3706 Saint John Ave · Kansas City, MO 64123

$150,000

3 bd · 1.0 ba · 1,871 sqft · SingleFamily public records · 211 Days on market

Built 1930 4,989 sqft lot $80/sqft · 31% below area Est $218k · 31% under

---

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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this charming single-family residence in a convenient south-Kansas City location. Featuring 3 bedrooms and 2 full baths with approx. 1,871 sq. ft of living space. Step inside to find ample room in the generous floor plan, with comfortable living areas and plenty of potential. The exterior combines stone & wood siding, giving the home both character and durability. This home represents a solid opportunity—whether you’re looking to settle in or renovate for value. Contact me today to schedule a showing.

Key facts

• 4,989 sq ft lot
• Listed 211 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 59 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 35% of the median local income ($54k/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 $1k 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.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $39k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 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 1930 — 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: 1.05% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.62%
• DSCR: 1.38
• GRM: 7.9

CMA / ARV

• ARV (median comp): $217,781
• List price: $150,000
• Delta: -31.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3521 Windsor Ave	0.15mi	3/2.0	1,718 (-8%)	7mo	$249,950	$145	70
223 N Kensington Ave	0.38mi	3/2.5	1,818 (-3%)	4mo	$184,950	$102	68
419 N Elmwood Ave	0.59mi	2/1.0 (-1)	1,888 (+1%)	0mo	$50,000	$26	66
4415 Sunrise Dr	0.46mi	3/2.5	1,910 (+2%)	9mo	$175,000	$92	62
3532 Windsor Ave	0.13mi	4/2.0 (+1)	2,113 (+13%)	4mo	$285,000	$135	60
4432 Norledge Ave	0.49mi	3/2.0	1,800 (-4%)	8mo	$199,900	$111	60
4440 Norledge Ave	0.50mi	3/2.0	1,742 (-7%)	3mo	$235,000	$135	59
311 Gladstone Blvd	0.49mi	3/1.5	1,731 (-8%)	8mo	$200,000	$116	56
101 Jackson Ave	0.24mi	4/1.5 (+1)	2,148 (+15%)	3mo	$225,000	$105	55
411 N Kensington Ave	0.43mi	4/2.0 (+1)	1,986 (+6%)	9mo	$270,000	$136	53
3939 Sunrise Dr	0.30mi	4/2.5 (+1)	2,150 (+15%)	2mo	$299,900	$139	49
137 N Van Brunt Blvd	0.63mi	4/2.5 (+1)	1,766 (-6%)	3mo	$163,400	$93	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-5,112
• Equity at exit: $22,365

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $20,175
• Equity at exit: $12,969

Cash invested: $42,000 (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 64123

• Home prices YoY: -8.3%
• Active inventory: 59
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,579 high
• Mortgage (P&I): −$787
• Tax from tax record: −$97 /mo · $1,159/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $302

Break-even live

Break-even rent $1,197

Max offer price $150,000

Occupancy floor 76%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3523 Saint John Ave Kansas City, MO	3.0	1.0	1500	$995	$0.66	23d	1	0.11mi
3429 Morrell Ave Kansas City, MO	4.0	1.5	1800	$1,650	$0.92	7d	1	0.20mi
203 N Indiana Ave Unit 209 Indiana Kansas City, MO	2.0	1.0	1500	$1,400	$0.93	43d	1	0.27mi
3510 Garner Ave Kansas City, MO	3.0	2.0	1536	$1,400	$0.91	2d	1	0.33mi
4405 Norledge Ave Kansas City, MO	3.0	1.0	1510	$1,600	$1.06	43d	1	0.43mi
307 Bellefontaine Ave Kansas City, MO	3.0	3.0	2023	$3,500	$1.73	16d	1	0.53mi
311 Bellefontaine Ave Kansas City, MO	3.0	2.0	1360	$2,200	$1.62	43d	1	0.53mi
504 Bellefontaine Ave Unit 2 Kansas City, MO	2.0	2.0	1500	$1,300	$0.87	43d	1	0.65mi
815 Elmwood Ave Kansas City, MO	3.0	1.5	1302	$1,600	$1.23	14d	1	0.89mi
916 Bellefontaine Ave Kansas City, MO	3.0	1.5	1399	$1,650	$1.18	16d	1	0.92mi
5213 Wilburn Ct Kansas City, MO	3.0	1.0	1274	$1,375	$1.08	21d	1	0.93mi
129 Brooklyn Ave Kansas City, MO	2.0	1.0	1225	$1,195	$0.98	10d	1	0.98mi
441 N Hardesty Ave Kansas City, MO	4.0	1.0	1511	$1,550	$1.03	23d	1	1.06mi
2919 E 12th St Kansas City, MO	3.0	2.0	1943	$2,000	$1.03	43d	1	1.14mi
1233 Benton Blvd Kansas City, MO	4.0	2.5	1500	$2,500	$1.67	43d	1	1.15mi
347 Maple Blvd Kansas City, MO	3.0	1.5	1246	$1,350	$1.08	23d	1	1.17mi
612 Garfield Ave Kansas City, MO	1.0–2.0	1.0–2.0	900	$1,875	$2.08	1d	44	1.28mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	16d	1	1.41mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	19d	1	1.41mi

