2028 Kansas Ave · Kansas City, MO 64127

$105,000

2 bd · 1.0 ba · 1,584 sqft · SingleFamily public records · 286 Days on market

Built 2020 Excellent condition 4,548 sqft lot $66/sqft · 45% below area Est $192k · 45% under ↓ 16% since listing

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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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Condition / age +4.8/5.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Appreciation +1.1/10.0
• Schools +0.6/10.0

Listing remarks MLS

Welcome home! This beautifully renovated 2 bedroom, 1 bath gem feels surprisingly spacious. The open layout and thoughtful design make every inch of this home feel bright, functional, and inviting. Located just down the street from Montgall Park and surrounded by newly constructed and revitalized homes, this property is part of an exciting, up and coming neighborhood. Perfect for first time buyers or anyone seeking a move in ready home with future equity potential!

Key facts

• 4,548 sq ft lot
• Built 2020
• Listed 285 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: 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.
• Zoned schools: Ac Prep Elementary (math 12% / reading 27%, grade F, #941 of 1,115 statewide, top 86%, 341 students, 99% FRL); Central Middle School (math 0% / reading 9%, grade F, #388 of 391 statewide, top 99%, 428 students, 99% FRL); Northeast High (math 2% / reading 22%, grade F, #497 of 521 statewide, top 96%, 657 students, 100% FRL) — zoned schools average 99% FRL vs 75% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 131 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 66d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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).
• At $1,370/mo this rent would consume 50% of the median local household income ($33k/yr) (locally 16% 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 $726 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 286 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.30% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.56%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (median comp): $192,136
• List price: $105,000
• Delta: -45.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1917 Kansas Ave	0.09mi	2/1.0	1,480 (-7%)	12mo	$65,000	$44	76
1829 Kansas Ave	0.17mi	3/2.5 (+1)	1,617 (+2%)	6mo	$260,000	$161	72
2519 Olive St	0.56mi	2/1.5	1,600 (+1%)	8mo	$125,000	$78	64
2318 Park Ave	0.44mi	3/2.5 (+1)	1,550 (-2%)	1mo	$280,000	$181	64
2334 Walrond Ave	0.32mi	3/1.5 (+1)	1,370 (-14%)	9mo	$59,000	$43	48
2532 Olive St	0.61mi	3/2.5 (+1)	1,679 (+6%)	8mo	$185,000	$110	44
2528 Olive St	0.61mi	3/2.0 (+1)	1,768 (+12%)	2mo	$214,900	$122	42
1820 Cleveland Ave	0.59mi	3/2.0 (+1)	1,648 (+4%)	22mo	$145,000	$88	39
2315 Olive St	0.37mi	3/2.0 (+1)	1,350 (-15%)	15mo	$149,900	$111	37
2326 Park Ave	0.45mi	3/2.0 (+1)	1,428 (-10%)	21mo	$189,950	$133	36
3031 E 27th St	0.73mi	3/1.0 (+1)	1,360 (-14%)	18mo	$47,500	$35	22

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: 2.7%
• Equity multiple: 1.10×
• Total profit: $2,944
• Equity at exit: $15,656

10-year hold

• IRR: 10.1%
• Equity multiple: 1.71×
• Total profit: $20,948
• Equity at exit: $9,078

Cash invested: $29,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 21 active · 10 under contract
• Months of supply: 15.8 mo (6%/mo absorbed)
• Median asking: $139,999 ($91/sqft)
• Median days on market: 98 d
• This list price: 24% of active listings are priced below it
• ARV vs active asking: +32.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 64127

• Home prices YoY: -2.6%
• Rents YoY: 0.9%
• Active inventory: 131
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,370 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $357

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 69%

Sensitivity live

Price	-10% $429	-5% $393	+0% $357	+5% $320	+10% $284
Rent	-10% $249	-5% $303	+0% $357	+5% $411	+10% $465
Rate	-1.0pp $410	-0.5pp $383	base $357	+0.5pp $330	+1.0pp $302

