314 N Kensington Ave · Kansas City, MO 64123

$159,000

3 bd · 1.5 ba · 1,936 sqft · SingleFamily public records · 107 Days on market

Built 1911 3,920 sqft lot $82/sqft · 31% below area Est $230k · 31% under

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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 +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful spacious 1.5 story, nestled in the most coveted part of the northeast! Covered from porch, Large living and dining room with wood floors. Updated kitchen cabinets, tile back splash, and sink fixture. Full & half baths updated. Tile floors and shower wall. Plenty of old world charm, wood beam ceilings, extra wide trim and mouldings. Roof replaced 2020, HVAC 2021, Water heater replaced 2024! Parking behind house, basement has additional area for extra work space! Lots of new here! Run comps- This one is priced to sell!

Key facts

• Covered front porch
• Updated baths
• Tile back splash

Tags

• COVERED FRONT PORCH
• UPDATED KITCHEN CABINETS
• TILE BACK SPLASH
• UPDATED BATHS
• WOOD BEAM CEILINGS
• EXTRA WIDE TRIM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: 61 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 36% of the median local income ($54k/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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 107 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,690 (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 1911 — 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: 1.03% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.14%
• DSCR: 1.36
• GRM: 8.1

CMA / ARV

• ARV (median comp): $230,092
• List price: $159,000
• Delta: -30.90%
• 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
4415 Sunrise Dr	0.10mi	3/2.5	1,910 (-1%)	9mo	$175,000	$92	82
223 N Kensington Ave	0.06mi	3/2.5	1,818 (-6%)	5mo	$184,950	$102	79
419 N Elmwood Ave	0.22mi	2/1.0 (-1)	1,888 (-2%)	0mo	$50,000	$26	78
4432 Norledge Ave	0.11mi	3/2.0	1,800 (-7%)	8mo	$199,900	$111	74
4440 Norledge Ave	0.13mi	3/2.0	1,742 (-10%)	3mo	$235,000	$135	73
101 Jackson Ave	0.22mi	4/1.5 (+1)	2,148 (+11%)	3mo	$225,000	$105	64
3939 Sunrise Dr	0.21mi	4/2.5 (+1)	2,150 (+11%)	2mo	$299,900	$139	61
414 Quincy Ave	0.64mi	3/1.5	2,008 (+4%)	3mo	$170,000	$85	61
137 N Van Brunt Blvd	0.30mi	4/2.5 (+1)	1,766 (-9%)	3mo	$163,400	$93	60
3532 Windsor Ave	0.46mi	4/2.0 (+1)	2,113 (+9%)	4mo	$285,000	$135	53
3521 Windsor Ave	0.50mi	3/2.0	1,718 (-11%)	7mo	$249,950	$145	50
131 N Chelsea Ave	0.35mi	4/2.0 (+1)	2,172 (+12%)	8mo	$250,000	$115	49

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-6,569
• Equity at exit: $23,707

10-year hold

• IRR: 5.7%
• Equity multiple: 1.42×
• Total profit: $18,889
• Equity at exit: $13,747

Cash invested: $44,520 (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 64123

• Home prices YoY: -8.3%
• Active inventory: 61
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,642 high
• Mortgage (P&I): −$834
• Tax from tax record: −$95 /mo · $1,138/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $302

Break-even live

Break-even rent $1,259

Max offer price $159,000

Occupancy floor 77%

Sensitivity live

Price	-10% $392	-5% $347	+0% $302	+5% $257	+10% $212
Rent	-10% $172	-5% $237	+0% $302	+5% $367	+10% $432
Rate	-1.0pp $382	-0.5pp $342	base $302	+0.5pp $261	+1.0pp $219