Listing history 23 events

1. 2026-06-18
   days on market $150,000 Active 211 DOM
2. 2026-06-17
   days on market $150,000 Active 210 DOM
3. 2026-06-16
   days on market $150,000 Active 209 DOM
4. 2026-06-15
   days on market $150,000 Active 208 DOM
5. 2026-06-13
   days on market $150,000 Active 206 DOM
6. 2026-06-09
   days on market $150,000 Active 202 DOM
7. 2026-06-08
   days on market $150,000 Active 201 DOM
8. 2026-06-07
   days on market $150,000 Active 200 DOM
9. 2026-06-05
   days on market $150,000 Active 197 DOM
10. 2026-06-03
    days on market $150,000 Active 196 DOM
11. 2026-06-02
    days on market $150,000 Active 195 DOM
12. 2026-06-01
    days on market $150,000 Active 194 DOM
13. 2026-05-31
    days on market $150,000 Active 193 DOM
14. 2026-05-16
    status Pending 533-char remark

    Show marketing remark (533 chars)

    Discover this charming single-family residence in a convenient south-Kansas City location. Featuring 3 bedrooms and 2 full baths with approx. 1,871 sq. ft of living space. Step inside to find ample room in the generous floor plan, with comfortable living areas and plenty of potential. The exterior combines stone & wood siding, giving the home both character and durability. This home represents a solid opportunity—whether you’re looking to settle in or renovate for value. Contact me today to schedule a showing.

15. 2026-04-29
    status Active 533-char remark

    Show marketing remark (533 chars)

    Discover this charming single-family residence in a convenient south-Kansas City location. Featuring 3 bedrooms and 2 full baths with approx. 1,871 sq. ft of living space. Step inside to find ample room in the generous floor plan, with comfortable living areas and plenty of potential. The exterior combines stone & wood siding, giving the home both character and durability. This home represents a solid opportunity—whether you’re looking to settle in or renovate for value. Contact me today to schedule a showing.

16. 2026-04-29
    price $150,000 533-char remark

    Show marketing remark (533 chars)

    Discover this charming single-family residence in a convenient south-Kansas City location. Featuring 3 bedrooms and 2 full baths with approx. 1,871 sq. ft of living space. Step inside to find ample room in the generous floor plan, with comfortable living areas and plenty of potential. The exterior combines stone & wood siding, giving the home both character and durability. This home represents a solid opportunity—whether you’re looking to settle in or renovate for value. Contact me today to schedule a showing.

17. 2026-04-14
    status Pending 533-char remark

    Show marketing remark (533 chars)

    Discover this charming single-family residence in a convenient south-Kansas City location. Featuring 3 bedrooms and 2 full baths with approx. 1,871 sq. ft of living space. Step inside to find ample room in the generous floor plan, with comfortable living areas and plenty of potential. The exterior combines stone & wood siding, giving the home both character and durability. This home represents a solid opportunity—whether you’re looking to settle in or renovate for value. Contact me today to schedule a showing.

18. 2026-01-28
    price $165,000 533-char remark

    Show marketing remark (533 chars)

    Discover this charming single-family residence in a convenient south-Kansas City location. Featuring 3 bedrooms and 2 full baths with approx. 1,871 sq. ft of living space. Step inside to find ample room in the generous floor plan, with comfortable living areas and plenty of potential. The exterior combines stone & wood siding, giving the home both character and durability. This home represents a solid opportunity—whether you’re looking to settle in or renovate for value. Contact me today to schedule a showing.

19. 2025-10-23
    listed $189,000 Active 533-char remark

    Show marketing remark (533 chars)

    Discover this charming single-family residence in a convenient south-Kansas City location. Featuring 3 bedrooms and 2 full baths with approx. 1,871 sq. ft of living space. Step inside to find ample room in the generous floor plan, with comfortable living areas and plenty of potential. The exterior combines stone & wood siding, giving the home both character and durability. This home represents a solid opportunity—whether you’re looking to settle in or renovate for value. Contact me today to schedule a showing.

20. 2010-05-31
    historical
21. 2009-09-08
    listed $65,000
22. 2005-04-07
    soldstatus
23. 1997-04-18
    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: $1,159 · $97/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$296/yr (+$25/mo · 25.5%)

ⓘ 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 3/10 Moderate
• 🌡 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: $18,951
• − Mortgage interest: −$8,402
• − Property taxes: −$1,159
• − Insurance: −$750
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$4,364
• Taxable income: $1,243
• Est. tax owed @ 24.0%: −$298
• After-tax cash flow: $3,324/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): 11,833
• Household income: $54,443
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 338.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 48% White 34% Two or more races 25% Black 10% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 37% Puerto Rican 1% Cuban 3%
• Common ancestry: Italian 2% Arab 2% Romanian 1%
• Foreign-born: 22% · Canada, Vietnam, Philippines
• Languages at home: 58% English-only · Spanish 35% Arabic 2% Vietnamese 1%

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: ▼ -35.35%
• Current HPI: 392.4402
• Rent YoY: —
• 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

+130.8% since first listed

10 events — show timeline

• 2026-05-16 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-29 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $150,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-14 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-01-28 Price Changed $165,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-23 Listed $189,000 Heartland MLS as Distributed by MLS Grid
• 2010-05-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2009-09-08 Listed $65,000 Heartland MLS as Distributed by MLS Grid
• 2005-04-07 Sold (Public Records) — Public Records
• 1997-04-18 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,159 · -22.2% YoY. Source: county tax records.