4026 Agnes Ave · Kansas City, MO 64130

$105,000

2 bd · 1.0 ba · 1,022 sqft · SingleFamily public records · 80 Days on market

Built 1912 4,165 sqft lot $103/sqft · at area comps Est $102k · at est.

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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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• ARV discount +6.2/15.0
• 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

Portfoio of Four Single Family homes for sale! Do not disturb tenants. Package of 4 single family homes for sale. Turn key with high cash flow! At roughly a 10% cap rate this package offers strong performance in Kansas City's sought ofter rental market. 4026 Agnes Ave. 2463 Denver Ave. 5107 40th St. 3044 E 60th St.

Key facts

• Usable yard space
• Remodeled kitchen
• Updated vanities

Tags

• UPDATED FLOORING
• REMODELED KITCHEN
• REMODELED BATHROOMS
• UPDATED CABINETRY
• UPDATED VANITIES
• USABLE YARD SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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; 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 35% 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 $726 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.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y ago; this cycle's ask has dropped $314k (75%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.18% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.36%
• DSCR: 1.64
• GRM: 7.1

CMA / ARV

• ARV (median comp): $101,961
• List price: $105,000
• Delta: 2.98%
• 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
3838 S Benton Ave	0.22mi	3/1.0 (+1)	1,066 (+4%)	3mo	$90,000	$84	75
4338 Indiana Ave	0.49mi	2/1.0	1,012 (-1%)	0mo	$150,000	$148	75
3711 Bellefontaine Ave	0.42mi	3/1.0 (+1)	1,007 (-2%)	4mo	$120,000	$119	69
3920 S Benton Ave	0.15mi	2/1.5	1,160 (+14%)	5mo	$65,000	$56	64
3936 Wabash Ave	0.32mi	3/2.0 (+1)	1,099 (+8%)	2mo	$89,900	$82	62
2303 E 41st St E	0.41mi	2/1.0	918 (-10%)	4mo	$80,000	$87	61
4427 Agnes Ave	0.50mi	3/1.0 (+1)	1,100 (+8%)	2mo	$69,900	$64	57
4327 Mersington Ave	0.70mi	2/1.0	940 (-8%)	4mo	$50,000	$53	50
3536 College Ave	0.63mi	3/1.0 (+1)	1,086 (+6%)	6mo	$96,000	$88	50
4520 Chestnut Ave	0.62mi	3/2.0 (+1)	1,088 (+6%)	3mo	$94,900	$87	49
3942 Myrtle Ave	0.63mi	2/1.0	890 (-13%)	3mo	$85,000	$96	47
3640 Cleveland Ave	0.68mi	2/2.0	900 (-12%)	4mo	$105,000	$117	41

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: 6.2%
• Equity multiple: 1.24×
• Total profit: $7,142
• Equity at exit: $15,656

10-year hold

• IRR: 16.6%
• Equity multiple: 2.44×
• Total profit: $42,470
• Equity at exit: $9,078

Cash invested: $29,400 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,237 high
• Mortgage (P&I): −$551
• Tax from tax record: −$31 /mo · $376/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $352

