3325 Montgall Ave · Kansas City, MO 64128

$115,000

3 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 17 Days on market

Built 1909 5,373 sqft lot Est $102k · 13% over

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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 +27.6/30.0
• Appreciation +10.0/10.0
• DSCR +9.7/10.0
• 1% rule +6.4/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Schools +1.5/10.0

Listing remarks

Charming 3-bedroom, 1-bath home offering over 1,200 square feet of living space in Kansas City's historic Oak Park Northwest neighborhood. This two-story home features spacious living areas, a functional floor plan, and plenty of opportunity for owner-occupants or investors alike. Conveniently located with easy access to downtown Kansas City, major highways, schools, public transportation, and everyday amenities. Nearby shopping includes grocery stores, pharmacies, and neighborhood retail along Linwood Boulevard and Prospect Avenue, providing convenient access to daily necessities. Residents will also enjoy nearby green spaces and recreational opportunities, with several community parks and

Key facts

• Community parks
• Outdoor areas
• 5,373 sq ft lot

Tags

• COMMUNITY PARKS
• OUTDOOR AREAS

Property features AI

Finance

• HOA & community: Association fee billed annually; No community maintenance provided

Exterior

• Parking: Basement parking access
• Utilities: Public water supply; Public sewer service
• Home design: Single-family residence; Residential property; One-story bungalow
• Construction: Composition roof
• Exterior features: Brick/mortar exterior; Lot approximately 5,373 square feet; Flood plain status unknown; Public water; Public sewer

Interior

• Bedrooms: Three bedrooms on the first floor
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Bungalow floor plan; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 (+4.7%/yr); 86 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); 40% 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).
• This rent runs 44% 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 ($795 loan paydown + $12k 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 $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1909 — 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: 1.14% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.79%
• DSCR: 1.57
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $102,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3422 Askew Ave	0.54mi	3/1.0	1,226 (+1%)	4mo	$114,900	$94	70
3335 Park Ave	0.25mi	2/1.0 (-1)	1,115 (-8%)	4mo	$115,000	$103	66
3025 Walrond Ave	0.49mi	3/2.0	1,172 (-4%)	4mo	$216,500	$185	64
2915 Wabash Ave	0.55mi	3/1.0	1,108 (-9%)	3mo	$75,000	$68	58
2112 E 36th St	0.45mi	3/2.0	1,343 (+10%)	2mo	$150,000	$112	56
2922 E 30th St	0.49mi	3/1.0	1,364 (+12%)	3mo	$73,600	$54	54
2809 E 39th St	0.69mi	3/1.0	1,279 (+5%)	6mo	$114,900	$90	54
3304 Askew Ave	0.53mi	3/1.0	1,066 (-12%)	3mo	$45,000	$42	52
3920 S Benton Ave	0.73mi	2/1.5 (-1)	1,160 (-5%)	5mo	$65,000	$56	47
3838 S Benton Ave	0.66mi	3/1.0	1,066 (-12%)	3mo	$90,000	$84	46
3009 Garfield Ave	0.56mi	3/1.5	1,396 (+15%)	3mo	$85,000	$61	45
3910 Wabash Ave	0.72mi	4/2.0 (+1)	1,366 (+12%)	1mo	$10,000	$7	36

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: 34.4%
• Equity multiple: 3.69×
• Total profit: $86,655
• Equity at exit: $103,601

10-year hold

• IRR: 30.1%
• Equity multiple: 8.54×
• Total profit: $242,719
• Equity at exit: $223,420

Cash invested: $32,200 (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: 86
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,312 high
• Mortgage (P&I): −$603
• Tax from tax record: −$42 /mo · $506/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $343

