2631 College Ave · Kansas City, MO 64127

$110,000

2 bd · 1.0 ba · 1,147 sqft · SingleFamily public records · 60 Days on market

Built 1917 7,405 sqft lot $96/sqft · 32% above area Est $83k · 32% over

---

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 +26.5/30.0
• DSCR +9.1/10.0
• 1% rule +5.8/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

Great investment property or great first-time buyer home!

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1917

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 40 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).
• This rent runs 43% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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 60 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1917 — 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: 1.08% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.38%
• DSCR: 1.51
• GRM: 7.7

CMA / ARV

• ARV (median comp): $83,275
• List price: $110,000
• Delta: 32.09%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3609 E 27th St	0.21mi	3/1.0 (+1)	1,169 (+2%)	0mo	$89,900	$77	81
2510 Bellefontaine Ave	0.22mi	2/1.0	1,094 (-5%)	3mo	$54,500	$50	79
2833 Askew Ave	0.32mi	2/1.0	1,102 (-4%)	9mo	$92,500	$84	71
3505 E 25th St	0.23mi	3/2.0 (+1)	1,085 (-5%)	11mo	$190,000	$175	62
3025 Walrond Ave	0.49mi	3/2.0 (+1)	1,172 (+2%)	4mo	$216,500	$185	61
2202 Agnes Ave	0.56mi	3/2.0 (+1)	1,120 (-2%)	0mo	$100,000	$89	60
3706 E 29th St	0.40mi	3/1.0 (+1)	1,248 (+9%)	2mo	$95,000	$76	60
2915 Wabash Ave	0.59mi	3/1.0 (+1)	1,108 (-3%)	3mo	$75,000	$68	60
3026 Walrond Ave	0.50mi	2/1.0	1,244 (+8%)	8mo	$55,000	$44	56
3023 Cleveland Ave	0.58mi	1/1.0 (-1)	1,206 (+5%)	5mo	$40,000	$33	55
2804 Wenzel Ave	0.66mi	3/2.0 (+1)	1,098 (-4%)	10mo	$129,900	$118	45
2825 Kensington Ave	0.75mi	3/2.0 (+1)	1,044 (-9%)	11mo	$130,000	$125	32

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: -1.5%
• Equity multiple: 0.95×
• Total profit: $-1,678
• Equity at exit: $16,401

10-year hold

• IRR: 6.1%
• Equity multiple: 1.42×
• Total profit: $12,797
• Equity at exit: $9,511

Cash invested: $30,800 (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 64127

• Home prices YoY: -2.6%
• Rents YoY: 0.9%
• Active inventory: 108
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,187 high
• Mortgage (P&I): −$577
• Tax from tax record: −$23 /mo · $274/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $292

Break-even live

Break-even rent $817

Max offer price $110,000

Occupancy floor 70%

Sensitivity live

Price	-10% $354	-5% $323	+0% $292	+5% $261	+10% $230
Rent	-10% $198	-5% $245	+0% $292	+5% $339	+10% $386
Rate	-1.0pp $348	-0.5pp $320	base $292	+0.5pp $264	+1.0pp $235

