5936 Kensington Ave · Kansas City, MO 64130

$75,000

1 bd · 1.0 ba · 432 sqft · SingleFamily public records · 180 Days on market

Built 1955 4,169 sqft lot $174/sqft · 120% above area Est $102k · 27% under ↓ 17% since listing

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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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +7.4/10.0
• 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-Friendly Opportunity! This versatile property is now vacant and ready for its next chapter. Previously leased at $1,500 per month, it offers strong rental income potential for investors looking to expand or launch their portfolio. Opportunities like this don’t come often—act quickly!

Key facts

• 4,169 sq ft lot
• Built 1955
• Listed 180 days

🏷️ Possibly a rental listed for sale. The $75,000 price doesn't fit this home's estimated sale value (~$102,176) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($927 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.24% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.37%
• DSCR: 1.37
• GRM: 6.7

CMA / ARV

• ARV (median comp): $102,176
• List price: $75,000
• Delta: -26.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.42% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-1,427
• Equity at exit: $11,183

10-year hold

• IRR: 9.6%
• Equity multiple: 1.79×
• Total profit: $16,668
• Equity at exit: $6,485

Cash invested: $21,000 (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: 187
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $927 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$162 /mo · $1,938/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $146

Break-even live

Break-even rent $742

Max offer price $75,000

Occupancy floor 79%

Sensitivity live

Price	-10% $189	-5% $168	+0% $146	+5% $125	+10% $104
Rent	-10% $73	-5% $110	+0% $146	+5% $183	+10% $220
Rate	-1.0pp $184	-0.5pp $166	base $146	+0.5pp $127	+1.0pp $107

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-20
   status Pending 305-char remark

   Show marketing remark (305 chars)

   Investor-Friendly Opportunity! This versatile property is now vacant and ready for its next chapter. Previously leased at $1,500 per month, it offers strong rental income potential for investors looking to expand or launch their portfolio. Opportunities like this don’t come often—act quickly!

2. 2026-03-30
   status Active 305-char remark

   Show marketing remark (305 chars)

   Investor-Friendly Opportunity! This versatile property is now vacant and ready for its next chapter. Previously leased at $1,500 per month, it offers strong rental income potential for investors looking to expand or launch their portfolio. Opportunities like this don’t come often—act quickly!

3. 2026-02-22
   status Pending 305-char remark

   Show marketing remark (305 chars)

   Investor-Friendly Opportunity! This versatile property is now vacant and ready for its next chapter. Previously leased at $1,500 per month, it offers strong rental income potential for investors looking to expand or launch their portfolio. Opportunities like this don’t come often—act quickly!

4. 2026-02-04
   price $75,000 305-char remark

   Show marketing remark (305 chars)

   Investor-Friendly Opportunity! This versatile property is now vacant and ready for its next chapter. Previously leased at $1,500 per month, it offers strong rental income potential for investors looking to expand or launch their portfolio. Opportunities like this don’t come often—act quickly!

5. 2025-10-16
   listed $89,900 Active 305-char remark

   Show marketing remark (305 chars)

   Investor-Friendly Opportunity! This versatile property is now vacant and ready for its next chapter. Previously leased at $1,500 per month, it offers strong rental income potential for investors looking to expand or launch their portfolio. Opportunities like this don’t come often—act quickly!

6. 2025-07-28
   historical
7. 2025-02-04
   listed $105,000 Active
8. 2022-12-28
   soldstatus
9. 2022-12-14
   soldstatus Closed
10. 2022-12-03
    status Pending
11. 2022-10-26
    listed $110,000 Active
12. 2022-10-07
    status Pending
13. 2022-10-06
    historical
14. 2022-10-05
    listed $90,000 Active
15. 2022-03-17
    soldstatus
16. 1984-10-01
    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: $1,938 · $162/mo
• Projected year-2 tax: $1,938 · $162/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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,127
• − Mortgage interest: −$4,201
• − Property taxes: −$1,938
• − Insurance: −$375
• − Repairs & maintenance: −$890
• − Management: −$890
• − Depreciation: −$2,182
• Taxable income: $650
• Est. tax owed @ 24.0%: −$156
• After-tax cash flow: $1,601/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

-16.7% since first listed

16 events — show timeline

• 2026-05-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-30 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-02-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-04 Price Changed $75,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-16 Listed $89,900 Heartland MLS as Distributed by MLS Grid
• 2025-07-28 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-02-04 Listed $105,000 Heartland MLS as Distributed by MLS Grid
• 2022-12-28 Sold (Public Records) — Public Records
• 2022-12-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-12-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-10-26 Listed $110,000 Heartland MLS as Distributed by MLS Grid
• 2022-10-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-10-06 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-10-05 Listed $90,000 Heartland MLS as Distributed by MLS Grid
• 2022-03-17 Sold (Public Records) — Public Records
• 1984-10-01 Sold (Public Records) — Public Records

Property tax history

+19.4%/yr

Latest (2025): $1,938 · +69.5% YoY. Source: county tax records.