2717 Bales Ave · Kansas City, MO 64128

$139,999

3 bd · 1.0 ba · 1,297 sqft · SingleFamily public records · 55 Days on market

Built 1920 4,356 sqft lot $108/sqft · 31% above area Est $107k · 31% 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 +22.2/30.0
• Appreciation +10.0/10.0
• DSCR +7.1/10.0
• 1% rule +4.6/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

This stunning remodel is truly move-in ready! Every detail has been thoughtfully updated so all you have to do is unpack. Located just minutes from the energy of Downtown Kansas City, you get the best of both worlds: a quiet, established neighborhood with easy access to everything the city has to offer. The main level impresses with a warm, open feel anchored by beautiful wood floors that flow throughout. The brand new kitchen is a showstopper, featuring sleek black granite countertops, open concept, and a generous walk-in pantry ready to stock. A convenient half bath and main-level laundry hookups round out the first floor perfectly. Upstairs, the spacious primary suite is a true retreat, boasting brand new carpet, a large walk-in closet, and a private half bath. A versatile bonus space off the suite is ideal for a home office or sitting area. Down the hall, the second bedroom is generously sized and served by a beautifully tiled full bath. Step outside to your backyard, perfect for entertaining and summer barbecues. Alley access makes coming and going a breeze, leading directly to the oversized detached two-car garage. You don't want to miss this one!

Key facts

• Private half bath
• Open concept
• Move in ready

Tags

• MOVE IN READY
• QUIET ESTABLISHED NEIGHBORHOOD
• OPEN CONCEPT
• WALK IN PANTRY
• MAIN LEVEL LAUNDRY HOOKUPS
• PRIVATE HALF BATH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (3.7% below list).
• Recommended offer: $135k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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: 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 (+4.7%/yr); 86 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 45% 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 $15k of equity ($968 loan paydown + $14k 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $10k (7%) 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 $134,821 (3.7% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 4% 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. 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. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 8.24%
• Cash-on-cash: 6.95%
• DSCR: 1.31
• GRM: 8.7

CMA / ARV

• ARV (median comp): $106,908
• List price: $139,999
• Delta: 30.95%
• 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
3706 E 29th St	0.25mi	3/1.0	1,248 (-4%)	2mo	$95,000	$76	81
3609 E 27th St	0.08mi	3/1.0	1,169 (-10%)	0mo	$89,900	$77	80
2922 E 30th St	0.45mi	3/1.0	1,364 (+5%)	3mo	$73,600	$54	68
2636 Spruce St	0.47mi	4/2.0 (+1)	1,282 (-1%)	7mo	$199,000	$155	61
3026 Walrond Ave	0.46mi	2/1.0 (-1)	1,244 (-4%)	8mo	$55,000	$44	60
2334 Walrond Ave	0.52mi	3/1.5	1,370 (+6%)	8mo	$59,000	$43	58
3025 Walrond Ave	0.44mi	3/2.0	1,172 (-10%)	4mo	$216,500	$185	56
2424 Cypress Ave	0.68mi	3/1.0	1,169 (-10%)	5mo	$110,000	$94	48
2331 Montgall Ave	0.69mi	4/2.0 (+1)	1,376 (+6%)	4mo	$172,000	$125	46
2915 Wabash Ave	0.67mi	3/1.0	1,108 (-15%)	3mo	$75,000	$68	42
2202 Agnes Ave	0.70mi	3/2.0	1,120 (-14%)	0mo	$100,000	$89	40
3307 Askew Ave	0.73mi	2/1.0 (-1)	1,124 (-13%)	8mo	$84,900	$76	32

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: 29.9%
• Equity multiple: 3.37×
• Total profit: $92,916
• Equity at exit: $126,122

10-year hold

• IRR: 26.4%
• Equity multiple: 7.81×
• Total profit: $267,075
• Equity at exit: $271,987

Cash invested: $39,200 (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 64128

• Home prices YoY: 21.6%
• Rents YoY: 4.7%
• Active inventory: 86
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,348 high
• Mortgage (P&I): −$734
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $227

Break-even live

Break-even rent $1,061

Max offer price $139,999

Occupancy floor 78%

Sensitivity live

Price	-10% $306	-5% $267	+0% $227	+5% $187	+10% $148
Rent	-10% $120	-5% $174	+0% $227	+5% $280	+10% $333
Rate	-1.0pp $297	-0.5pp $263	base $227	+0.5pp $191	+1.0pp $154