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4405 Norledge Ave Kansas City, MO	3.0	1.0	1510	$1,600	$1.06	44d	1	0.05mi
3523 Saint John Ave Kansas City, MO	3.0	1.0	1500	$995	$0.66	24d	1	0.51mi
5213 Wilburn Ct Kansas City, MO	3.0	1.0	1274	$1,375	$1.08	22d	1	0.55mi
3429 Morrell Ave Kansas City, MO	4.0	1.5	1800	$1,650	$0.92	8d	1	0.60mi
203 N Indiana Ave Unit 209 Indiana Kansas City, MO	2.0	1.0	1500	$1,400	$0.93	44d	1	0.62mi
441 N Hardesty Ave Kansas City, MO	4.0	1.0	1511	$1,550	$1.03	24d	1	0.66mi
3510 Garner Ave Kansas City, MO	3.0	2.0	1536	$1,400	$0.91	4d	1	0.68mi
815 Elmwood Ave Kansas City, MO	3.0	1.5	1302	$1,600	$1.23	15d	1	0.90mi
307 Bellefontaine Ave Kansas City, MO	3.0	3.0	2023	$3,500	$1.73	17d	1	0.93mi
311 Bellefontaine Ave Kansas City, MO	3.0	2.0	1360	$2,200	$1.62	44d	1	0.93mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	17d	1	1.04mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	20d	1	1.04mi
504 Bellefontaine Ave Unit 2 Kansas City, MO	2.0	2.0	1500	$1,300	$0.87	44d	1	1.05mi
916 Bellefontaine Ave Kansas City, MO	3.0	1.5	1399	$1,650	$1.18	17d	1	1.26mi
129 Brooklyn Ave Kansas City, MO	2.0	1.0	1225	$1,195	$0.98	11d	1	1.37mi
1233 Benton Blvd Kansas City, MO	4.0	2.5	1500	$2,500	$1.67	44d	1	1.44mi
2919 E 12th St Kansas City, MO	3.0	2.0	1943	$2,000	$1.03	44d	1	1.47mi

Listing history 19 events

1. 2026-06-21
   days on market $159,000 Active 107 DOM
2. 2026-06-18
   days on market $159,000 Active 104 DOM
3. 2026-06-17
   days on market $159,000 Active 103 DOM
4. 2026-06-16
   days on market $159,000 Active 102 DOM
5. 2026-06-15
   days on market $159,000 Active 101 DOM
6. 2026-06-13
   days on market $159,000 Active 99 DOM
7. 2026-06-09
   days on market $159,000 Active 95 DOM
8. 2026-06-08
   days on market $159,000 Active 94 DOM
9. 2026-06-07
   days on market $159,000 Active 93 DOM
10. 2026-06-05
    days on market $159,000 Active 90 DOM
11. 2026-06-03
    days on market $159,000 Active 89 DOM
12. 2026-06-02
    days on market $159,000 Active 88 DOM
13. 2026-06-01
    days on market $159,000 Active 87 DOM
14. 2026-05-31
    days on market $159,000 Active 86 DOM
15. 2026-03-06
    listed $159,000 Active 538-char remark

    Show marketing remark (538 chars)

    Beautiful spacious 1.5 story, nestled in the most coveted part of the northeast! Covered from porch, Large living and dining room with wood floors. Updated kitchen cabinets, tile back splash, and sink fixture. Full & half baths updated. Tile floors and shower wall. Plenty of old world charm, wood beam ceilings, extra wide trim and mouldings. Roof replaced 2020, HVAC 2021, Water heater replaced 2024! Parking behind house, basement has additional area for extra work space! Lots of new here! Run comps- This one is priced to sell!

16. 2004-08-02
    soldstatus
17. 2004-07-30
    soldstatus
18. 2004-05-08
    listed $59,950
19. 1989-03-14
    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: $1,138 · $95/mo
• Projected year-2 tax: $1,542 · $129/mo
• Expected delta: +$404/yr (+$34/mo · 35.5%)

ⓘ 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 2/10 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: $19,700
• − Mortgage interest: −$8,906
• − Property taxes: −$1,138
• − Insurance: −$795
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − Depreciation: −$4,625
• Taxable income: $1,083
• Est. tax owed @ 24.0%: −$260
• After-tax cash flow: $3,364/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): 11,833
• Household income: $54,443
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 338.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 48% White 34% Two or more races 25% Black 10% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 37% Puerto Rican 1% Cuban 3%
• Common ancestry: Italian 2% Arab 2% Romanian 1%
• Foreign-born: 22% · Canada, Vietnam, Philippines
• Languages at home: 58% English-only · Spanish 35% Arabic 2% 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: ▼ -35.35%
• Current HPI: 392.4402
• Rent YoY: —
• 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

+165.2% since first listed

5 events — show timeline

• 2026-03-06 Listed $159,000 Heartland MLS as Distributed by MLS Grid
• 2004-08-02 Sold (Public Records) — Public Records
• 2004-07-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-05-08 Listed $59,950 Heartland MLS as Distributed by MLS Grid
• 1989-03-14 Sold (Public Records) — Public Records

Property tax history

+14.4%/yr

Latest (2025): $1,138 · -11.0% YoY. Source: county tax records.