: $262,275

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 64132

• Home prices YoY: 23.6%
• Rents YoY: 3.0%
• Active inventory: 93
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,377 high
• Mortgage (P&I): −$708
• Tax from tax record: −$60 /mo · $717/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $264

Break-even live

Break-even rent $1,043

Max offer price $135,000

Occupancy floor 76%

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
2237 E 67th St Kansas City, MO	4.0	1.0	1300	$1,500	$1.15	16d	1	0.07mi
2430 E 67th Ter Kansas City, MO	3.0	2.0	960	$1,195	$1.24	43d	1	0.16mi
2421 E 67th Ter Kansas City, MO	2.0	1.0	816	$1,125	$1.38	16d	1	0.17mi
2120 E 68th Ter Kansas City, MO	2.0	1.0	930	$1,200	$1.29	23d	1	0.22mi
1850 E 68th Ter Kansas City, MO	4.0	2.0	1400	$1,600	$1.14	16d	1	0.28mi
1831 E 68th St Kansas City, MO	3.0	1.0	1043	$1,250	$1.20	16d	1	0.29mi
1805 E 67th St Kansas City, MO	2.0	1.0	1064	$1,200	$1.13	16d	1	0.29mi
6431 S Benton Ave Kansas City, MO	3.0	1.0	1160	$1,225	$1.06	23d	1	0.47mi
1435 E 66th Ter Kansas City, MO	3.0	1.0	988	$1,340	$1.36	12d	1	0.48mi
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	12d	1	0.49mi
6653 Lydia Ave Kansas City, MO	3.0	1.0	962	$1,500	$1.56	16d	1	0.55mi
6404 The Paseo Kansas City, MO	1.0–2.0	1.0–2.0	942	$1,600	$1.70	2d	6	0.58mi
6703 Walrond Ave Kansas City, MO	2.0	1.0	912	$1,200	$1.32	1d	1	0.58mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	14d	1	0.60mi
6812 College Ave Kansas City, MO	4.0	2.0	1152	$1,795	$1.56	23d	1	0.65mi
7036 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	810	$1,200	$1.48	2d	1	0.71mi
1702 Bushman Dr Kansas City, MO	1.0–2.0	1.0–2.0	895	$1,065	$1.19	43d	1	0.76mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,645	$1.50	23d	1	0.77mi
6821 Bales Ave Kansas City, MO	3.0	1.5	1430	$1,595	$1.12	19d	1	0.80mi
2607 E 73rd St Kansas City, MO	2.0	1.0	1212	$1,050	$0.87	23d	1	0.83mi
7240 Agnes Ave Kansas City, MO	3.0	1.0	1140	$1,350	$1.18	1d	1	0.88mi
2205 E 59th St Kansas City, MO	2.0	1.0	724	$1,025	$1.42	16d	1	0.92mi
6551 Rockhill Rd Kansas City, MO	1.0–2.0	1.0–2.0	912	$2,128	$2.33	1d	10	0.93mi
2512 E 59th St Kansas City, MO	2.0	1.0	750	$1,150	$1.53	43d	1	0.95mi
6518 Rockhill Rd Kansas City, MO	2.0	1.0	900	$2,090	$2.32	43d	1	0.96mi
6512 Rockhill Rd Kansas City, MO	2.0	1.0	900	$1,990	$2.21	1d	1	0.96mi
7317 Agnes Ave Kansas City, MO	2.0	1.0	767	$895	$1.17	23d	1	0.97mi
7115 Bales Ave Kansas City, MO	3.0	1.0	865	$1,350	$1.56	16d	1	0.97mi
6817 Cleveland Ave Kansas City, MO	2.0	1.0	779	$1,100	$1.41	43d	1	0.98mi
7427 Arleta Blvd Kansas City, MO	2.0	1.0	805	$1,150	$1.43	43d	1	0.98mi
7127 Bales Ave Kansas City, MO	3.0	1.0	900	$1,350	$1.50	23d	1	0.99mi
5824 Wabash Ave Kansas City, MO	3.0	1.0	1276	$1,050	$0.82	43d	1	0.99mi
7411 Montgall Ave Kansas City, MO	3.0	1.0	840	$1,200	$1.43	43d	1	1.00mi
6014 Virginia Ave Kansas City, MO	2.0	1.0	1072	$1,111	$1.04	7d	1	1.00mi
6024 Tracy Ave Kansas City, MO	3.0	1.0	1000	$1,250	$1.25	16d	1	1.01mi
6029 Indiana Ave Kansas City, MO	2.0	1.0	832	$1,150	$1.38	43d	1	1.01mi
5801 Wabash Ave Kansas City, MO	3.0	1.0	1200	$1,200	$1.00	43d	1	1.05mi
3604 E 61st St Unit 3604 Kansas City, MO	3.0	1.0	875	$1,300	$1.49	43d	1	1.07mi
2100 E 58th St Kansas City, MO	2.0	1.0	1030	$1,500	$1.46	43d	1	1.08mi
7412 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	780	$1,200	$1.54	2d	1	1.08mi

