3716 Mersington Ave · Kansas City, MO 64128

$80,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 10 Days on market

Built 1953 5,227 sqft lot Est $75k · 7% over

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +4.2/15.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

PURCHASE TO ADD THIS CUTIE TO YOUR PORTFOLIO. TENANT OCCUPIED UNTIL JANUARY. .HOME HAS BEEN UPDATED TO TODAY'S POPULAR COLORS. ALSO, HAS NEWER FLOORING, TILE, AND MORE. KITCHEN AND BATHROOM HAVE BEEN UPDATED. YOU DO NOT WANT TO MISS OUT ON THIS CHARMER. CALL TODAY

Key facts

• 5,227 sq ft lot
• Built 1953
• Listed 10 days

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: City/Public water (verify); Public sewer
• Home design: Single-family residential; Bungalow style; One story
• Construction: Wood siding; Composition roof; Built approximately 51–75 years ago
• Exterior features: Lot roughly 0.12 acres

Interior

• Kitchen: Kitchen located on the main level
• Bedrooms: 2 bedrooms — both on the main level
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom — on the main level
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Bungalow floor plan; Crawl space basement
• Laundry & utility: Laundry area in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 12.7% 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 (+4.7%/yr); 86 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 38% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($553 loan paydown + $8k 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 + 4.7% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 7y 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 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1953 — 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: 1.43% ✓
• Cap rate: 12.75%
• Cash-on-cash: 23.05%
• DSCR: 2.03
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $74,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3610 Norton Ave	0.19mi	2/1.0	672 (0%)	8mo	$75,000	$112	85
3716 Mersington Ave	0.00mi	2/1.0	672 (0%)	23mo	$80,999	$121	81
3801 Myrtle Ave	0.12mi	3/2.0 (+1)	672 (0%)	6mo	$74,900	$111	80
3912 Jackson Ave	0.32mi	2/1.0	672 (0%)	9mo	$130,000	$193	78
3601 Norton Ave	0.22mi	2/1.0	725 (+8%)	3mo	$40,000	$55	74
3928 Mersington Ave	0.27mi	2/1.0	704 (+5%)	19mo	$70,000	$99	64
4022 Kensington Ave	0.50mi	2/1.0	626 (-7%)	3mo	$46,000	$73	63
4135 Jackson Ave	0.57mi	2/1.0	720 (+7%)	2mo	$68,900	$96	60
3916 Myrtle Ave	0.27mi	2/1.0	728 (+8%)	20mo	$70,000	$96	57
3207 Kensington Ave	0.72mi	2/1.0	678 (+1%)	12mo	$84,900	$125	55
4210 Monroe Ave	0.62mi	2/1.0	720 (+7%)	6mo	$107,500	$149	54
3233 Norton Ave	0.61mi	1/1.0 (-1)	720 (+7%)	20mo	$75,000	$104	38

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 · 4.65% rent growth · sell at horizon

5-year hold

• IRR: 42.4%
• Equity multiple: 4.25×
• Total profit: $72,859
• Equity at exit: $72,070

10-year hold

• IRR: 37.2%
• Equity multiple: 9.80×
• Total profit: $197,120
• Equity at exit: $155,422

Cash invested: $22,400 (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 64128

• Home prices YoY: 21.6%
• Rents YoY: 4.7%
• Active inventory: 86
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,140 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$18 /mo · $211/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $430

Break-even live

Break-even rent $595

Max offer price $80,000

Occupancy floor 57%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	16d	1	0.39mi
2305 E 41st St Kansas City, MO	2.0	1.0	750	$1,000	$1.33	7d	1	1.05mi
3243 Denver Dr Kansas City, MO	1.0–3.0	1.0	862	$1,088	$1.26	44d	1	1.07mi
2855 Van Brunt Blvd Unit A Kansas City, MO	2.0	1.0	744	$1,080	$1.45	44d	1	1.43mi

Listing history 7 events

1. 2026-06-18
   days on market $80,000 Active 10 DOM
2. 2026-06-17
   days on market $80,000 Active 9 DOM
3. 2026-06-16
   days on market $80,000 Active 8 DOM
4. 2026-06-15
   days on market $80,000 Active 7 DOM
5. 2026-06-13
   days on market $80,000 Active 5 DOM
6. 2026-06-09
   remarks 301-char remark
7. 2026-06-09
   listed $80,000 Active 1 DOM

ⓘ 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: $211 · $18/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$565/yr (+$47/mo · 268.3%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,680
• − Mortgage interest: −$4,481
• − Property taxes: −$211
• − Insurance: −$400
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$2,327
• Taxable income: $4,072
• Est. tax owed @ 24.0%: −$977
• After-tax cash flow: $4,185/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): 11,912
• Household income: $36,088
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 946.0

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 (79%)
• Race & ethnicity: Black 79% Hispanic / Latino 9% White 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Swedish 1% Hispanic 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 2%

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: ▲ 73.41%
• Current HPI: 412.6862
• Rent YoY: ▲ 4.65%
• 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

+196.3% since first listed

21 events — show timeline

• 2026-06-08 Listed $80,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-26 Rental Removed $1,050 TENANTTURNER2
• 2025-12-02 Listed for Rent $1,050 TENANTTURNER2
• 2024-08-01 Sold (Public Records) — Public Records
• 2024-08-01 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-07-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-07-03 Listed $80,999 Heartland MLS as Distributed by MLS Grid
• 2023-03-21 Sold (Public Records) — Public Records
• 2021-12-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2021-08-06 Relisted — Heartland MLS as Distributed by MLS Grid
• 2021-06-29 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2021-06-25 Listed $75,000 Heartland MLS as Distributed by MLS Grid
• 2019-06-07 Sold (Public Records) — Public Records
• 2019-06-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-06-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-05-14 Relisted — Heartland MLS as Distributed by MLS Grid
• 2019-04-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-04-13 Price Changed $20,000 Heartland MLS as Distributed by MLS Grid
• 2019-03-07 Listed $27,000 Heartland MLS as Distributed by MLS Grid
• 2000-09-15 Sold (Public Records) — Public Records
• 1958-11-09 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $211 · -70.7% YoY. Source: county tax records.