4037 Benton Blvd · Kansas City, MO 64130

$129,900

3 bd · 1.5 ba · 1,747 sqft · SingleFamily public records · 90 Days on market

Built 1920 4,534 sqft lot $74/sqft · 25% below area Est $173k · 25% under

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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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.4/10.0
• 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

Look no further. Sought after Maryland Subdivision. This turn of the century home is ready for a new owner. Covered front porch to enjoy the summer evenings. Great highway access.

Key facts

• Covered front porch
• Great highway access
• 4,534 sq ft lot

Tags

• COVERED FRONT PORCH
• GREAT HIGHWAY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: M. L. King Elementary (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 665 students, 100% 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 (+4.4%/yr); 185 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 42% 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 $898 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.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 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 1920 — 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: 1.14% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.89%
• DSCR: 1.57
• GRM: 7.3

CMA / ARV

• ARV (median comp): $173,260
• List price: $129,900
• Delta: -25.03%
• 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
4125 Chestnut Ave	0.27mi	3/1.0	1,711 (-2%)	1mo	$60,000	$35	81
3915 Benton Blvd	0.16mi	3/2.0	1,672 (-4%)	4mo	$95,000	$57	80
4321 Bellefontaine Ave	0.35mi	3/1.5	1,664 (-5%)	1mo	$199,000	$120	75
4221 Chestnut Ave	0.33mi	4/1.5 (+1)	1,694 (-3%)	1mo	$110,000	$65	73
4043 Monroe Ave	0.30mi	3/1.5	1,632 (-7%)	2mo	$142,900	$88	73
3547 Bellefontaine Ave	0.60mi	3/1.0	1,748 (+0%)	0mo	$95,000	$54	70
3805 Bellefontaine Ave	0.33mi	3/1.5	1,624 (-7%)	5mo	$169,900	$105	69
4200 Monroe Ave	0.31mi	3/2.0	1,623 (-7%)	5mo	$100,000	$62	68
4210 Montgall Ave	0.39mi	4/2.0 (+1)	1,682 (-4%)	1mo	$74,900	$45	67
3717 Indiana Ave	0.43mi	4/1.5 (+1)	1,644 (-6%)	2mo	$129,000	$78	63
3715 College Ave	0.43mi	3/2.0	1,905 (+9%)	3mo	$199,900	$105	60
3615 College Ave	0.56mi	3/1.5	1,598 (-8%)	5mo	$50,000	$31	56

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $5,936
• Equity at exit: $19,369

10-year hold

• IRR: 14.8%
• Equity multiple: 2.27×
• Total profit: $46,091
• Equity at exit: $11,231

Cash invested: $36,372 (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: 185
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,483 high
• Mortgage (P&I): −$681
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $391

Break-even live

Break-even rent $989

Max offer price $129,900

Occupancy floor 69%

Sensitivity live

Price	-10% $464	-5% $427	+0% $391	+5% $354	+10% $317
Rent	-10% $274	-5% $332	+0% $391	+5% $449	+10% $508
Rate	-1.0pp $456	-0.5pp $424	base $391	+0.5pp $357	+1.0pp $323

