4024 Montgall Ave · Kansas City, MO 64130

$185,000

5 bd · 1.0 ba · 1,849 sqft · SingleFamily public records · 8 Days on market

Built 1910 4,512 sqft lot Est $163k · 14% over

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Why this score? — see what drove the D 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 +20.3/30.0
• DSCR +6.5/10.0
• 1% rule +5.2/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly Remodeled 7 Bedroom 2.5 Bath Home in Oak Park. The Upstairs is ready for you to add your final touches. Combine a Few Bedrooms to make it a 5 Bedroom Home. New Electrical & Plumbing. HVAC has been updated but no central A/C unit. Upstairs bedrooms need paint and hardwood floors finished.

Key facts

• 4,512 sq ft lot
• Built 1910
• Listed 7 days

Property features AI

Finance

• Other: Property age: 101 years or more
• HOA & community: Association fees charged monthly

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Residential attached single-family residence; Three stories; Above-grade finished area approximately 1,849
• Construction: Stone and frame construction; Composition roof
• Exterior features: Lot of 4,512 square feet; Not in a flood plain

Interior

• Bedrooms: Six bedrooms total; Main level bedroom (approx. 10 x 14); Second level bedrooms (three bedrooms approx. 10 x 12, 10 x 12, 9 x 11); Third level bedroom with ceramic tile (approx. 14 x 18)
• Flooring: Ceramic tile in one bedroom and one bathroom
• Bathrooms: Two full bathrooms; One half bathroom; Bathroom with ceramic tile (second level)
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Three-story floor plan; Basement finished with stone/rock

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 7.8% 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; 16 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 $1,883/mo this rent would consume 54% of the median local household income ($42k/yr) (locally 1132% 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 $1k of loan paydown is wiped out by about $6k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y ago; this cycle's ask is 42% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $185,000

Questions for the listing agent

1. Built in 1910 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 7.84%
• Cash-on-cash: 5.52%
• DSCR: 1.25
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $162,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4221 Chestnut Ave	0.24mi	4/1.5 (-1)	1,694 (-8%)	1mo	$110,000	$65	67
4210 Montgall Ave	0.20mi	4/2.0 (-1)	1,682 (-9%)	1mo	$74,900	$45	66
4226 Prospect Ave	0.24mi	4/2.5 (-1)	1,924 (+4%)	8mo	$134,400	$70	65
3744 Montgall Ave	0.35mi	4/2.0 (-1)	1,884 (+2%)	12mo	$169,000	$90	62
3937 Highland Ave	0.60mi	4/2.5 (-1)	1,850 (+0%)	1mo	$282,500	$153	60
4032 S Benton Ave	0.13mi	4/2.0 (-1)	1,653 (-11%)	10mo	$140,000	$85	59
4332 Benton Blvd	0.48mi	5/2.5	1,826 (-1%)	14mo	$119,900	$66	58
3905 Highland Ave	0.62mi	4/2.0 (-1)	1,700 (-8%)	2mo	$267,500	$157	46
3717 Indiana Ave	0.62mi	4/1.5 (-1)	1,644 (-11%)	2mo	$129,000	$78	44
4429 Wabash Ave	0.49mi	5/2.0	1,600 (-14%)	8mo	$140,000	$88	44
3915 Highland Ave	0.62mi	4/3.0 (-1)	2,000 (+8%)	2mo	$280,500	$140	43
3438 Wabash Ave	0.74mi	4/2.5 (-1)	1,860 (+1%)	12mo	$205,000	$110	43

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-12,066
• Equity at exit: $27,584

10-year hold

• IRR: 5.1%
• Equity multiple: 1.40×
• Total profit: $20,599
• Equity at exit: $15,995

Cash invested: $51,800 (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 64130

• Home prices YoY: -21.5%
• Rents YoY: 4.4%
• Active inventory: 187
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,883 high
• Mortgage (P&I): −$970
• Tax from tax record: −$202 /mo · $2,425/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $238

