2717 E 35th Ter · Kansas City, MO 64128

$79,000

4 bd · 1.0 ba · 1,124 sqft · SingleFamily public records · 16 Days on market

Built 1905 7,319 sqft lot Est $106k · 25% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

This two story home is loaded with potential and ready for your vision and creativity. Whether you're looking to renovate and resell, add to your rental portfolio, or create your own home, the possibilities are endless. Property features a covered front porch, oversized living area, galley style kitchen and more. Bring your imagination and tools to make this house a home.

Key facts

• Covered front porch
• Galley style kitchen
• 7,319 sq ft lot

Tags

• COVERED FRONT PORCH
• OVERSIZED LIVING AREA
• GALLEY STYLE KITCHEN

Property features AI

Finance

• Other: Lot approximately 7,319 square feet
• HOA & community: No HOA fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 2.5-story floor plan; Facing direction not specified
• Construction: Concrete and wood siding construction; Composition roof; Built over 100 years ago
• Exterior features: Property not in a flood plain

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom (upper level)
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Unfinished basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.5% 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); 87 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $1,463/mo this rent would consume 49% of the median local household income ($36k/yr) (locally 946% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $8k of equity ($546 loan paydown + $8k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,815 (1.5% below list)

Questions for the listing agent

1. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.85% ✓
• Cap rate: 16.52%
• Cash-on-cash: 36.52%
• DSCR: 2.62
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $105,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3536 College Ave	0.31mi	3/1.0 (-1)	1,086 (-3%)	6mo	$96,000	$88	70
3838 S Benton Ave	0.38mi	3/1.0 (-1)	1,066 (-5%)	3mo	$90,000	$84	67
3936 Wabash Ave	0.53mi	3/2.0 (-1)	1,099 (-2%)	2mo	$89,900	$82	61
3711 Bellefontaine Ave	0.27mi	3/1.0 (-1)	1,007 (-10%)	5mo	$120,000	$119	61
3304 Askew Ave	0.59mi	3/1.0 (-1)	1,066 (-5%)	3mo	$45,000	$42	56
3422 Askew Ave	0.52mi	3/1.0 (-1)	1,226 (+9%)	4mo	$114,900	$94	52
3624 Indiana Ave	0.38mi	3/1.0 (-1)	1,264 (+12%)	8mo	$50,000	$40	50
2809 E 39th St	0.41mi	3/1.0 (-1)	1,279 (+14%)	6mo	$114,900	$90	48
3025 Walrond Ave	0.72mi	3/2.0 (-1)	1,172 (+4%)	4mo	$216,500	$185	47
3930 Wabash Ave	0.51mi	3/2.5 (-1)	1,208 (+8%)	8mo	$159,000	$132	46
3911 Bellefontaine Ave	0.48mi	3/1.5 (-1)	1,250 (+11%)	8mo	$149,000	$119	46
4000 Garfield Ave	0.69mi	3/2.0 (-1)	1,250 (+11%)	7mo	$215,000	$172	34

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: 53.4%
• Equity multiple: 4.99×
• Total profit: $88,349
• Equity at exit: $71,169

10-year hold

• IRR: 47.6%
• Equity multiple: 11.48×
• Total profit: $231,780
• Equity at exit: $153,480

Cash invested: $22,120 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,463 high
• Mortgage (P&I): −$414
• Tax from tax record: −$35 /mo · $422/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $673

Break-even live

Break-even rent $611

Max offer price $79,000

Occupancy floor 49%

Sensitivity live

Price	-10% $718	-5% $695	+0% $673	+5% $651	+10% $628
Rent	-10% $558	-5% $615	+0% $673	+5% $731	+10% $789
Rate	-1.0pp $713	-0.5pp $693	base $673	+0.5pp $653	+1.0pp $632

