3505 E 34th St · Kansas City, MO 64128

$125,000

3 bd · 1.0 ba · 1,102 sqft · SingleFamily public records · 107 Days on market

Built 1925 3,845 sqft lot $113/sqft · 15% above area Est $108k · 15% over

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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 +25.7/30.0
• Appreciation +10.0/10.0
• DSCR +8.6/10.0
• 1% rule +5.6/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.6/15.0

Listing remarks MLS

EXCELLENT INVESTMENT OPPORTUNITY! Cash-flowing rental with Tenant in Place! Turnkey investment property with stable cash flow and professional management already in place. Darling bungalow that was completely updated in 2023 to today's colors and finishes with NEWER ROOF! Covered front porch. Luxury vinyl floors throughout. Granite countertops in kitchen. Great opportunity to own or invest! Currently rented, please do not disturb tenants. HURRY IN!

Key facts

• Covered front porch
• Newer roof
• Bungalow

Tags

• BUNGALOW
• COVERED FRONT PORCH
• LUXURY VINYL FLOORS
• GRANITE COUNTERTOPS
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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); Central High School (math 2% / reading 17%, grade F, #507 of 521 statewide, top 98%, 535 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 fast (+4.7%/yr); 87 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $13k of equity ($864 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 $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $2k; list at $125k implies a 5684% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 1.06% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.23%
• DSCR: 1.46
• GRM: 7.9

CMA / ARV

• ARV (median comp): $108,425
• List price: $125,000
• Delta: 15.29%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3304 Askew Ave	0.12mi	3/1.0	1,066 (-3%)	3mo	$45,000	$42	86
3536 College Ave	0.26mi	3/1.0	1,086 (-2%)	6mo	$96,000	$88	80
3422 Askew Ave	0.05mi	3/1.0	1,226 (+11%)	4mo	$114,900	$94	75
3316 Cypress Ave	0.59mi	3/1.0	1,100 (-0%)	3mo	$90,000	$82	70
3306 Spruce Ave	0.47mi	3/1.5	1,156 (+5%)	5mo	$79,900	$69	64
4015 E Linwood Blvd	0.40mi	2/1.0 (-1)	1,036 (-6%)	4mo	$79,000	$76	63
3711 Bellefontaine Ave	0.47mi	3/1.0	1,007 (-9%)	5mo	$120,000	$119	60
3025 Walrond Ave	0.49mi	3/2.0	1,172 (+6%)	4mo	$216,500	$185	59
3838 S Benton Ave	0.72mi	3/1.0	1,066 (-3%)	3mo	$90,000	$84	59
3624 Indiana Ave	0.32mi	3/1.0	1,264 (+15%)	8mo	$50,000	$40	54
3706 E 29th St	0.64mi	3/1.0	1,248 (+13%)	2mo	$95,000	$76	47
3911 Bellefontaine Ave	0.70mi	3/1.5	1,250 (+13%)	8mo	$149,000	$119	37

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: 32.4%
• Equity multiple: 3.55×
• Total profit: $89,266
• Equity at exit: $112,610

10-year hold

• IRR: 28.5%
• Equity multiple: 8.22×
• Total profit: $252,678
• Equity at exit: $242,848

Cash invested: $35,000 (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 64128

• Home prices YoY: 21.6%
• Rents YoY: 4.7%
• Active inventory: 87
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,325 high
• Mortgage (P&I): −$656
• Tax from tax record: −$40 /mo · $485/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $298

Break-even live

Break-even rent $947

Max offer price $125,000

Occupancy floor 72%

Sensitivity live

Price	-10% $369	-5% $334	+0% $298	+5% $263	+10% $228
Rent	-10% $194	-5% $246	+0% $298	+5% $351	+10% $403
Rate	-1.0pp $361	-0.5pp $330	base $298	+0.5pp $266	+1.0pp $233

