3320 Spruce Ave · Kansas City, MO 64128

$109,000

1 bd · 1.0 ba · 725 sqft · SingleFamily public records · 26 Days on market

Built 1921 5,440 sqft lot Est $75k · 45% 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 +23.0/30.0
• Appreciation +10.0/10.0
• DSCR +7.4/10.0
• 1% rule +4.8/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0

Listing remarks

Stop renting and step into homeownership with this incredible, completely move-in-ready 3 bed 1 bath opportunity priced at an unbelievable $109,000. Finding a fully updated home at this price point in the Kansas City market is exceptionally rare, offering a turnkey solution without the stress or expense of ongoing projects. Every corner of this residence has been refreshed, allowing for an immediate move-in where you can simply unpack your bags and enjoy the benefits of a completely updated interior from day one. The location is a commuter's dream, putting you right in the center of everything Kansas City has to offer. The property is situated just minutes from the Kansas City VA Medical Ce

Key facts

• Fully updated home
• Updated interior
• 5,440 sq ft lot

Tags

• FULLY UPDATED HOME
• UPDATED INTERIOR
• MINUTES FROM VA MEDICAL CENTER
• SHORT DRIVE FROM DOWNTOWN

Property features AI

Finance

• Other: Living area listed as 725 (public records)
• HOA & community: No association fees

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Bungalow style; Residential property
• Construction: Frame construction; Composition roof; Approximately 101+ years old
• Exterior features: Front porch; City lot

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window units for cooling
• Interior features: Partial basement; Eat-in kitchen; Bungalow floor plan
• Laundry & utility: Laundry off the kitchen

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (2.2% below list).
• Recommended offer: $107k (2.2% below list) — sets the bar for 1% rule.
• Cap rate 8.4% 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); 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 (+4.7%/yr); 87 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 35% 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 $12k of equity ($754 loan paydown + $11k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 25y 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 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,604 (2.2% below list)

Questions for the listing agent

1. Built in 1921 — 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: 0.98% ✗
• Cap rate: 8.42%
• Cash-on-cash: 7.61%
• DSCR: 1.34
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $75,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3601 Norton Ave	0.34mi	2/1.0 (+1)	725 (0%)	3mo	$40,000	$55	76
3133 Chelsea Ave	0.39mi	2/1.0 (+1)	762 (+5%)	1mo	$78,990	$104	68
3304 Norton St	0.12mi	2/1.0 (+1)	792 (+9%)	9mo	$90,000	$114	66
3207 Kensington Ave	0.18mi	2/1.0 (+1)	678 (-6%)	12mo	$84,900	$125	66
3224 Lister Ave	0.27mi	2/1.0 (+1)	792 (+9%)	3mo	$30,000	$38	65
3610 Norton Ave	0.37mi	2/1.0 (+1)	672 (-7%)	8mo	$75,000	$112	59
3423 Cleveland Ave	0.31mi	2/1.0 (+1)	792 (+9%)	9mo	$80,000	$101	58
4507 E 35th St	0.27mi	2/1.0 (+1)	792 (+9%)	14mo	$79,900	$101	55
3017 Poplar Ave	0.54mi	2/1.0 (+1)	760 (+5%)	13mo	$72,000	$95	51
3625 Jackson Ave	0.40mi	2/1.0 (+1)	809 (+12%)	10mo	$110,000	$136	49
3017 York St	0.57mi	2/1.0 (+1)	789 (+9%)	16mo	$70,000	$89	41
3208 E 30th Ter	0.73mi	2/1.0 (+1)	828 (+14%)	12mo	$120,000	$145	27

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: 30.4%
• Equity multiple: 3.41×
• Total profit: $73,442
• Equity at exit: $98,196

10-year hold

• IRR: 26.8%
• Equity multiple: 7.89×
• Total profit: $210,387
• Equity at exit: $211,763

Cash invested: $30,520 (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: 87
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,066 high
• Mortgage (P&I): −$572
• Tax from tax record: −$32 /mo · $379/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $194

Break-even live

Break-even rent $821

Max offer price $109,000

Occupancy floor 77%

Sensitivity live

Price	-10% $255	-5% $224	+0% $194	+5% $163	+10% $132
Rent	-10% $109	-5% $151	+0% $194	+5% $236	+10% $278
Rate	-1.0pp $248	-0.5pp $221	base $194	+0.5pp $165	+1.0pp $137

