4509 Benton Blvd · Kansas City, MO 64126

$140,000

3 bd · 1.0 ba · 861 sqft · SingleFamily public records · 37 Days on market

Built 1923 2,796 sqft lot $163/sqft · 105% above area Est $120k · 17% over

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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).

• Cash flow +19.4/30.0
• Appreciation +10.0/10.0
• DSCR +6.1/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0

Listing remarks

Beautifully updated 3-bedroom, 2-bath home offering modern finishes and immediate income potential! Currently tenant occupied, this property is a great opportunity for investors looking to add a cash-flowing asset to their portfolio from day one. The home features an inviting layout with abundant natural light, updated bathrooms, and a stylish kitchen complete with granite countertops, sleek cabinetry, and plenty of storage. The spacious living area includes a charming faux fireplace, creating a warm and comfortable atmosphere perfect for everyday living. Conveniently located just minutes from Downtown Kansas City, the KC Zoo, shopping, dining, and major highway access. Whether you are look

Key facts

• Stylish kitchen
• Natural light
• Major highway access

Tags

• UPDATED BATHROOMS
• STYLISH KITCHEN
• GRANITE COUNTERTOPS
• NATURAL LIGHT
• MAJOR HIGHWAY ACCESS

Property features AI

Finance

• Other: Located out of flood plain; Living area reported as 1,512; Above-grade finished area reported as 861 (public records); Below-grade finished area reported as 651 (public records); Property age: 101 years or more
• HOA & community: No association fees

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 1.5-story floor plan; Facing direction not specified
• Construction: Wood siding; Composition roof
• Exterior features: Porch; Property listed as fixer / fixer up

Interior

• Bedrooms: 3 bedrooms (one bedroom on the first floor)
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No central air
• Interior features: Wood flooring; Wood-burning fireplace in the family room; Basement with stone/rock finish

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 $156 ($2k/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 $124k (11.7% below list).
• Recommended offer: $124k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: 21 active listings in the ZIP; 34 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).

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 + 3.0% 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 37 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,584 (11.7% below list)

Questions for the listing agent

1. It's been on market 37 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 1923 — 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: 0.88% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.77%
• DSCR: 1.21
• GRM: 9.4

CMA / ARV

• ARV (median comp): $119,701
• List price: $140,000
• Delta: 16.96%
• 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
4214 Monroe Ave	0.44mi	2/1.0 (-1)	858 (-0%)	7mo	$50,000	$58	68
4410 Myrtle Ave	0.44mi	3/1.0	912 (+6%)	4mo	$80,000	$88	66
4909 S Benton Ave	0.54mi	2/1.0 (-1)	821 (-5%)	5mo	$75,000	$91	58
4016 Askew Ave	0.63mi	3/1.0	899 (+4%)	6mo	$80,000	$89	58
4327 Mersington Ave	0.44mi	2/1.0 (-1)	940 (+9%)	4mo	$50,000	$53	56
4338 Myrtle Ave	0.46mi	2/1.0 (-1)	780 (-9%)	3mo	$125,000	$160	55
4824 Agnes Ave	0.49mi	2/1.0 (-1)	792 (-8%)	4mo	$79,000	$100	55
4218 Cleveland Ave	0.47mi	2/1.0 (-1)	780 (-9%)	6mo	$110,000	$141	52
5030 Walrond Ave	0.67mi	2/1.0 (-1)	770 (-11%)	2mo	$64,900	$84	45
3935 E 47th Ter	0.57mi	3/2.0	960 (+12%)	13mo	$179,900	$187	40
4738 Norton Cir	0.58mi	2/1.5 (-1)	960 (+12%)	10mo	$104,900	$109	38
5000 Agnes Ave	0.63mi	2/1.0 (-1)	969 (+12%)	10mo	$80,000	$83	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.7%
• Equity multiple: 3.20×
• Total profit: $86,093
• Equity at exit: $126,123

10-year hold

• IRR: 24.2%
• Equity multiple: 7.27×
• Total profit: $245,589
• Equity at exit: $271,989

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 64126

• Active inventory: 21
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,236 high
• Mortgage (P&I): −$734
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $156