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: $26,250
• Closing costs: $3,150
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2003 Wabash Ave Unit B Kansas City, MO	3.0	2.0	1200	$1,095	$0.91	73d	1	0.22mi
3305 E 19th St Kansas City, MO	2.0	1.0	1500	$1,200	$0.80	93d	1	0.32mi
3421 E 24th St Kansas City, MO	3.0	2.0	1328	$1,600	$1.20	41d	1	0.48mi
2419 Bales Ave Kansas City, MO	3.0	1.5	1116	$1,500	$1.34	52d	1	0.53mi
2614 Indiana Ave Kansas City, MO	3.0	1.0	1122	$1,300	$1.16	47d	1	0.69mi
2101 Vine St Kansas City, MO	1.0–2.0	1.0	942	$1,499	$1.59	65d	1	0.77mi
2919 E 12th St Kansas City, MO	3.0	2.0	1943	$2,000	$1.03	93d	1	0.80mi
2724 Brooklyn Ave Kansas City, MO	3.0	2.5	1398	$1,440	$1.03	73d	1	0.86mi
1905 Kensington Ave Kansas City, MO	3.0	2.0	1285	$1,325	$1.03	73d	1	0.96mi
916 Bellefontaine Ave Kansas City, MO	3.0	1.5	1399	$1,650	$1.18	65d	1	1.02mi
1812 Elmwood Ave Kansas City, MO	3.0	1.0	1650	$1,600	$0.97	65d	1	1.07mi
901 Benton Blvd Unit 7 Kansas City, MO	2.0	1.0	1100	$1,202	$1.09	93d	1	1.07mi
3220 E 30th St Unit 1A Kansas City, MO	2.0	1.0	1214	$950	$0.78	93d	1	1.08mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$976	$0.92	35d	1	1.15mi
2846 Myrtle Ave Kansas City, MO	3.0	2.0	1705	$1,350	$0.79	65d	1	1.17mi
3009 Garfield Ave Kansas City, MO	3.0	1.5	1334	$1,425	$1.07	93d	1	1.18mi
2729 Grove St Kansas City, MO	3.0	2.0	1510	$1,375	$0.91	93d	1	1.18mi
2501 Troost Ave Kansas City, MO	2.0	1.0–2.0	984	$2,679	$2.72	93d	15	1.23mi
4904 E 23rd St Kansas City, MO	3.0	1.5	1158	$1,275	$1.10	17d	1	1.24mi
2942 Wayne Ave Unit 1 Kansas City, MO	2.0	2.0	1200	$1,900	$1.58	11d	1	1.32mi
2833 Kensington Ave Kansas City, MO	3.0	2.0	1062	$1,325	$1.25	28d	1	1.34mi
612 Garfield Ave Kansas City, MO	1.0–2.0	1.0–2.0	900	$1,875	$2.08	18d	21	1.38mi
3024 Flora Ave Kansas City, MO	3.0	1.0	1267	$1,375	$1.09	28d	1	1.42mi
1217 E 29th St Kansas City, MO	3.0	2.5	1600	$2,675	$1.67	11d	1	1.42mi
504 Bellefontaine Ave Unit 2 Kansas City, MO	2.0	2.0	1500	$1,300	$0.87	93d	1	1.44mi
2523 Charlotte St Kansas City, MO	3.0	3.0	1500	$2,050	$1.37	93d	1	1.45mi
3304 Agnes Ave Unit Downstairs Kansas City, MO	3.0	1.0	1150	$1,095	$0.95	93d	1	1.46mi