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2701 Benton Blvd Unit 2705-3 Kansas City, MO	2.0	1.0	800	$1,200	$1.50	8d	1	0.26mi
2701 Benton Blvd Unit 2703-2 Kansas City, MO	2.0	1.0	800	$1,200	$1.50	2d	1	0.26mi
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
2454 Benton Blvd Unit 2460-3 Kansas City, MO	1.0	1.0	750	$1,100	$1.47	17d	1	0.34mi
2454 Benton Blvd Unit 2456-1 Kansas City, MO	1.0	1.0	750	$1,000	$1.33	17d	1	0.34mi
2454 Benton Blvd Unit 2458-2 Kansas City, MO	1.0	1.0	750	$1,000	$1.33	8d	1	0.34mi
3220 E 30th St Unit 1A Kansas City, MO	2.0	1.0	1214	$950	$0.78	44d	1	0.44mi
2225 Askew Ave Kansas City, MO	2.0	1.0	864	$1,050	$1.22	44d	1	0.48mi
2213 Askew Ave Kansas City, MO	2.0	1.0	865	$1,002	$1.16	20d	1	0.50mi
2424 Norton Ave Unit B Kansas City, MO	3.0	1.0	982	$1,150	$1.17	17d	1	0.52mi
2447 Norton Ave Kansas City, MO	2.0	1.0	800	$976	$1.22	17d	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	17d	1	0.65mi
3201 E 20th St Kansas City, MO	2.0	1.0	900	$1,050	$1.17	24d	1	0.68mi
2454 Cypress Ave Kansas City, MO	3.0	1.0	800	$1,300	$1.62	4d	1	0.71mi
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
3310 College Ave Kansas City, MO	3.0	1.0	874	$995	$1.14	44d	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
2538 Woodland Ave Unit 2B Kansas City, MO	2.0	1.0	850	$950	$1.12	22d	1	0.97mi
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 2 Kansas City, MO	2.0	1.0	950	$1,000	$1.05	24d	1	1.02mi
3233 Park Ave Unit 1 Kansas City, MO	2.0	1.0	950	$1,075	$1.13	44d	1	1.02mi
3332 Norton Ave Kansas City, MO	3.0	1.0	1272	$1,350	$1.06	44d	1	1.02mi
3118 Chelsea Ave Kansas City, MO	2.0	1.0	864	$980	$1.13	44d	1	1.09mi
3524 Bellefontaine Ave Kansas City, MO	3.0	1.0	1228	$1,350	$1.10	44d	1	1.16mi
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	17d	1	1.18mi
2101 Vine St Kansas City, MO	1.0–2.0	1.0	942	$1,499	$1.59	17d	1	1.19mi
5108 E 30th St Kansas City, MO	3.0	1.0	960	$1,400	$1.46	3d	1	1.21mi
2938 Flora Ave Unit 1s Kansas City, MO	2.0	1.0	795	$875	$1.10	4d	1	1.23mi
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

Listing history 28 events

1. 2026-06-18
   days on market $110,000 Active 60 DOM
2. 2026-06-17
   days on market $110,000 Active 59 DOM
3. 2026-06-16
   days on market $110,000 Active 58 DOM
4. 2026-06-15
   days on market $110,000 Active 57 DOM
5. 2026-06-13
   days on market $110,000 Active 55 DOM
6. 2026-06-09
   days on market $110,000 Active 51 DOM
7. 2026-06-08
   days on market $110,000 Active 50 DOM
8. 2026-06-07
   days on market $110,000 Active 49 DOM
9. 2026-06-05
   days on market $110,000 Active 46 DOM
10. 2026-06-03
    days on market $110,000 Active 45 DOM
11. 2026-06-02
    days on market $110,000 Active 44 DOM
12. 2026-06-01
    days on market $110,000 Active 43 DOM
13. 2026-05-31
    days on market $110,000 Active 42 DOM
14. 2026-04-19
    listed $110,000 Active 57-char remark

    Show marketing remark (57 chars)

    Great investment property or great first-time buyer home!

15. 2026-01-31
    historical
16. 2025-10-31
    price $119,000
17. 2025-08-15
    listed $128,000 Active
18. 2019-07-25
    soldstatus Sold
19. 2019-07-25
    soldstatus
20. 2019-07-02
    status Pending
21. 2019-06-28
    price $36,900
22. 2019-05-24
    price $38,800
23. 2019-04-09
    price $40,800
24. 2019-04-03
    listed $42,896 Active
25. 2007-11-16
    soldstatus
26. 2007-10-03
    listed $15,900
27. 1999-06-03
    soldstatus
28. 1984-07-01
    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: $1,067 · $89/mo
• Expected delta: +$793/yr (+$66/mo · 289.5%)

ⓘ 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: $14,244
• − Mortgage interest: −$6,162
• − Property taxes: −$274
• − Insurance: −$550
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$3,200
• Taxable income: $1,779
• Est. tax owed @ 24.0%: −$427
• After-tax cash flow: $3,079/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

+591.8% since first listed

15 events — show timeline

• 2026-04-19 Listed $110,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-10-31 Price Changed $119,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-15 Listed $128,000 Heartland MLS as Distributed by MLS Grid
• 2019-07-25 Sold (Public Records) — Public Records
• 2019-07-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-07-02 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-06-28 Price Changed $36,900 Heartland MLS as Distributed by MLS Grid
• 2019-05-24 Price Changed $38,800 Heartland MLS as Distributed by MLS Grid
• 2019-04-09 Price Changed $40,800 Heartland MLS as Distributed by MLS Grid
• 2019-04-03 Listed $42,896 Heartland MLS as Distributed by MLS Grid
• 2007-11-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-10-03 Listed $15,900 Heartland MLS as Distributed by MLS Grid
• 1999-06-03 Sold (Public Records) — Public Records
• 1984-07-01 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $274 · -49.7% YoY. Source: county tax records.