Break-even live

Break-even rent $792

Max offer price $105,000

Occupancy floor 67%

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: $26,250
• Closing costs: $3,150
• 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	23d	1	0.07mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	23d	1	0.21mi
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	16d	1	0.24mi
4005 Bales Ave Kansas City, MO	2.0	1.0	792	$1,050	$1.33	43d	1	0.33mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	16d	1	0.36mi
4107 Olive St Kansas City, MO	3.0	1.5	1271	$1,578	$1.24	7d	1	0.36mi
3818 Indiana Ave Kansas City, MO	3.0	1.5	1223	$1,147	$0.94	43d	1	0.37mi
2305 E 41st St Kansas City, MO	2.0	1.0	750	$1,000	$1.33	7d	1	0.42mi
3841 Olive St Kansas City, MO	2.0	1.0	792	$985	$1.24	14d	1	0.44mi
4014 Park Ave Kansas City, MO	3.0	2.0	1271	$1,273	$1.00	43d	1	0.46mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	16d	1	0.47mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	23d	1	0.48mi
4216 Cleveland Ave Kansas City, MO	2.0	1.0	780	$1,125	$1.44	16d	1	0.51mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	10d	1	0.51mi
3710 Wabash Ave Unit 2S Kansas City, MO	2.0	1.0	875	$850	$0.97	23d	1	0.58mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	43d	1	0.60mi
4534 S Benton Ave Kansas City, MO	2.0	1.0	912	$1,045	$1.15	16d	1	0.62mi
3524 Bellefontaine Ave Kansas City, MO	3.0	1.0	1228	$1,350	$1.10	43d	1	0.65mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	7d	1	0.85mi
3330 Agnes Ave Kansas City, MO	3.0	1.0	1000	$1,410	$1.41	43d	1	0.90mi
4209 Flora Ave Kansas City, MO	2.0	1.0	778	$1,200	$1.54	16d	1	0.95mi
3310 College Ave Kansas City, MO	3.0	1.0	874	$995	$1.14	43d	1	0.95mi
4401 Wayne Ave Kansas City, MO	2.0	1.5	955	$1,300	$1.36	23d	1	0.95mi
3304 Agnes Ave Unit Downstairs Kansas City, MO	3.0	1.0	1150	$1,095	$0.95	43d	1	0.95mi
2002 E 35th St Kansas City, MO	3.0	2.0	1426	$1,295	$0.91	7d	1	0.96mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	7d	1	0.99mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	23d	1	1.03mi
3609 Wayne Ave Kansas City, MO	3.0	1.5	1118	$1,900	$1.70	23d	1	1.03mi
4911 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	17d	1	1.06mi
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	16d	1	1.07mi
4917 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	23d	1	1.07mi
3233 Park Ave Unit 1 Kansas City, MO	2.0	1.0	950	$1,075	$1.13	43d	1	1.08mi
3233 Park Ave Unit 2 Kansas City, MO	2.0	1.0	950	$1,000	$1.05	23d	1	1.08mi
4228 Virginia Ave Kansas City, MO	3.0	1.0	1200	$1,250	$1.04	10d	1	1.10mi
4232 Virginia Ave Unit 3 Kansas City, MO	3.0	1.0	1296	$1,100	$0.85	12d	1	1.10mi
3332 Norton Ave Kansas City, MO	3.0	1.0	1272	$1,350	$1.06	43d	1	1.11mi
4935 College Ave Kansas City, MO	3.0	1.0	1216	$1,350	$1.11	23d	1	1.13mi
1500 E 46th St Kansas City, MO	1.0–3.0	1.0	803	$1,050	$1.31	43d	1	1.13mi
4117 Forest Ave Kansas City, MO	2.0	2.0	1300	$1,390	$1.07	23d	1	1.17mi
4119 Forest Ave Kansas City, MO	2.0	1.0	950	$1,400	$1.47	12d	1	1.17mi

Listing history 34 events

1. 2026-06-18
   days on market $105,000 Active 80 DOM
2. 2026-06-17
   pricedays on market $105,000 Active 79 DOM
3. 2026-06-16
   days on market $112,000 Active 78 DOM
4. 2026-06-15
   days on market $112,000 Active 77 DOM
5. 2026-06-13
   days on market $112,000 Active 75 DOM
6. 2026-06-09
   days on market $112,000 Active 71 DOM
7. 2026-06-08
   days on market $112,000 Active 70 DOM
8. 2026-06-07
   days on market $112,000 Active 69 DOM
9. 2026-06-05
   days on market $112,000 Active 66 DOM
10. 2026-06-03
    days on market $112,000 Active 65 DOM
11. 2026-06-02
    days on market $112,000 Active 64 DOM
12. 2026-06-01
    days on market $112,000 Active 63 DOM
13. 2026-05-31
    days on market $112,000 Active 62 DOM
14. 2026-05-14
    price $399,500 316-char remark

    Show marketing remark (316 chars)

    Portfoio of Four Single Family homes for sale! Do not disturb tenants. Package of 4 single family homes for sale. Turn key with high cash flow! At roughly a 10% cap rate this package offers strong performance in Kansas City's sought ofter rental market. 4026 Agnes Ave. 2463 Denver Ave. 5107 40th St. 3044 E 60th St.

15. 2026-05-09
    listed $419,000 Active 316-char remark

    Show marketing remark (316 chars)

    Portfoio of Four Single Family homes for sale! Do not disturb tenants. Package of 4 single family homes for sale. Turn key with high cash flow! At roughly a 10% cap rate this package offers strong performance in Kansas City's sought ofter rental market. 4026 Agnes Ave. 2463 Denver Ave. 5107 40th St. 3044 E 60th St.