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3220 E 30th St Unit 1A Kansas City, MO	2.0	1.0	1214	$950	$0.78	44d	1	0.34mi
2846 Myrtle Ave Kansas City, MO	3.0	2.0	1705	$1,350	$0.79	16d	1	0.35mi
2419 Bales Ave Kansas City, MO	3.0	1.5	1116	$1,500	$1.34	3d	1	0.42mi
2413 College Ave Kansas City, MO	2.0	2.0	1022	$1,225	$1.20	24d	1	0.45mi
3205 E 31st St Kansas City, MO	4.0	1.0	1800	$1,325	$0.74	24d	1	0.50mi
2424 Norton Ave Unit B Kansas City, MO	3.0	1.0	982	$1,150	$1.17	16d	1	0.51mi
2637 E 29th St Unit 3 Kansas City, MO	2.0	1.0	954	$1,050	$1.10	44d	1	0.54mi
2708 Olive St Kansas City, MO	4.0	2.0	1585	$1,500	$0.95	17d	1	0.70mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	24d	1	0.71mi
3032 Elmwood Ave Kansas City, MO	3.0	1.0	1027	$1,275	$1.24	8d	1	0.77mi
3304 Agnes Ave Unit Downstairs Kansas City, MO	3.0	1.0	1150	$1,095	$0.95	44d	1	0.79mi
2900 E 21st St Kansas City, MO	3.0	1.5	897	$1,650	$1.84	16d	1	0.82mi
2724 Brooklyn Ave Kansas City, MO	3.0	2.5	1398	$1,440	$1.03	24d	1	0.83mi
3201 E 20th St Kansas City, MO	2.0	1.0	900	$1,050	$1.17	24d	1	0.84mi
3330 Agnes Ave Kansas City, MO	3.0	1.0	1000	$1,410	$1.41	44d	1	0.84mi
3332 Norton Ave Kansas City, MO	3.0	1.0	1272	$1,350	$1.06	44d	1	0.85mi
3419 College Ave Kansas City, MO	4.0	1.0	1608	$1,300	$0.81	2d	1	0.88mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	8d	1	0.88mi
3009 Garfield Ave Kansas City, MO	3.0	1.5	1334	$1,425	$1.07	44d	1	0.93mi
3305 E 19th St Kansas City, MO	2.0	1.0	1500	$1,200	$0.80	44d	1	0.94mi
3233 Park Ave Unit 2 Kansas City, MO	2.0	1.0	950	$1,000	$1.05	24d	1	1.00mi
3233 Park Ave Unit 1 Kansas City, MO	2.0	1.0	950	$1,075	$1.13	44d	1	1.00mi
2120 Linwood Blvd Kansas City, MO	3.0	1.0	1326	$1,400	$1.06	44d	1	1.00mi
2003 Wabash Ave Unit B Kansas City, MO	3.0	2.0	1200	$1,095	$0.91	24d	1	1.01mi
3434 Chestnut Ave Kansas City, MO	2.0	1.0	1512	$1,100	$0.73	11d	1	1.02mi
3525 Monroe Ave Kansas City, MO	3.0	2.0	1569	$1,500	$0.96	44d	1	1.02mi
1905 Kensington Ave Kansas City, MO	3.0	2.0	1285	$1,325	$1.03	24d	1	1.04mi
3524 Bellefontaine Ave Kansas City, MO	3.0	1.0	1228	$1,350	$1.10	44d	1	1.05mi
5108 E 30th St Kansas City, MO	3.0	1.0	960	$1,400	$1.46	3d	1	1.06mi
1805 Jackson Ave Kansas City, MO	4.0	2.0	1250	$1,250	$1.00	44d	1	1.06mi
3414 Elmwood Ave Kansas City, MO	4.0	1.0	1109	$1,300	$1.17	16d	1	1.08mi
1812 Elmwood Ave Kansas City, MO	3.0	1.0	1650	$1,600	$0.97	16d	1	1.15mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	11d	1	1.21mi
3713 Cleveland Ave Kansas City, MO	4.0	1.0	1256	$1,250	$1.00	16d	1	1.25mi
3243 Denver Dr Kansas City, MO	1.0–3.0	1.0	862	$1,226	$1.42	44d	1	1.27mi
2018 E 35th St Kansas City, MO	3.0	2.0	1502	$1,800	$1.20	3d	1	1.29mi
2729 Grove St Kansas City, MO	3.0	2.0	1510	$1,375	$0.91	44d	1	1.30mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	24d	1	1.31mi
2002 E 35th St Kansas City, MO	3.0	2.0	1426	$1,295	$0.91	8d	1	1.31mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,031	$0.97	13d	1	1.33mi

Listing history 18 events

1. 2026-05-14
   status Pending 1171-char remark

   Show marketing remark (1171 chars)

   This stunning remodel is truly move-in ready! Every detail has been thoughtfully updated so all you have to do is unpack. Located just minutes from the energy of Downtown Kansas City, you get the best of both worlds: a quiet, established neighborhood with easy access to everything the city has to offer. The main level impresses with a warm, open feel anchored by beautiful wood floors that flow throughout. The brand new kitchen is a showstopper, featuring sleek black granite countertops, open concept, and a generous walk-in pantry ready to stock. A convenient half bath and main-level laundry hookups round out the first floor perfectly. Upstairs, the spacious primary suite is a true retreat, boasting brand new carpet, a large walk-in closet, and a private half bath. A versatile bonus space off the suite is ideal for a home office or sitting area. Down the hall, the second bedroom is generously sized and served by a beautifully tiled full bath. Step outside to your backyard, perfect for entertaining and summer barbecues. Alley access makes coming and going a breeze, leading directly to the oversized detached two-car garage. You don't want to miss this one!