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	18d	1	0.17mi
3243 Denver Dr Kansas City, MO	1.0–3.0	1.0	862	$950	$1.10	45d	1	0.65mi
2855 Van Brunt Blvd Unit A Kansas City, MO	2.0	1.0	744	$1,080	$1.45	45d	1	0.91mi
2454 Benton Blvd Unit 2456-1 Kansas City, MO	1.0	1.0	750	$1,000	$1.33	18d	1	1.36mi
2454 Benton Blvd Unit 2460-3 Kansas City, MO	1.0	1.0	750	$1,100	$1.47	18d	1	1.36mi
2454 Benton Blvd Unit 2458-2 Kansas City, MO	1.0	1.0	750	$1,000	$1.33	9d	1	1.36mi

Listing history 37 events

1. 2026-06-21
   days on market $109,000 Active 26 DOM
2. 2026-06-18
   days on market $109,000 Active 23 DOM
3. 2026-06-17
   days on market $109,000 Active 22 DOM
4. 2026-06-16
   days on market $109,000 Active 21 DOM
5. 2026-06-15
   days on market $109,000 Active 20 DOM
6. 2026-06-13
   days on market $109,000 Active 18 DOM
7. 2026-06-09
   days on market $109,000 Active 14 DOM
8. 2026-06-08
   days on market $109,000 Active 13 DOM
9. 2026-06-07
   days on market $109,000 Active 12 DOM
10. 2026-06-05
    days on market $109,000 Active 9 DOM
11. 2026-06-03
    days on market $109,000 Active 8 DOM
12. 2026-06-02
    days on market $109,000 Active 7 DOM
13. 2026-06-01
    days on market $109,000 Active 6 DOM
14. 2026-05-31
    days on market $109,000 Active 5 DOM
15. 2026-05-26
    listed $109,000 Active
16. 2026-04-29
    listed $1,095
17. 2025-08-24
    historical $995
18. 2025-08-13
    listed $995
19. 2024-12-30
    historical
20. 2024-10-24
    listed $59,000 Active
21. 2023-07-28
    soldstatus
22. 2016-09-20
    historical
23. 2016-01-16
    listed $30,000 Active
24. 2014-07-28
    soldstatus
25. 2005-08-16
    soldstatus
26. 2005-08-05
    soldstatus
27. 2004-09-30
    soldstatus
28. 2004-09-08
    soldstatus
29. 2004-09-08
    soldstatus
30. 2004-08-02
    listed $22,000
31. 2001-01-31
    soldstatus
32. 2001-01-05
    listed $15,000
33. 1999-08-12
    soldstatus
34. 1998-07-20
    soldstatus
35. 1998-07-20
    soldstatus
36. 1997-02-11
    soldstatus
37. 1996-01-11
    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: $379 · $32/mo
• Projected year-2 tax: $1,057 · $88/mo
• Expected delta: +$678/yr (+$57/mo · 178.8%)

ⓘ 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 · 16 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: $12,792
• − Mortgage interest: −$6,106
• − Property taxes: −$379
• − Insurance: −$545
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$3,171
• Taxable income: $545
• Est. tax owed @ 24.0%: −$131
• After-tax cash flow: $2,192/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

+626.7% since first listed

23 events — show timeline

• 2026-05-26 Listed $109,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-29 Listed for Rent $1,095 SHOWMOJO
• 2025-08-24 Rental Removed $995 SHOWMOJO
• 2025-08-13 Listed for Rent $995 SHOWMOJO
• 2024-12-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-10-24 Listed $59,000 Heartland MLS as Distributed by MLS Grid
• 2023-07-28 Sold (Public Records) — Public Records
• 2016-09-20 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2016-01-16 Listed $30,000 Heartland MLS as Distributed by MLS Grid
• 2014-07-28 Sold (Public Records) — Public Records
• 2005-08-16 Sold (Public Records) — Public Records
• 2005-08-05 Sold (Public Records) — Public Records
• 2004-09-30 Sold (Public Records) — Public Records
• 2004-09-08 Sold (Public Records) — Public Records
• 2004-09-08 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-08-02 Listed $22,000 Heartland MLS as Distributed by MLS Grid
• 2001-01-31 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2001-01-05 Listed $15,000 Heartland MLS as Distributed by MLS Grid
• 1999-08-12 Sold (Public Records) — Public Records
• 1998-07-20 Sold (Public Records) — Public Records
• 1998-07-20 Sold (Public Records) — Public Records
• 1997-02-11 Sold (Public Records) — Public Records
• 1996-01-11 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $379 · -3.5% YoY. Source: county tax records.