16. 2026-03-30
    listed $112,000 Active 1592-char remark

    Show marketing remark (1592 chars)

    Renovated 3-bedroom home offering functional layout, recent capital improvements, and strong rental or owner-occupant potential. Updates completed between 2023–2026 total over $25,000 and include fresh interior paint throughout, updated flooring, remodeled kitchen and bathrooms, new interior doors, new stove and refrigerator, and a new hot water heater. The kitchen features updated cabinetry and fixtures with a clean, modern finish. Bathrooms have been refreshed with updated vanities, lighting, and plumbing fixtures. The main level includes two bedrooms, a full bath, living area, dining space, and convenient laundry access on the primary floor. The second level features a generously sized third bedroom spanning the length of the home, providing privacy and flexibility for a primary suite, home office, flex space, or additional living area. The full basement offers substantial unfinished storage space with room for mechanical access, storage shelving, or future customization. Exterior access and lot layout provide usable yard space with potential for outdoor seating, garden beds, or additional improvements. Located near The Paseo corridor with access to U. S. 71 Highway, major east-west routes, and neighborhood parks, this property provides connectivity to Downtown Kansas City, Midtown, and surrounding commercial districts. Suitable for investors seeking a stabilized rental-ready asset or buyers looking for updated condition with expansion potential. Can be sold individually of as a package with MLS#s 2606783, 2610158, 2610424, 2610418. Package MLS# is 2619226.

17. 2026-03-30
    historical

    Show marketing remark (1592 chars)

    Renovated 3-bedroom home offering functional layout, recent capital improvements, and strong rental or owner-occupant potential. Updates completed between 2023–2026 total over $25,000 and include fresh interior paint throughout, updated flooring, remodeled kitchen and bathrooms, new interior doors, new stove and refrigerator, and a new hot water heater. The kitchen features updated cabinetry and fixtures with a clean, modern finish. Bathrooms have been refreshed with updated vanities, lighting, and plumbing fixtures. The main level includes two bedrooms, a full bath, living area, dining space, and convenient laundry access on the primary floor. The second level features a generously sized third bedroom spanning the length of the home, providing privacy and flexibility for a primary suite, home office, flex space, or additional living area. The full basement offers substantial unfinished storage space with room for mechanical access, storage shelving, or future customization. Exterior access and lot layout provide usable yard space with potential for outdoor seating, garden beds, or additional improvements. Located near The Paseo corridor with access to U. S. 71 Highway, major east-west routes, and neighborhood parks, this property provides connectivity to Downtown Kansas City, Midtown, and surrounding commercial districts. Suitable for investors seeking a stabilized rental-ready asset or buyers looking for updated condition with expansion potential. Can be sold individually of as a package with MLS#s 2606783, 2610158, 2610424, 2610418. Package MLS# is 2619226.

18. 2026-03-11
    historical Active Under Contract
19. 2026-02-16
    listed $112,000 Active
20. 2025-10-13
    historical
21. 2025-08-02
    listed $105,000 Active
22. 2025-07-25
    historical
23. 2025-05-28
    price $113,950
24. 2025-03-16
    historical $1,200
25. 2025-01-23
    listed $114,950 Active
26. 2024-12-30
    listed $1,200
27. 2023-11-08
    historical $1,150
28. 2023-09-21
    price $1,150
29. 2023-09-08
    listed $1,400
30. 2020-02-28
    soldstatus
31. 2013-03-28
    soldstatus $91,396
32. 2005-12-08
    soldstatus
33. 2005-10-17
    listed $24,000
34. 1984-08-01
    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: $376 · $31/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$643/yr (+$54/mo · 171.1%)

ⓘ 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: $14,848
• − Mortgage interest: −$5,882
• − Property taxes: −$376
• − Insurance: −$525
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$3,055
• Taxable income: $2,635
• Est. tax owed @ 24.0%: −$633
• After-tax cash flow: $3,589/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

+1564.6% since first listed

21 events — show timeline

• 2026-05-14 Price Changed $399,500 Heartland MLS as Distributed by MLS Grid
• 2026-05-09 Listed $419,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-03-30 Listed $112,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-11 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-02-16 Listed $112,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-13 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-08-02 Listed $105,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-25 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-05-28 Price Changed $113,950 Heartland MLS as Distributed by MLS Grid
• 2025-03-16 Rental Removed $1,200 RENTFEEDER
• 2025-01-23 Listed $114,950 Heartland MLS as Distributed by MLS Grid
• 2024-12-30 Listed for Rent $1,200 RENTFEEDER
• 2023-11-08 Rental Removed $1,150 RENTFEEDER
• 2023-09-21 Price Changed $1,150 RENTFEEDER
• 2023-09-08 Listed for Rent $1,400 RENTFEEDER
• 2020-02-28 Sold (Public Records) — Public Records
• 2013-03-28 Sold (Public Records) $91,396 Public Records
• 2005-12-08 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-10-17 Listed $24,000 Heartland MLS as Distributed by MLS Grid
• 1984-08-01 Sold (Public Records) — Public Records

Property tax history

+34.8%/yr

Latest (2025): $376 · +22.2% YoY. Source: county tax records.