4321 Campbell St · Kansas City, MO 64110

$265,000

4 bd · 2.0 ba · 1,546 sqft · SingleFamily public records · 3 Days on market

Built 1908 4,578 sqft lot $171/sqft · 17% below area Est $320k · 17% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.9/30.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and updated 4-bedroom, 1.5-bath shirtwaist home offering 1,546 sq ft in the heart of South Hyde Park! Full of character, this classic property showcases the beautiful woodwork and architectural details that Hyde Park homes are known for, along with a welcoming front brick porch—perfect for morning coffee or relaxing evenings in this vibrant neighborhood. Inside, you’ll find a spacious layout filled with natural light and plenty of room to make it your own. The home has seen meaningful updates, including a newly expanded and renovated kitchen designed for both everyday living and entertaining, along with a new bathroom on the main floor for added convenience. Additional improvements include fresh paint in several rooms. Step outside to enjoy the brand-new deck and backyard fencing—ideal for relaxing or hosting gatherings. The exterior has also been enhanced with new gutters and thoughtful front yard landscaping, featuring a rock wall and low-maintenance ground cover that adds to the home’s curb appeal. Located in one of Kansas City’s most beloved historic communities, you’ll enjoy tree-lined streets, a strong sense of community, and unbeatable proximity to downtown, the Plaza, restaurants, parks, and more. Whether you’re looking for your next home or an investment opportunity, this South Hyde Park gem offers timeless charm, thoughtful updates, and an unbeatable location!

Key facts

• 4,578 sq ft lot
• Garage
• Built 1908

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-18 ($-214/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (19.8% below list).
• Recommended offer: $212k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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); Southeast High School (math 2% / reading 12%, grade F, #512 of 521 statewide, top 99%, 487 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 (+4.0%/yr); tight market (median 1 DOM); 126 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 40% of the median local income ($63k/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 $2k of loan paydown is wiped out by about $8k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $212,485 (19.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.29%
• DSCR: 0.99
• GRM: 10.4

CMA / ARV

• ARV (median comp): $320,030
• List price: $265,000
• Delta: -17.20%
• 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
4239 Tracy Ave	0.27mi	3/2.5 (-1)	1,602 (+4%)	1mo	$425,000	$265	74
4423 Forest Ave	0.23mi	4/2.0	1,407 (-9%)	3mo	$285,000	$203	72
4102 Charlotte St	0.30mi	3/2.5 (-1)	1,622 (+5%)	1mo	$189,000	$117	70
4423 Flora Ave	0.46mi	4/2.0	1,636 (+6%)	1mo	$140,000	$86	68
4214 Campbell St	0.14mi	3/2.0 (-1)	1,756 (+14%)	2mo	$325,000	$185	64
4109 Charlotte St	0.29mi	4/1.5	1,700 (+10%)	8mo	$285,000	$168	61
3920 Paseo Blvd	0.60mi	4/1.5	1,630 (+5%)	2mo	$190,000	$117	60
619 E 42nd St	0.23mi	3/1.5 (-1)	1,376 (-11%)	5mo	$250,000	$182	60
3915 Charlotte St	0.52mi	3/1.5 (-1)	1,624 (+5%)	3mo	$338,000	$208	58
304 E 43rd St	0.43mi	3/2.5 (-1)	1,680 (+9%)	2mo	$375,000	$223	56
4142 Locust St	0.39mi	3/2.0 (-1)	1,752 (+13%)	1mo	$339,000	$193	54
4028 Mcgee St	0.56mi	4/2.5	1,703 (+10%)	9mo	$355,000	$208	47

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 · 3.95% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.43×
• Total profit: $-42,077
• Equity at exit: $39,512

10-year hold

• IRR: -6.0%
• Equity multiple: 0.60×
• Total profit: $-29,730
• Equity at exit: $22,912

Cash invested: $74,200 (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 64110

• Rents YoY: 4.0%
• Median DOM (109 sales): 1 d
• Active inventory: 126
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,125 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$196 /mo · $2,356/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-18

Break-even live

Break-even rent $2,147

Max offer price $261,853

Occupancy floor 96%

Sensitivity live

Price	-10% $132	-5% $57	+0% $-18	+5% $-93	+10% $-168
Rent	-10% $-186	-5% $-102	+0% $-18	+5% $66	+10% $150
Rate	-1.0pp $116	-0.5pp $50	base $-18	+0.5pp $-86	+1.0pp $-156

