4034 Agnes Ave · Kansas City, MO 64130

$125,000

2 bd · 1.0 ba · 1,421 sqft · SingleFamily public records · 150 Days on market

Built 1912 4,172 sqft lot $88/sqft · 5% above area Est $119k · 5% over

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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 +24.6/30.0
• DSCR +7.9/10.0
• 1% rule +5.3/10.0
• ARV discount +5.1/15.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity in Kansas City! This spacious 4-bedroom, 1-bath single-family home is already tenant-occupied with a lease in place through 3/31/27, tenants are current with rent, monthly rent is $995 -offering immediate and stable rental income with strong DSCR potential. The home features a functional floor plan with comfortable living spaces and abundant natural light, complemented by beautiful hardwood flooring in several areas and cozy carpeting in others. The kitchen provides ample cabinetry and counter space, while generously sized bedrooms offer great closet space and flexible living options. Enjoy outdoor living with a welcoming front porch and a large backyard ideal for entertaining, gardening, or recreation. A huge unfinished basement with washer/dryer hookups adds valuable storage and expansion potential. Conveniently located with quick access to US-71/Bruce R. Watkins Drive, providing easy routes to downtown Kansas City, major highways, shopping, and dining. Located within the Kansas City Public Schools district, this property combines long-term rental stability with future upside. Call listing agent to arrange showing.

Key facts

• Natural light
• Easy access to us-71
• 4,172 sq ft lot

Tags

• FUNCTIONAL FLOOR PLAN
• NATURAL LIGHT
• EASY ACCESS TO US-71
• QUICK ROUTES TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: 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: M. L. King Elementary (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 665 students, 100% FRL); Central Middle School (math 0% / reading 9%, grade F, #388 of 391 statewide, top 99%, 428 students, 99% FRL); Central High School (math 2% / reading 17%, grade F, #507 of 521 statewide, top 98%, 535 students, 99% 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 rising fast (+4.4%/yr); 185 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% of the median local income ($42k/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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.83%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

• ARV (median comp): $118,792
• List price: $125,000
• Delta: 5.23%
• 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
3933 Monroe Ave	0.48mi	2/1.0	1,440 (+1%)	3mo	$64,000	$44	73
4230 Benton Blvd	0.27mi	3/2.0 (+1)	1,410 (-1%)	6mo	$125,000	$89	72
3800 Chestnut Ave	0.36mi	3/1.0 (+1)	1,470 (+3%)	1mo	$79,900	$54	72
2809 E 39th St	0.22mi	3/1.0 (+1)	1,279 (-10%)	6mo	$114,900	$90	63
3620 Agnes St	0.53mi	3/1.0 (+1)	1,444 (+2%)	5mo	$95,000	$66	63
4617 S Benton St	0.70mi	3/1.0 (+1)	1,430 (+1%)	1mo	$90,000	$63	60
3805 Bellefontaine Ave	0.33mi	3/1.5 (+1)	1,624 (+14%)	5mo	$169,900	$105	50
3639 Agnes Ave	0.49mi	3/2.0 (+1)	1,544 (+9%)	7mo	$99,000	$64	48
4444 Olive St	0.63mi	3/1.5 (+1)	1,291 (-9%)	1mo	$120,000	$93	47
4043 Monroe Ave	0.46mi	3/1.5 (+1)	1,632 (+15%)	2mo	$142,900	$88	45
4200 Monroe Ave	0.46mi	3/2.0 (+1)	1,623 (+14%)	5mo	$100,000	$62	42
3615 College Ave	0.59mi	3/1.5 (+1)	1,598 (+12%)	5mo	$50,000	$31	40

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,021
• Equity at exit: $18,638

10-year hold

• IRR: 9.5%
• Equity multiple: 1.77×
• Total profit: $27,091
• Equity at exit: $10,808

Cash invested: $35,000 (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: 185
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,291 high
• Mortgage (P&I): −$656
• Tax from tax record: −$54 /mo · $653/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $258

Break-even live

Break-even rent $965

Max offer price $125,000

Occupancy floor 75%

Sensitivity live

Price	-10% $328	-5% $293	+0% $258	+5% $222	+10% $187
Rent	-10% $156	-5% $207	+0% $258	+5% $309	+10% $360
Rate	-1.0pp $321	-0.5pp $289	base $258	+0.5pp $225	+1.0pp $192