Break-even live

Break-even rent $877

Max offer price $115,000

Occupancy floor 69%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3330 Agnes Ave Kansas City, MO	3.0	1.0	1000	$1,410	$1.41	43d	1	0.17mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	7d	1	0.17mi
3304 Agnes Ave Unit Downstairs Kansas City, MO	3.0	1.0	1150	$1,095	$0.95	43d	1	0.19mi
3233 Park Ave Unit 2 Kansas City, MO	2.0	1.0	950	$1,000	$1.05	23d	1	0.25mi
3233 Park Ave Unit 1 Kansas City, MO	2.0	1.0	950	$1,075	$1.13	43d	1	0.25mi
3524 Bellefontaine Ave Kansas City, MO	3.0	1.0	1228	$1,350	$1.10	43d	1	0.33mi
3310 College Ave Kansas City, MO	3.0	1.0	874	$995	$1.14	43d	1	0.36mi
2120 Linwood Blvd Kansas City, MO	3.0	1.0	1326	$1,400	$1.06	43d	1	0.40mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	10d	1	0.42mi
3710 Wabash Ave Unit 2S Kansas City, MO	2.0	1.0	875	$850	$0.97	23d	1	0.43mi
2002 E 35th St Kansas City, MO	3.0	2.0	1426	$1,295	$0.91	7d	1	0.44mi
2637 E 29th St Unit 3 Kansas City, MO	2.0	1.0	954	$1,050	$1.10	43d	1	0.52mi
3009 Garfield Ave Kansas City, MO	3.0	1.5	1334	$1,425	$1.07	43d	1	0.56mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	23d	1	0.58mi
3220 E 30th St Unit 1A Kansas City, MO	2.0	1.0	1214	$950	$0.78	43d	1	0.59mi
3817 S Benton Ave Kansas City, MO	4.0	1.5	1380	$1,650	$1.20	23d	1	0.60mi
3841 Olive St Kansas City, MO	2.0	1.0	792	$985	$1.24	14d	1	0.65mi
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	16d	1	0.69mi
3902 Wabash Ave Kansas City, MO	4.0	2.0	1400	$1,850	$1.32	43d	1	0.69mi
3818 Indiana Ave Kansas City, MO	3.0	1.5	1223	$1,147	$0.94	43d	1	0.73mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	23d	1	0.73mi
3609 Wayne Ave Kansas City, MO	3.0	1.5	1118	$1,900	$1.70	23d	1	0.74mi
2701 Benton Blvd Unit 2705-3 Kansas City, MO	2.0	1.0	800	$1,200	$1.50	7d	1	0.83mi
2701 Benton Blvd Unit 2703-2 Kansas City, MO	2.0	1.0	800	$1,200	$1.50	1d	1	0.83mi
3713 Cleveland Ave Kansas City, MO	4.0	1.0	1256	$1,250	$1.00	16d	1	0.83mi
2724 Brooklyn Ave Kansas City, MO	3.0	2.5	1398	$1,440	$1.03	23d	1	0.84mi
3332 Norton Ave Kansas City, MO	3.0	1.0	1272	$1,350	$1.06	43d	1	0.86mi
4014 Park Ave Kansas City, MO	3.0	2.0	1271	$1,273	$1.00	43d	1	0.86mi
3300 Virginia Ave Unit 2S Kansas City, MO	2.0	1.0	900	$1,000	$1.11	43d	1	0.89mi
2938 Flora Ave Unit 1s Kansas City, MO	2.0	1.0	795	$875	$1.10	3d	1	0.90mi
4107 Olive St Kansas City, MO	3.0	1.5	1271	$1,578	$1.24	7d	1	0.94mi
2305 E 41st St Kansas City, MO	2.0	1.0	750	$1,000	$1.33	7d	1	0.95mi
3314 Tracy Ave Kansas City, MO	3.0	1.0	1100	$947	$0.86	7d	1	0.95mi
3314 Tracy Ave Unit B Kansas City, MO	3.0	1.0	1100	$947	$0.86	21d	1	0.95mi
4005 Bales Ave Kansas City, MO	2.0	1.0	792	$1,050	$1.33	43d	1	0.95mi
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	16d	1	0.96mi
4116 Bellefontaine Ave Kansas City, MO	3.0	1.0	1234	$1,000	$0.81	23d	1	0.98mi
1108 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	773	$1,745	$2.26	2d	11	1.04mi
1108 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	780	$1,745	$2.24	43d	5	1.04mi
1111 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	788	$1,660	$2.11	2d	9	1.05mi

Listing history 12 events

1. 2026-06-18
   days on market $115,000 Active 17 DOM
2. 2026-06-17
   days on market $115,000 Active 16 DOM
3. 2026-06-16
   days on market $115,000 Active 15 DOM
4. 2026-06-15
   days on market $115,000 Active 14 DOM
5. 2026-06-13
   days on market $115,000 Active 12 DOM
6. 2026-06-09
   days on market $115,000 Active 8 DOM
7. 2026-06-08
   days on market $115,000 Active 7 DOM
8. 2026-06-07
   days on market $115,000 Active 6 DOM
9. 2026-06-05
   days on market $115,000 Active 3 DOM
10. 2026-06-03
    days on market $115,000 Active 2 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $115,000 Active 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: $506 · $42/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$610/yr (+$51/mo · 120.5%)

ⓘ 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 ≥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: $15,741
• − Mortgage interest: −$6,442
• − Property taxes: −$506
• − Insurance: −$575
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$3,345
• Taxable income: $2,354
• Est. tax owed @ 24.0%: −$565
• After-tax cash flow: $3,552/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

3 events — show timeline

• 2026-06-01 Listed $115,000 Heartland MLS as Distributed by MLS Grid
• 2018-05-29 Sold (Public Records) — Public Records
• 1966-01-01 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $506 · -21.5% YoY. Source: county tax records.