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4220 Harrison St Unit 1S Kansas City, MO	3.0	2.0	1200	$1,795	$1.50	9d	1	0.15mi
4232 Virginia Ave Unit 3 Kansas City, MO	3.0	1.0	1296	$1,100	$0.85	14d	1	0.33mi
4228 Virginia Ave Kansas City, MO	3.0	1.0	1200	$1,250	$1.04	12d	1	0.33mi
4031 Campbell St Kansas City, MO	4.0	1.5	2074	$2,500	$1.21	18d	1	0.37mi
4610 Forest Ave Kansas City, MO	3.0	2.0	1365	$2,450	$1.79	45d	1	0.38mi
4138 Locust St Kansas City, MO	4.0	2.0	1763	$2,600	$1.47	9d	1	0.39mi
404 E 41st St Kansas City, MO	4.0	3.0	1711	$2,650	$1.55	22d	1	0.48mi
4515 Walnut St Kansas City, MO	1.0–3.0	1.0–2.5	1235	$3,075	$2.49	0d	13	0.58mi
4219 Woodland Ave Kansas City, MO	4.0	2.0	1566	$1,900	$1.21	4d	1	0.65mi
4211 Woodland Ave Kansas City, MO	4.0	2.5	1926	$2,010	$1.04	18d	1	0.66mi
4800 Oak St Kansas City, MO	1.0–3.0	1.0–2.0	967	$2,604	$2.69	0d	17	0.68mi
4434 Mill Creek Pkwy Kansas City, MO	3.0	2.0	1196	$1,950	$1.63	45d	1	0.78mi
3830 Warwick Blvd Unit 1S Kansas City, MO	3.0	2.0	1500	$1,600	$1.07	16d	1	0.79mi
4112 Park Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	16d	1	0.97mi
551 W 44th St Kansas City, MO	1.0–3.0	1.0–3.5	1293	$4,827	$3.73	0d	12	0.97mi
5017 Grand Ave Kansas City, MO	4.0	4.5	2000	$4,600	$2.30	23d	1	0.98mi
4511 Park Ave Kansas City, MO	4.0	2.5	1915	$1,982	$1.03	25d	1	0.98mi
4910 Michigan Ave Kansas City, MO	3.0	1.5	1199	$1,400	$1.17	9d	1	0.98mi
4014 Park Ave Kansas City, MO	3.0	2.0	1271	$1,273	$1.00	45d	1	1.01mi
4415 Jefferson St #101 Kansas City, MO	3.0	2.0	1304	$2,125	$1.63	45d	1	1.03mi
3609 Wayne Ave Kansas City, MO	3.0	1.5	1118	$1,900	$1.70	25d	1	1.05mi
610 W 46th St Kansas City, MO	3.0	1.0–3.5	1824	$2,600	$1.43	4d	3	1.05mi
4107 Olive St Kansas City, MO	3.0	1.5	1271	$1,578	$1.24	9d	1	1.06mi
5122 Paseo Blvd Kansas City, MO	3.0	1.0	1573	$1,595	$1.01	12d	1	1.07mi
1330 Rockhurst Rd Kansas City, MO	4.0	2.0	1984	$2,500	$1.26	45d	1	1.09mi
4901 Wornall Rd Kansas City, MO	1.0–3.0	1.0–3.0	1525	$3,195	$2.10	16d	1	1.11mi
520 E Armour Blvd Kansas City, MO	3.0	1.0–2.0	882	$2,575	$2.92	0d	22	1.12mi
520 E Armour Blvd Kansas City, MO	3.0	1.0–2.0	782	$1,970	$2.52	18d	19	1.12mi
760 W 46th St Kansas City, MO	1.0–3.0	1.0–2.0	1342	$3,140	$2.34	16d	1	1.14mi
5125 Walnut St Kansas City, MO	3.0	3.0	1400	$2,690	$1.92	0d	1	1.14mi
5115 Woodland Ave Kansas City, MO	4.0	1.0	1136	$1,700	$1.50	45d	1	1.17mi
4018 Prospect Ave Kansas City, MO	4.0	1.5	1900	$1,695	$0.89	45d	1	1.18mi
4445 Madison Ave Kansas City, MO	1.0–3.0	1.0–2.0	978	$2,472	$2.53	0d	18	1.18mi
4544 Summit St Kansas City, MO	3.0	2.0	1187	$2,195	$1.85	45d	1	1.18mi
3902 Wabash Ave Kansas City, MO	4.0	2.0	1400	$1,850	$1.32	45d	1	1.19mi
3333 Gillham Rd Kansas City, MO	4.0	2.0	1500	$2,000	$1.33	16d	1	1.20mi
641 W 39th Ter Kansas City, MO	3.0	2.5	2187	$2,550	$1.17	0d	1	1.21mi
3314 Tracy Ave Unit B Kansas City, MO	3.0	1.0	1100	$947	$0.86	23d	1	1.29mi
3314 Tracy Ave Kansas City, MO	3.0	1.0	1100	$947	$0.86	9d	1	1.29mi
5346 Harrison St Kansas City, MO	3.0	1.0	1580	$1,695	$1.07	18d	1	1.30mi

Listing history 6 events

1. 2026-05-11
   status Pending 1443-char remark

   Show marketing remark (1443 chars)