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	25d	1	0.14mi
4116 Bellefontaine Ave Kansas City, MO	3.0	1.0	1234	$1,000	$0.81	25d	1	0.15mi
4119 S Benton Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	45d	1	0.23mi
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	18d	1	0.27mi
3818 Indiana Ave Kansas City, MO	3.0	1.5	1223	$1,147	$0.94	45d	1	0.30mi
3817 S Benton Ave Kansas City, MO	4.0	1.5	1380	$1,650	$1.20	25d	1	0.37mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	25d	1	0.39mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	45d	1	0.44mi
4018 Prospect Ave Kansas City, MO	4.0	1.5	1900	$1,695	$0.89	45d	1	0.44mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	18d	1	0.50mi
4107 Olive St Kansas City, MO	3.0	1.5	1271	$1,578	$1.24	9d	1	0.53mi
3902 Wabash Ave Kansas City, MO	4.0	2.0	1400	$1,850	$1.32	45d	1	0.53mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	12d	1	0.53mi
3713 Cleveland Ave Kansas City, MO	4.0	1.0	1256	$1,250	$1.00	18d	1	0.55mi
4014 Park Ave Kansas City, MO	3.0	2.0	1271	$1,273	$1.00	45d	1	0.62mi
4112 Park Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	16d	1	0.62mi
3920 Spruce Ave Kansas City, MO	2.0	1.0	1968	$1,195	$0.61	25d	1	0.64mi
3524 Bellefontaine Ave Kansas City, MO	3.0	1.0	1228	$1,350	$1.10	45d	1	0.66mi
3525 Monroe Ave Kansas City, MO	3.0	2.0	1569	$1,500	$0.96	45d	1	0.71mi
4653 Benton Blvd Kansas City, MO	3.0	2.0	1594	$1,600	$1.00	9d	1	0.75mi
3419 College Ave Kansas City, MO	4.0	1.0	1608	$1,300	$0.81	4d	1	0.80mi
4511 Park Ave Kansas City, MO	4.0	2.5	1915	$1,982	$1.03	25d	1	0.81mi
3434 Chestnut Ave Kansas City, MO	2.0	1.0	1512	$1,100	$0.73	12d	1	0.81mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	9d	1	0.84mi
3547 Jackson Ave Kansas City, MO	3.0	1.0	1104	$1,255	$1.14	0d	1	0.84mi
3604 Park Ave Kansas City, MO	3.0	1.5	1320	$1,550	$1.17	0d	1	0.85mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	9d	1	0.87mi
4211 Woodland Ave Kansas City, MO	4.0	2.5	1926	$2,010	$1.04	18d	1	0.93mi
3434 Olive St Kansas City, MO	3.0	2.0	2020	$1,445	$0.72	45d	1	0.93mi
4219 Woodland Ave Kansas City, MO	4.0	2.0	1566	$1,900	$1.21	4d	1	0.94mi
3310 Askew Ave Kansas City, MO	3.0	2.0	1484	$1,500	$1.01	0d	1	0.95mi
3304 Agnes Ave Unit Downstairs Kansas City, MO	3.0	1.0	1150	$1,095	$0.95	45d	1	0.97mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	25d	1	0.98mi
3332 Norton Ave Kansas City, MO	3.0	1.0	1272	$1,350	$1.06	45d	1	1.01mi
4900 E 41st Ter Kansas City, MO	3.0	2.0	1270	$1,500	$1.18	18d	1	1.02mi
2018 E 35th St Kansas City, MO	3.0	2.0	1502	$1,800	$1.20	5d	1	1.04mi
2002 E 35th St Kansas City, MO	3.0	2.0	1426	$1,250	$0.88	0d	1	1.07mi
4935 College Ave Kansas City, MO	3.0	1.0	1216	$1,350	$1.11	25d	1	1.12mi
3414 Elmwood Ave Kansas City, MO	4.0	1.0	1109	$1,300	$1.17	18d	1	1.14mi
4206 Vineyard Rd Kansas City, MO	4.0	1.5	1056	$1,500	$1.42	16d	1	1.16mi

Listing history 22 events

1. 2026-06-21
   days on market $129,900 Active 90 DOM
2. 2026-06-18
   days on market $129,900 Active 87 DOM
3. 2026-06-17
   days on market $129,900 Active 86 DOM
4. 2026-06-16
   days on market $129,900 Active 85 DOM
5. 2026-06-15
   days on market $129,900 Active 84 DOM
6. 2026-06-13
   days on market $129,900 Active 82 DOM
7. 2026-06-09
   days on market $129,900 Active 78 DOM
8. 2026-06-08
   days on market $129,900 Active 77 DOM
9. 2026-06-07
   days on market $129,900 Active 76 DOM
10. 2026-06-05
    days on market $129,900 Active 73 DOM
11. 2026-06-03
    days on market $129,900 Active 72 DOM
12. 2026-06-02
    days on market $129,900 Active 71 DOM
13. 2026-06-01
    days on market $129,900 Active 70 DOM
14. 2026-05-31
    days on market $129,900 Active 69 DOM
15. 2026-04-25
    price $139,900 179-char remark

    Show marketing remark (179 chars)

    Look no further. Sought after Maryland Subdivision. This turn of the century home is ready for a new owner. Covered front porch to enjoy the summer evenings. Great highway access.

16. 2026-03-23
    listed $149,900 Active 179-char remark

    Show marketing remark (179 chars)

    Look no further. Sought after Maryland Subdivision. This turn of the century home is ready for a new owner. Covered front porch to enjoy the summer evenings. Great highway access.

17. 2025-02-05
    historical
18. 2025-02-04
    listed $195,000
19. 2008-09-24
    soldstatus
20. 2008-07-18
    listed $14,900
21. 2008-03-12
    listed $17,500
22. 2005-02-01
    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: $548 · $46/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$712/yr (+$59/mo · 130.0%)

ⓘ 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 ≥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: $17,798
• − Mortgage interest: −$7,276
• − Property taxes: −$548
• − Insurance: −$650
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$3,779
• Taxable income: $2,698
• Est. tax owed @ 24.0%: −$647
• After-tax cash flow: $4,041/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

+699.4% since first listed

8 events — show timeline

• 2026-04-25 Price Changed $139,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-23 Listed $149,900 Heartland MLS as Distributed by MLS Grid
• 2025-02-05 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-02-04 Listed $195,000 Heartland MLS as Distributed by MLS Grid
• 2008-09-24 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-07-18 Listed $14,900 Heartland MLS as Distributed by MLS Grid
• 2008-03-12 Listed $17,500 Heartland MLS as Distributed by MLS Grid
• 2005-02-01 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $548 · -52.3% YoY. Source: county tax records.