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4116 Bellefontaine Ave Kansas City, MO	3.0	1.0	1234	$1,000	$0.81	25d	1	0.07mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	25d	1	0.21mi
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	18d	1	0.24mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	18d	1	0.36mi
4107 Olive St Kansas City, MO	3.0	1.5	1271	$1,578	$1.24	9d	1	0.36mi
3818 Indiana Ave Kansas City, MO	3.0	1.5	1223	$1,147	$0.94	45d	1	0.37mi
4014 Park Ave Kansas City, MO	3.0	2.0	1271	$1,273	$1.00	45d	1	0.46mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	18d	1	0.47mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	25d	1	0.48mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	12d	1	0.51mi
3710 Wabash Ave Unit 2S Kansas City, MO	2.0	1.0	875	$850	$0.97	25d	1	0.58mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	45d	1	0.60mi
4534 S Benton Ave Kansas City, MO	2.0	1.0	912	$1,045	$1.15	18d	1	0.62mi
3524 Bellefontaine Ave Kansas City, MO	3.0	1.0	1228	$1,350	$1.10	45d	1	0.65mi
3434 Chestnut Ave Kansas City, MO	2.0	1.0	1512	$1,100	$0.73	12d	1	0.77mi
3525 Monroe Ave Kansas City, MO	3.0	2.0	1569	$1,500	$0.96	45d	1	0.79mi
4653 Benton Blvd Kansas City, MO	3.0	2.0	1594	$1,600	$1.00	9d	1	0.80mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	9d	1	0.85mi
3330 Agnes Ave Kansas City, MO	3.0	1.0	1000	$1,410	$1.41	45d	1	0.90mi
2018 E 35th St Kansas City, MO	3.0	2.0	1502	$1,800	$1.20	4d	1	0.94mi
4401 Wayne Ave Kansas City, MO	2.0	1.5	955	$1,300	$1.36	25d	1	0.95mi
3304 Agnes Ave Unit Downstairs Kansas City, MO	3.0	1.0	1150	$1,095	$0.95	45d	1	0.95mi
2002 E 35th St Kansas City, MO	3.0	2.0	1426	$1,295	$0.91	9d	1	0.96mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	9d	1	0.99mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	25d	1	1.03mi
3609 Wayne Ave Kansas City, MO	3.0	1.5	1118	$1,900	$1.70	25d	1	1.03mi
4911 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	18d	1	1.06mi
4917 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	25d	1	1.07mi
3233 Park Ave Unit 2 Kansas City, MO	2.0	1.0	950	$1,000	$1.05	25d	1	1.08mi
3233 Park Ave Unit 1 Kansas City, MO	2.0	1.0	950	$1,075	$1.13	45d	1	1.08mi
4228 Virginia Ave Kansas City, MO	3.0	1.0	1200	$1,250	$1.04	12d	1	1.10mi
4232 Virginia Ave Unit 3 Kansas City, MO	3.0	1.0	1296	$1,100	$0.85	14d	1	1.10mi
3332 Norton Ave Kansas City, MO	3.0	1.0	1272	$1,350	$1.06	45d	1	1.11mi
4935 College Ave Kansas City, MO	3.0	1.0	1216	$1,350	$1.11	25d	1	1.13mi
1500 E 46th St Kansas City, MO	1.0–3.0	1.0	803	$1,050	$1.31	45d	1	1.13mi
4117 Forest Ave Kansas City, MO	2.0	2.0	1300	$1,390	$1.07	25d	1	1.17mi
4119 Forest Ave Kansas City, MO	2.0	1.0	950	$1,400	$1.47	14d	1	1.17mi
4900 E 41st Ter Kansas City, MO	3.0	2.0	1270	$1,500	$1.18	18d	1	1.18mi
5013 S Benton Ave Kansas City, MO	3.0	1.0	978	$1,225	$1.25	25d	1	1.18mi
4930 Park Ave Kansas City, MO	3.0	1.0	900	$1,300	$1.44	18d	1	1.20mi