   Charming and updated 4-bedroom, 1.5-bath shirtwaist home offering 1,546 sq ft in the heart of South Hyde Park! Full of character, this classic property showcases the beautiful woodwork and architectural details that Hyde Park homes are known for, along with a welcoming front brick porch—perfect for morning coffee or relaxing evenings in this vibrant neighborhood. Inside, you’ll find a spacious layout filled with natural light and plenty of room to make it your own. The home has seen meaningful updates, including a newly expanded and renovated kitchen designed for both everyday living and entertaining, along with a new bathroom on the main floor for added convenience. Additional improvements include fresh paint in several rooms. Step outside to enjoy the brand-new deck and backyard fencing—ideal for relaxing or hosting gatherings. The exterior has also been enhanced with new gutters and thoughtful front yard landscaping, featuring a rock wall and low-maintenance ground cover that adds to the home’s curb appeal. Located in one of Kansas City’s most beloved historic communities, you’ll enjoy tree-lined streets, a strong sense of community, and unbeatable proximity to downtown, the Plaza, restaurants, parks, and more. Whether you’re looking for your next home or an investment opportunity, this South Hyde Park gem offers timeless charm, thoughtful updates, and an unbeatable location!

2. 2026-05-08
   listed $265,000 Active 1443-char remark

   Show marketing remark (1443 chars)

   Charming and updated 4-bedroom, 1.5-bath shirtwaist home offering 1,546 sq ft in the heart of South Hyde Park! Full of character, this classic property showcases the beautiful woodwork and architectural details that Hyde Park homes are known for, along with a welcoming front brick porch—perfect for morning coffee or relaxing evenings in this vibrant neighborhood. Inside, you’ll find a spacious layout filled with natural light and plenty of room to make it your own. The home has seen meaningful updates, including a newly expanded and renovated kitchen designed for both everyday living and entertaining, along with a new bathroom on the main floor for added convenience. Additional improvements include fresh paint in several rooms. Step outside to enjoy the brand-new deck and backyard fencing—ideal for relaxing or hosting gatherings. The exterior has also been enhanced with new gutters and thoughtful front yard landscaping, featuring a rock wall and low-maintenance ground cover that adds to the home’s curb appeal. Located in one of Kansas City’s most beloved historic communities, you’ll enjoy tree-lined streets, a strong sense of community, and unbeatable proximity to downtown, the Plaza, restaurants, parks, and more. Whether you’re looking for your next home or an investment opportunity, this South Hyde Park gem offers timeless charm, thoughtful updates, and an unbeatable location!

3. 2026-04-14
   historical $265,000 1443-char remark

   Show marketing remark (1443 chars)

   Charming and updated 4-bedroom, 1.5-bath shirtwaist home offering 1,546 sq ft in the heart of South Hyde Park! Full of character, this classic property showcases the beautiful woodwork and architectural details that Hyde Park homes are known for, along with a welcoming front brick porch—perfect for morning coffee or relaxing evenings in this vibrant neighborhood. Inside, you’ll find a spacious layout filled with natural light and plenty of room to make it your own. The home has seen meaningful updates, including a newly expanded and renovated kitchen designed for both everyday living and entertaining, along with a new bathroom on the main floor for added convenience. Additional improvements include fresh paint in several rooms. Step outside to enjoy the brand-new deck and backyard fencing—ideal for relaxing or hosting gatherings. The exterior has also been enhanced with new gutters and thoughtful front yard landscaping, featuring a rock wall and low-maintenance ground cover that adds to the home’s curb appeal. Located in one of Kansas City’s most beloved historic communities, you’ll enjoy tree-lined streets, a strong sense of community, and unbeatable proximity to downtown, the Plaza, restaurants, parks, and more. Whether you’re looking for your next home or an investment opportunity, this South Hyde Park gem offers timeless charm, thoughtful updates, and an unbeatable location!

4. 2007-09-07
   soldstatus
5. 2004-02-09
   soldstatus
6. 1999-10-26
   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: $2,356 · $196/mo
• Projected year-2 tax: $2,570 · $214/mo
• Expected delta: +$214/yr (+$18/mo · 9.1%)

ⓘ 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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,498
• − Mortgage interest: −$14,844
• − Property taxes: −$2,356
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,040
• − Management: −$2,040
• − Depreciation: −$7,709
• Taxable loss: −$4,816
• Est. tax savings @ 24.0%: +$1,156
• After-tax cash flow: $942/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): 16,878
• Household income: $63,044
• Rent vs Own: 52.2% rent · 47.8% own
• Severe rent burden: 962.0

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 0.63)
• Race & ethnicity: White 49% Black 34% Two or more races 10% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -514.37%
• Current HPI: 371.8501
• Rent YoY: ▲ 3.95%
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-11 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-08 Listed $265,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-14 Coming Soon $265,000 Heartland MLS as Distributed by MLS Grid
• 2007-09-07 Sold (Public Records) — Public Records
• 2004-02-09 Sold (Public Records) — Public Records
• 1999-10-26 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,356 · +22.2% YoY. Source: county tax records.