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	25d	1	0.12mi
3310 College Ave Kansas City, MO	3.0	1.0	874	$995	$1.14	45d	1	0.20mi
3332 Norton Ave Kansas City, MO	3.0	1.0	1272	$1,350	$1.06	45d	1	0.32mi
3524 Bellefontaine Ave Kansas City, MO	3.0	1.0	1228	$1,350	$1.10	45d	1	0.36mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	9d	1	0.37mi
3330 Agnes Ave Kansas City, MO	3.0	1.0	1000	$1,410	$1.41	45d	1	0.37mi
3304 Agnes Ave Unit Downstairs Kansas City, MO	3.0	1.0	1150	$1,095	$0.95	45d	1	0.38mi
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	17d	1	0.42mi
3713 Cleveland Ave Kansas City, MO	4.0	1.0	1256	$1,250	$1.00	17d	1	0.44mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	25d	1	0.48mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	12d	1	0.50mi
3220 E 30th St Unit 1A Kansas City, MO	2.0	1.0	1214	$950	$0.78	45d	1	0.56mi
3818 Indiana Ave Kansas City, MO	3.0	1.5	1223	$1,147	$0.94	45d	1	0.56mi
3414 Elmwood Ave Kansas City, MO	4.0	1.0	1109	$1,300	$1.17	17d	1	0.63mi
3817 S Benton Ave Kansas City, MO	4.0	1.5	1380	$1,650	$1.20	25d	1	0.67mi
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	17d	1	0.67mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	9d	1	0.73mi
2637 E 29th St Unit 3 Kansas City, MO	2.0	1.0	954	$1,050	$1.10	45d	1	0.75mi
3032 Elmwood Ave Kansas City, MO	3.0	1.0	1027	$1,275	$1.24	9d	1	0.76mi
3710 Wabash Ave Unit 2S Kansas City, MO	2.0	1.0	875	$850	$0.97	25d	1	0.76mi
4005 Bales Ave Kansas City, MO	2.0	1.0	792	$1,050	$1.33	45d	1	0.76mi
3233 Park Ave Unit 1 Kansas City, MO	2.0	1.0	950	$1,075	$1.13	45d	1	0.78mi
3233 Park Ave Unit 2 Kansas City, MO	2.0	1.0	950	$1,000	$1.05	25d	1	0.78mi
3118 Chelsea Ave Kansas City, MO	2.0	1.0	864	$980	$1.13	45d	1	0.81mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	45d	1	0.86mi
2120 Linwood Blvd Kansas City, MO	3.0	1.0	1326	$1,400	$1.06	45d	1	0.91mi
3841 Olive St Kansas City, MO	2.0	1.0	792	$985	$1.24	16d	1	0.92mi
3902 Wabash Ave Kansas City, MO	4.0	2.0	1400	$1,850	$1.32	45d	1	0.92mi
2701 Benton Blvd Unit 2705-3 Kansas City, MO	2.0	1.0	800	$1,200	$1.50	9d	1	0.95mi
2701 Benton Blvd Unit 2703-2 Kansas City, MO	2.0	1.0	800	$1,200	$1.50	3d	1	0.95mi
4116 Bellefontaine Ave Kansas City, MO	3.0	1.0	1234	$1,000	$0.81	25d	1	0.96mi
2002 E 35th St Kansas City, MO	3.0	2.0	1426	$1,295	$0.91	9d	1	0.96mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	25d	1	0.99mi
4902 E 39th St Kansas City, MO	2.0	1.0	820	$1,300	$1.59	17d	1	0.99mi
3009 Garfield Ave Kansas City, MO	3.0	1.5	1334	$1,425	$1.07	45d	1	1.02mi
4216 Cleveland Ave Kansas City, MO	2.0	1.0	780	$1,125	$1.44	17d	1	1.04mi
3243 Denver Dr Kansas City, MO	1.0–3.0	1.0	862	$1,226	$1.42	45d	1	1.08mi
5108 E 30th St Kansas City, MO	3.0	1.0	960	$1,400	$1.46	4d	1	1.11mi
4014 Park Ave Kansas City, MO	3.0	2.0	1271	$1,273	$1.00	45d	1	1.11mi
4107 Olive St Kansas City, MO	3.0	1.5	1271	$1,578	$1.24	9d	1	1.13mi

Listing history 19 events

1. 2026-06-21
   days on market $125,000 Active 107 DOM
2. 2026-06-18
   days on market $125,000 Active 104 DOM
3. 2026-06-17
   days on market $125,000 Active 103 DOM
4. 2026-06-16
   days on market $125,000 Active 102 DOM
5. 2026-06-15
   days on market $125,000 Active 101 DOM
6. 2026-06-13
   days on market $125,000 Active 99 DOM
7. 2026-06-09
   days on market $125,000 Active 95 DOM
8. 2026-06-08
   days on market $125,000 Active 94 DOM
9. 2026-06-07
   days on market $125,000 Active 93 DOM
10. 2026-06-05
    days on market $125,000 Active 90 DOM
11. 2026-06-03
    days on market $125,000 Active 89 DOM
12. 2026-06-02
    days on market $125,000 Active 88 DOM
13. 2026-06-01
    days on market $125,000 Active 87 DOM
14. 2026-05-31
    days on market $125,000 Active 86 DOM
15. 2026-03-06
    listed $125,000 Active 452-char remark

    Show marketing remark (452 chars)

    EXCELLENT INVESTMENT OPPORTUNITY! Cash-flowing rental with Tenant in Place! Turnkey investment property with stable cash flow and professional management already in place. Darling bungalow that was completely updated in 2023 to today's colors and finishes with NEWER ROOF! Covered front porch. Luxury vinyl floors throughout. Granite countertops in kitchen. Great opportunity to own or invest! Currently rented, please do not disturb tenants. HURRY IN!

16. 2023-02-17
    soldstatus
17. 2021-10-27
    soldstatus
18. 2017-03-23
    soldstatus $2,161
19. 1995-10-26
    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: $485 · $40/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$728/yr (+$61/mo · 150.2%)

ⓘ 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: $15,894
• − Mortgage interest: −$7,002
• − Property taxes: −$485
• − Insurance: −$625
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$3,636
• Taxable income: $1,603
• Est. tax owed @ 24.0%: −$385
• After-tax cash flow: $3,196/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

+5684.4% since first listed

5 events — show timeline

• 2026-03-06 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 2023-02-17 Sold (Public Records) — Public Records
• 2021-10-27 Sold (Public Records) — Public Records
• 2017-03-23 Sold (Public Records) $2,161 Public Records
• 1995-10-26 Sold (Public Records) — Public Records

Property tax history

-1.3%/yr

Latest (2025): $485 · -32.2% YoY. Source: county tax records.