2. 2026-04-01
   price $139,999 1171-char remark

   Show marketing remark (1171 chars)

   This stunning remodel is truly move-in ready! Every detail has been thoughtfully updated so all you have to do is unpack. Located just minutes from the energy of Downtown Kansas City, you get the best of both worlds: a quiet, established neighborhood with easy access to everything the city has to offer. The main level impresses with a warm, open feel anchored by beautiful wood floors that flow throughout. The brand new kitchen is a showstopper, featuring sleek black granite countertops, open concept, and a generous walk-in pantry ready to stock. A convenient half bath and main-level laundry hookups round out the first floor perfectly. Upstairs, the spacious primary suite is a true retreat, boasting brand new carpet, a large walk-in closet, and a private half bath. A versatile bonus space off the suite is ideal for a home office or sitting area. Down the hall, the second bedroom is generously sized and served by a beautifully tiled full bath. Step outside to your backyard, perfect for entertaining and summer barbecues. Alley access makes coming and going a breeze, leading directly to the oversized detached two-car garage. You don't want to miss this one!

3. 2026-03-19
   listed $149,999 Active 1171-char remark

   Show marketing remark (1171 chars)

   This stunning remodel is truly move-in ready! Every detail has been thoughtfully updated so all you have to do is unpack. Located just minutes from the energy of Downtown Kansas City, you get the best of both worlds: a quiet, established neighborhood with easy access to everything the city has to offer. The main level impresses with a warm, open feel anchored by beautiful wood floors that flow throughout. The brand new kitchen is a showstopper, featuring sleek black granite countertops, open concept, and a generous walk-in pantry ready to stock. A convenient half bath and main-level laundry hookups round out the first floor perfectly. Upstairs, the spacious primary suite is a true retreat, boasting brand new carpet, a large walk-in closet, and a private half bath. A versatile bonus space off the suite is ideal for a home office or sitting area. Down the hall, the second bedroom is generously sized and served by a beautifully tiled full bath. Step outside to your backyard, perfect for entertaining and summer barbecues. Alley access makes coming and going a breeze, leading directly to the oversized detached two-car garage. You don't want to miss this one!

4. 2025-09-22
   historical
5. 2025-09-15
   status Active
6. 2025-08-31
   status Pending
7. 2025-08-21
   price $165,000
8. 2025-07-25
   price $185,000
9. 2025-07-03
   price $200,000
10. 2025-06-12
    listed $205,000 Active
11. 2025-05-21
    historical
12. 2025-05-17
    listed $210,000 Active
13. 2024-08-23
    soldstatus
14. 2024-07-22
    soldstatus
15. 2012-07-05
    soldstatus
16. 2012-03-16
    soldstatus
17. 2012-03-14
    soldstatus
18. 2011-11-07
    listed $5,000

ⓘ 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: $1,358 · $113/mo
• Expected delta: +$810/yr (+$68/mo · 147.8%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,179
• − Mortgage interest: −$7,842
• − Property taxes: −$548
• − Insurance: −$700
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$4,073
• Taxable income: $427
• Est. tax owed @ 24.0%: −$103
• After-tax cash flow: $2,621/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

+2700.0% since first listed

18 events — show timeline

• 2026-05-14 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $139,999 Heartland MLS as Distributed by MLS Grid
• 2026-03-19 Listed $149,999 Heartland MLS as Distributed by MLS Grid
• 2025-09-22 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-09-15 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-08-31 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-08-21 Price Changed $165,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-25 Price Changed $185,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-03 Price Changed $200,000 Heartland MLS as Distributed by MLS Grid
• 2025-06-12 Listed $205,000 Heartland MLS as Distributed by MLS Grid
• 2025-05-21 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-05-17 Listed $210,000 Heartland MLS as Distributed by MLS Grid
• 2024-08-23 Sold (Public Records) — Public Records
• 2024-07-22 Sold (Public Records) — Public Records
• 2012-07-05 Sold (Public Records) — Public Records
• 2012-03-16 Sold (Public Records) — Public Records
• 2012-03-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2011-11-07 Listed $5,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2025): $548 · -22.3% YoY. Source: county tax records.