Listing history 50 events

1. 2026-08-08
   days on market $105,000 Active 286 DOM
2. 2026-08-07
   days on market $105,000 Active 285 DOM
3. 2026-08-06
   days on market $105,000 Active 284 DOM
4. 2026-08-05
   days on market $105,000 Active 283 DOM
5. 2026-08-04
   days on market $105,000 Active 282 DOM
6. 2026-08-03
   days on market $105,000 Active 281 DOM
7. 2026-07-31
   days on market $105,000 Active 278 DOM
8. 2026-07-30
   days on market $105,000 Active 276 DOM
9. 2026-07-28
   days on market $105,000 Active 275 DOM
10. 2026-07-26
    days on market $105,000 Active 273 DOM
11. 2026-07-24
    days on market $105,000 Active 271 DOM
12. 2026-07-23
    days on market $105,000 Active 270 DOM
13. 2026-07-22
    statusdays on market $105,000 Active 269 DOM
14. 2026-07-18
    status $105,000 Pending 268 DOM
15. 2026-07-16
    days on market $105,000 Active 268 DOM
16. 2026-07-15
    days on market $105,000 Active 267 DOM
17. 2026-07-14
    days on market $105,000 Active 266 DOM
18. 2026-07-13
    days on market $105,000 Active 265 DOM
19. 2026-07-13
    days on market $105,000 Active 264 DOM
20. 2026-07-11
    days on market $105,000 Active 263 DOM
21. 2026-07-10
    days on market $105,000 Active 262 DOM
22. 2026-07-09
    days on market $105,000 Active 261 DOM
23. 2026-07-07
    days on market $105,000 Active 259 DOM
24. 2026-07-06
    days on market $105,000 Active 258 DOM
25. 2026-07-05
    days on market $105,000 Active 257 DOM
26. 2026-07-03
    days on market $105,000 Active 255 DOM
27. 2026-07-02
    days on market $105,000 Active 254 DOM
28. 2026-07-01
    days on market $105,000 Active 253 DOM
29. 2026-06-30
    days on market $105,000 Active 252 DOM
30. 2026-06-30
    price $105,000 Active 251 DOM
31. 2026-06-29
    days on market $125,000 Active 251 DOM
32. 2026-06-28
    days on market $125,000 Active 250 DOM
33. 2026-06-27
    days on market $125,000 Active 249 DOM
34. 2026-06-27
    days on market $125,000 Active 248 DOM
35. 2026-06-25
    days on market $125,000 Active 246 DOM
36. 2026-06-22
    days on market $125,000 Active 244 DOM
37. 2026-06-21
    days on market $125,000 Active 243 DOM
38. 2026-06-18
    days on market $125,000 Active 240 DOM
39. 2026-06-17
    days on market $125,000 Active 239 DOM
40. 2026-06-16
    days on market $125,000 Active 238 DOM
41. 2026-06-15
    days on market $125,000 Active 237 DOM
42. 2026-06-13
    days on market $125,000 Active 235 DOM
43. 2026-06-09
    days on market $125,000 Active 231 DOM
44. 2026-06-08
    days on market $125,000 Active 230 DOM
45. 2026-06-07
    days on market $125,000 Active 229 DOM
46. 2026-06-05
    pricedays on market $125,000 Active 226 DOM
47. 2026-06-03
    days on market $130,000 Active 225 DOM
48. 2026-06-02
    days on market $130,000 Active 224 DOM
49. 2026-06-01
    days on market $130,000 Active 223 DOM
50. 2026-05-31
    days on market $130,000 Active 222 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $16,441
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$3,055
• Taxable income: $2,774
• Est. tax owed @ 24.0%: −$666
• After-tax cash flow: $3,615/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.

Condition & rehab AI · 10 photos

Excellent 95/100 None rehab

This beautifully renovated home is move-in ready and located in an exciting, up-and-coming neighborhood.

Components & finishes AI

Roof asphalt shingle · good Flooring laminate

Deferred maintenance Est. $10,000–$30,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — Roof appears to be in poor condition with visible damage and missing shingles.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make a home more appealing ↑
• Both Landscaping — Enhances curb appeal and adds value ↑

F Composite school gradezoned avg 6/100

Zoned Schools

Elementary Phillis Wheatley Elementary F MO #1,072/1,115 Nat'l #40,579/41,679 Middle Central Middle School F MO #388/391 Nat'l #13,904/14,009 High East High School F MO #516/521 Nat'l #16,822/17,239

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

B Composite livability gradescore 78/100

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 · 719,589 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: 16% of renters

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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%

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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%

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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

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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

-16.1% since first listed

8 events — show timeline

• 2026-04-17 Price Changed $130,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $135,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-08 Price Changed $140,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-07 Price Changed $150,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-22 Listed $155,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-22 Coming Soon $155,000 Heartland MLS as Distributed by MLS Grid
• 2024-11-22 Sold (Public Records) — Public Records
• 1991-09-15 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $164 · -71.1% YoY. Source: county tax records.