Listing history 24 events

1. 2026-06-21
   days on market $125,000 Active 150 DOM
2. 2026-06-18
   days on market $125,000 Active 147 DOM
3. 2026-06-17
   days on market $125,000 Active 146 DOM
4. 2026-06-16
   days on market $125,000 Active 145 DOM
5. 2026-06-15
   days on market $125,000 Active 144 DOM
6. 2026-06-13
   days on market $125,000 Active 142 DOM
7. 2026-06-09
   days on market $125,000 Active 138 DOM
8. 2026-06-08
   days on market $125,000 Active 137 DOM
9. 2026-06-07
   days on market $125,000 Active 136 DOM
10. 2026-06-05
    days on market $125,000 Active 133 DOM
11. 2026-06-03
    days on market $125,000 Active 132 DOM
12. 2026-06-02
    days on market $125,000 Active 131 DOM
13. 2026-06-01
    days on market $125,000 Active 130 DOM
14. 2026-05-31
    days on market $125,000 Active 129 DOM
15. 2026-05-05
    price $125,000 1155-char remark

    Show marketing remark (1155 chars)

    Investor opportunity in Kansas City! This spacious 4-bedroom, 1-bath single-family home is already tenant-occupied with a lease in place through 3/31/27, tenants are current with rent, monthly rent is $995 -offering immediate and stable rental income with strong DSCR potential. The home features a functional floor plan with comfortable living spaces and abundant natural light, complemented by beautiful hardwood flooring in several areas and cozy carpeting in others. The kitchen provides ample cabinetry and counter space, while generously sized bedrooms offer great closet space and flexible living options. Enjoy outdoor living with a welcoming front porch and a large backyard ideal for entertaining, gardening, or recreation. A huge unfinished basement with washer/dryer hookups adds valuable storage and expansion potential. Conveniently located with quick access to US-71/Bruce R. Watkins Drive, providing easy routes to downtown Kansas City, major highways, shopping, and dining. Located within the Kansas City Public Schools district, this property combines long-term rental stability with future upside. Call listing agent to arrange showing.

16. 2026-01-22
    listed $130,000 Active 1155-char remark

    Show marketing remark (1155 chars)

    Investor opportunity in Kansas City! This spacious 4-bedroom, 1-bath single-family home is already tenant-occupied with a lease in place through 3/31/27, tenants are current with rent, monthly rent is $995 -offering immediate and stable rental income with strong DSCR potential. The home features a functional floor plan with comfortable living spaces and abundant natural light, complemented by beautiful hardwood flooring in several areas and cozy carpeting in others. The kitchen provides ample cabinetry and counter space, while generously sized bedrooms offer great closet space and flexible living options. Enjoy outdoor living with a welcoming front porch and a large backyard ideal for entertaining, gardening, or recreation. A huge unfinished basement with washer/dryer hookups adds valuable storage and expansion potential. Conveniently located with quick access to US-71/Bruce R. Watkins Drive, providing easy routes to downtown Kansas City, major highways, shopping, and dining. Located within the Kansas City Public Schools district, this property combines long-term rental stability with future upside. Call listing agent to arrange showing.

17. 2025-10-23
    historical $995
18. 2025-10-10
    price $995
19. 2025-09-21
    listed $1,050
20. 2025-09-20
    historical $1,050
21. 2025-09-20
    listed $1,050
22. 2023-01-06
    soldstatus
23. 2022-10-24
    soldstatus
24. 1979-02-01
    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: $653 · $54/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$559/yr (+$47/mo · 85.6%)

ⓘ 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: $15,488
• − Mortgage interest: −$7,002
• − Property taxes: −$653
• − Insurance: −$625
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$3,636
• Taxable income: $1,094
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $2,829/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

+11804.8% since first listed

10 events — show timeline

• 2026-05-05 Price Changed $125,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-22 Listed $130,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-23 Rental Removed $995 RENTLY
• 2025-10-10 Price Changed $995 RENTLY
• 2025-09-21 Listed for Rent $1,050 RENTLY
• 2025-09-20 Rental Removed $1,050 APPFOLIO
• 2025-09-20 Listed for Rent $1,050 APPFOLIO
• 2023-01-06 Sold (Public Records) — Public Records
• 2022-10-24 Sold (Public Records) — Public Records
• 1979-02-01 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $653 · -64.0% YoY. Source: county tax records.