Break-even live

Break-even rent $1,039

Max offer price $140,000

Occupancy floor 82%

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 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	16d	1	0.19mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	16d	1	0.25mi
4534 S Benton Ave Kansas City, MO	2.0	1.0	912	$1,045	$1.15	16d	1	0.29mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	23d	1	0.41mi
4216 Cleveland Ave Kansas City, MO	2.0	1.0	780	$1,125	$1.44	16d	1	0.46mi
4911 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	17d	1	0.57mi
4917 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	23d	1	0.58mi
4005 Bales Ave Kansas City, MO	2.0	1.0	792	$1,050	$1.33	43d	1	0.64mi
5013 S Benton Ave Kansas City, MO	3.0	1.0	978	$1,225	$1.25	23d	1	0.68mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	43d	1	0.70mi
3017 E 51st St Kansas City, MO	2.0	1.0	621	$1,303	$2.10	7d	1	0.75mi
3949 Doctor Martin Luther King Junior Blvd Kansas City, MO	1.0–2.0	1.0–2.0	945	$1,565	$1.66	2d	3	0.76mi
2305 E 41st St Kansas City, MO	2.0	1.0	750	$1,000	$1.33	7d	1	0.80mi
4930 Park Ave Kansas City, MO	3.0	1.0	900	$1,300	$1.44	16d	1	0.85mi
3315 E 52nd St Kansas City, MO	2.0	1.0	662	$1,125	$1.70	23d	1	0.87mi
3841 Olive St Kansas City, MO	2.0	1.0	792	$985	$1.24	14d	1	0.97mi
5114 Brooklyn Ave Kansas City, MO	3.0	1.5	1116	$1,300	$1.16	7d	1	1.04mi
4401 Wayne Ave Kansas City, MO	2.0	1.5	955	$1,300	$1.36	23d	1	1.06mi
1500 E 46th St Kansas City, MO	1.0–3.0	1.0	803	$1,275	$1.59	43d	1	1.12mi
3710 Wabash Ave Unit 2S Kansas City, MO	2.0	1.0	875	$850	$0.97	23d	1	1.14mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	7d	1	1.18mi
4209 Flora Ave Kansas City, MO	2.0	1.0	778	$1,200	$1.54	16d	1	1.18mi
4206 Vineyard Rd Kansas City, MO	4.0	1.5	1056	$1,500	$1.42	14d	1	1.20mi
4902 E 39th St Kansas City, MO	2.0	1.0	820	$1,300	$1.59	16d	1	1.31mi
1214 Brush Creek Blvd Unit 03 Kansas City, MO	2.0	1.0	950	$1,050	$1.11	17d	1	1.33mi
5614 Indiana Ave Kansas City, MO	3.0	1.0	900	$1,175	$1.31	43d	1	1.39mi
5410 Euclid Ave Kansas City, MO	3.0	2.0	1119	$1,395	$1.25	43d	1	1.40mi
4925 Tracy Ave Unit 1 Kansas City, MO	2.0	1.0	1000	$1,400	$1.40	43d	1	1.41mi
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	16d	1	1.42mi
4119 Forest Ave Kansas City, MO	2.0	1.0	950	$1,400	$1.47	12d	1	1.44mi
3330 Agnes Ave Kansas City, MO	3.0	1.0	1000	$1,410	$1.41	43d	1	1.46mi
5332 Highland Ave Kansas City, MO	3.0	1.0	1022	$1,350	$1.32	7d	1	1.47mi
3310 College Ave Kansas City, MO	3.0	1.0	874	$995	$1.14	43d	1	1.48mi
3600 E 57th St Kansas City, MO	3.0	1.0	1037	$1,250	$1.21	43d	1	1.49mi

Listing history 27 events

1. 2026-06-18
   days on market $140,000 Active 37 DOM
2. 2026-06-17
   days on market $140,000 Active 36 DOM
3. 2026-06-16
   days on market $140,000 Active 35 DOM
4. 2026-06-15
   days on market $140,000 Active 34 DOM
5. 2026-06-13
   days on market $140,000 Active 32 DOM
6. 2026-06-09
   days on market $140,000 Active 28 DOM
7. 2026-06-08
   days on market $140,000 Active 27 DOM
8. 2026-06-07
   days on market $140,000 Active 26 DOM
9. 2026-06-05
   days on market $140,000 Active 23 DOM
10. 2026-06-03
    days on market $140,000 Active 22 DOM
11. 2026-06-02
    days on market $140,000 Active 21 DOM
12. 2026-06-01
    days on market $140,000 Active 20 DOM
13. 2026-05-31
    days on market $140,000 Active 19 DOM
14. 2026-05-12
    listed $140,000 Active 833-char remark
15. 2023-09-21
    soldstatus
16. 2023-06-09
    soldstatus
17. 2022-11-18
    historical
18. 2022-08-22
    price $52,000
19. 2022-08-20
    status Active
20. 2022-08-18
    status Pending
21. 2022-08-03
    status Active
22. 2022-08-01
    status Pending
23. 2022-07-29
    listed $60,000 Active
24. 2022-02-02
    soldstatus
25. 2020-08-14
    soldstatus
26. 2019-08-12
    soldstatus
27. 1990-05-07
    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: $337 · $28/mo
• Projected year-2 tax: $1,358 · $113/mo
• Expected delta: +$1,021/yr (+$85/mo · 302.6%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,830
• − Mortgage interest: −$7,842
• − Property taxes: −$337
• − Insurance: −$700
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$4,073
• Taxable loss: −$495
• Est. tax savings @ 24.0%: +$119
• After-tax cash flow: $1,987/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
• City population: 439,467
• Population (ZIP): 6,433

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 0.62)
• Race & ethnicity: Hispanic / Latino 57% Two or more races 29% White 19% Black 14% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 38% Cuban 4%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 36% · Canada
• Languages at home: 44% English-only · Spanish 50% 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: ▲ 100.10%
• Current HPI: 369.8782
• Rent YoY: —
• Metro: —
• 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

+133.3% since first listed

14 events — show timeline

• 2026-05-12 Listed $140,000 Heartland MLS as Distributed by MLS Grid
• 2023-09-21 Sold (Public Records) — Public Records
• 2023-06-09 Sold (Public Records) — Public Records
• 2022-11-18 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-08-22 Price Changed $52,000 Heartland MLS as Distributed by MLS Grid
• 2022-08-20 Relisted — Heartland MLS as Distributed by MLS Grid
• 2022-08-18 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-08-03 Relisted — Heartland MLS as Distributed by MLS Grid
• 2022-08-01 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-07-29 Listed $60,000 Heartland MLS as Distributed by MLS Grid
• 2022-02-02 Sold (Public Records) — Public Records
• 2020-08-14 Sold (Public Records) — Public Records
• 2019-08-12 Sold (Public Records) — Public Records
• 1990-05-07 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $337 · -37.3% YoY. Source: county tax records.