Listing history 41 events

1. 2026-06-18
   days on market $135,000 Active 58 DOM
2. 2026-06-17
   days on market $135,000 Active 57 DOM
3. 2026-06-16
   days on market $135,000 Active 56 DOM
4. 2026-06-15
   days on market $135,000 Active 55 DOM
5. 2026-06-13
   days on market $135,000 Active 53 DOM
6. 2026-06-09
   days on market $135,000 Active 49 DOM
7. 2026-06-08
   days on market $135,000 Active 48 DOM
8. 2026-06-07
   days on market $135,000 Active 47 DOM
9. 2026-06-05
   days on market $135,000 Active 44 DOM
10. 2026-06-03
    days on market $135,000 Active 43 DOM
11. 2026-06-02
    days on market $135,000 Active 42 DOM
12. 2026-06-01
    days on market $135,000 Active 41 DOM
13. 2026-05-31
    days on market $135,000 Active 40 DOM
14. 2026-04-21
    listed $135,000 Active 268-char remark

    Show marketing remark (268 chars)

    This great 3 bed / 1 bath home is a great rental. Just minutes from Brookside and Waldo, and also 1/2 mile from US-71. Currently rent is $1195/month, leased through March 2027. This property is also being sold as a part of a package. Contact listing agent for details.

15. 2026-01-18
    historical $1,195
16. 2025-12-17
    price $1,195
17. 2025-12-10
    price $1,250
18. 2025-10-17
    price $1,295
19. 2025-09-22
    historical
20. 2025-08-26
    listed $1,350
21. 2025-08-22
    listed $150,000 Active
22. 2025-08-20
    historical
23. 2025-07-15
    historical
24. 2025-04-17
    listed $159,000 Active
25. 2024-04-03
    historical
26. 2023-10-09
    listed $150,000 Active
27. 2020-10-29
    soldstatus
28. 2020-10-05
    soldstatus
29. 2020-10-05
    soldstatus
30. 2020-10-05
    soldstatus
31. 2020-10-05
    soldstatus
32. 2020-10-05
    soldstatus
33. 2020-10-05
    soldstatus
34. 2020-05-29
    soldstatus Sold
35. 2020-04-29
    historical Contingent - Accepting Backup Offers
36. 2020-04-29
    status Pending
37. 2020-04-19
    status Active
38. 2020-04-18
    historical
39. 2020-01-19
    status Pending
40. 2020-01-04
    listed $53,500 Active
41. 1975-03-27
    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: $717 · $60/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$593/yr (+$49/mo · 82.8%)

ⓘ 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,528
• − Mortgage interest: −$7,562
• − Property taxes: −$717
• − Insurance: −$675
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$3,927
• Taxable income: $1,003
• Est. tax owed @ 24.0%: −$241
• After-tax cash flow: $2,929/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): 12,084
• Household income: $45,622
• Rent vs Own: 51.2% rent · 48.8% own
• Severe rent burden: 679.0

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 (66%)
• Race & ethnicity: Black 66% White 16% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 2% Scotch-Irish 1% Romanian 1%
• Foreign-born: 6% · Canada, Jamaica
• 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: ▲ 79.13%
• Current HPI: 414.4305
• Rent YoY: ▲ 2.98%
• 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

+152.3% since first listed

28 events — show timeline

• 2026-04-21 Listed $135,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-18 Rental Removed $1,195 TENANTTURNER2
• 2025-12-17 Price Changed $1,195 TENANTTURNER2
• 2025-12-10 Price Changed $1,250 TENANTTURNER2
• 2025-10-17 Price Changed $1,295 TENANTTURNER2
• 2025-09-22 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-08-26 Listed for Rent $1,350 TENANTTURNER2
• 2025-08-22 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-20 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2025-07-15 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-04-17 Listed $159,000 Heartland MLS as Distributed by MLS Grid
• 2024-04-03 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-10-09 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2020-10-29 Sold (Public Records) — Public Records
• 2020-10-05 Sold (Public Records) — Public Records
• 2020-10-05 Sold (Public Records) — Public Records
• 2020-10-05 Sold (Public Records) — Public Records
• 2020-10-05 Sold (Public Records) — Public Records
• 2020-10-05 Sold (Public Records) — Public Records
• 2020-10-05 Sold (Public Records) — Public Records
• 2020-05-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-04-29 Contingent — Heartland MLS as Distributed by MLS Grid
• 2020-04-29 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-04-19 Relisted — Heartland MLS as Distributed by MLS Grid
• 2020-04-18 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2020-01-19 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-01-04 Listed $53,500 Heartland MLS as Distributed by MLS Grid
• 1975-03-27 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2025): $717 · -24.0% YoY. Source: county tax records.