Break-even live

Break-even rent $1,581

Max offer price $185,000

Occupancy floor 82%

Sensitivity live

Price	-10% $343	-5% $291	+0% $238	+5% $186	+10% $134
Rent	-10% $89	-5% $164	+0% $238	+5% $313	+10% $387
Rate	-1.0pp $331	-0.5pp $285	base $238	+0.5pp $190	+1.0pp $142

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4018 Prospect Ave Kansas City, MO	4.0	1.5	1900	$1,695	$0.89	44d	1	0.09mi
4119 S Benton Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	44d	1	0.18mi
4112 Park Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	15d	1	0.25mi
3902 Wabash Ave Kansas City, MO	4.0	2.0	1400	$1,850	$1.32	44d	1	0.25mi
3817 S Benton Ave Kansas City, MO	4.0	1.5	1380	$1,650	$1.20	24d	1	0.35mi
4211 Woodland Ave Kansas City, MO	4.0	2.5	1926	$2,010	$1.04	16d	1	0.56mi
4219 Woodland Ave Kansas City, MO	4.0	2.0	1566	$1,900	$1.21	2d	1	0.58mi
4511 Park Ave Kansas City, MO	4.0	2.5	1915	$1,982	$1.03	24d	1	0.58mi
3713 Cleveland Ave Kansas City, MO	4.0	1.0	1256	$1,250	$1.00	16d	1	0.84mi
3419 College Ave Kansas City, MO	4.0	1.0	1608	$1,300	$0.81	2d	1	0.91mi
4031 Campbell St Kansas City, MO	4.0	1.5	2074	$2,500	$1.21	16d	1	1.15mi
4440 Troost Ave Kansas City, MO	5.0	2.0	2400	$2,250	$0.94	44d	1	1.16mi
4444 Troost Ave Kansas City, MO	5.0	2.0	2400	$2,250	$0.94	44d	1	1.17mi
5038 S Benton Ave Kansas City, MO	4.0	3.0	1500	$1,875	$1.25	21d	1	1.24mi
3205 E 31st St Kansas City, MO	4.0	1.0	1800	$1,325	$0.74	24d	1	1.26mi
4138 Locust St Kansas City, MO	4.0	2.0	1763	$2,600	$1.47	8d	1	1.50mi

Listing history 7 events

1. 2026-06-18
   price $185,000 Active 8 DOM
2. 2026-06-18
   days on market $200,000 Active 8 DOM
3. 2026-06-17
   days on market $200,000 Active 7 DOM
4. 2026-06-16
   days on market $200,000 Active 6 DOM
5. 2026-06-15
   days on market $200,000 Active 5 DOM
6. 2026-06-13
   statusdays on market $200,000 Active 3 DOM
7. 2026-06-08
   listed $200,000 Coming Soon 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: $2,425 · $202/mo
• Projected year-2 tax: $2,425 · $202/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $22,596
• − Mortgage interest: −$10,363
• − Property taxes: −$2,425
• − Insurance: −$925
• − Repairs & maintenance: −$1,808
• − Management: −$1,808
• − Depreciation: −$5,382
• Taxable loss: −$114
• Est. tax savings @ 24.0%: +$27
• After-tax cash flow: $2,886/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

+905.0% since first listed

8 events — show timeline

• 2026-06-08 Coming Soon $200,000 Heartland MLS as Distributed by MLS Grid
• 2022-12-02 Sold (Public Records) — Public Records
• 2022-11-23 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-10-12 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-10-04 Listed $130,000 Heartland MLS as Distributed by MLS Grid
• 2006-10-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-05-24 Listed $19,900 Heartland MLS as Distributed by MLS Grid
• 1995-11-14 Sold (Public Records) — Public Records

Property tax history

+21.8%/yr

Latest (2025): $2,425 · +55.7% YoY. Source: county tax records.