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	11d	1	0.15mi
3524 Bellefontaine Ave Kansas City, MO	3.0	1.0	1228	$1,350	$1.10	45d	1	0.17mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	8d	1	0.26mi
3330 Agnes Ave Kansas City, MO	3.0	1.0	1000	$1,410	$1.41	45d	1	0.30mi
3817 S Benton Ave Kansas City, MO	4.0	1.5	1380	$1,650	$1.20	25d	1	0.32mi
3304 Agnes Ave Unit Downstairs Kansas City, MO	3.0	1.0	1150	$1,095	$0.95	45d	1	0.36mi
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	17d	1	0.41mi
3310 College Ave Kansas City, MO	3.0	1.0	874	$995	$1.14	45d	1	0.44mi
3902 Wabash Ave Kansas City, MO	4.0	2.0	1400	$1,850	$1.32	45d	1	0.45mi
3818 Indiana Ave Kansas City, MO	3.0	1.5	1223	$1,147	$0.94	45d	1	0.48mi
2002 E 35th St Kansas City, MO	3.0	2.0	1426	$1,295	$0.91	8d	1	0.50mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	25d	1	0.51mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	25d	1	0.61mi
4014 Park Ave Kansas City, MO	3.0	2.0	1271	$1,273	$1.00	45d	1	0.64mi
2120 Linwood Blvd Kansas City, MO	3.0	1.0	1326	$1,400	$1.06	45d	1	0.64mi
3713 Cleveland Ave Kansas City, MO	4.0	1.0	1256	$1,250	$1.00	17d	1	0.66mi
4107 Olive St Kansas City, MO	3.0	1.5	1271	$1,578	$1.24	8d	1	0.70mi
4116 Bellefontaine Ave Kansas City, MO	3.0	1.0	1234	$1,000	$0.81	25d	1	0.70mi
3609 Wayne Ave Kansas City, MO	3.0	1.5	1118	$1,900	$1.70	25d	1	0.73mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	25d	1	0.80mi
3009 Garfield Ave Kansas City, MO	3.0	1.5	1334	$1,425	$1.07	45d	1	0.82mi
3332 Norton Ave Kansas City, MO	3.0	1.0	1272	$1,350	$1.06	45d	1	0.84mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	45d	1	0.94mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	17d	1	0.97mi
3314 Tracy Ave Unit B Kansas City, MO	3.0	1.0	1100	$947	$0.86	22d	1	1.06mi
3314 Tracy Ave Kansas City, MO	3.0	1.0	1100	$947	$0.86	8d	1	1.06mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	8d	1	1.07mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	17d	1	1.09mi
2724 Brooklyn Ave Kansas City, MO	3.0	2.5	1398	$1,440	$1.03	25d	1	1.12mi
3414 Elmwood Ave Kansas City, MO	4.0	1.0	1109	$1,300	$1.17	17d	1	1.12mi
4228 Virginia Ave Kansas City, MO	3.0	1.0	1200	$1,250	$1.04	11d	1	1.26mi
4232 Virginia Ave Unit 3 Kansas City, MO	3.0	1.0	1296	$1,100	$0.85	13d	1	1.26mi
3032 Elmwood Ave Kansas City, MO	3.0	1.0	1027	$1,275	$1.24	8d	1	1.28mi
4220 Harrison St Unit 1S Kansas City, MO	3.0	2.0	1200	$1,795	$1.50	8d	1	1.45mi
1500 E 46th St Kansas City, MO	1.0–3.0	1.0	803	$1,275	$1.59	45d	1	1.49mi

Listing history 11 events

1. 2026-06-21
   days on market $79,000 Active 16 DOM
2. 2026-06-18
   days on market $79,000 Active 13 DOM
3. 2026-06-17
   days on market $79,000 Active 12 DOM
4. 2026-06-16
   days on market $79,000 Active 11 DOM
5. 2026-06-16
   price $79,000 Active 10 DOM
6. 2026-06-15
   days on market $89,000 Active 10 DOM
7. 2026-06-13
   days on market $89,000 Active 8 DOM
8. 2026-06-09
   days on market $89,000 Active 4 DOM
9. 2026-06-08
   days on market $89,000 Active 3 DOM
10. 2026-06-07
    remarks 374-char remark
11. 2026-06-07
    listed $89,000 Active 2 DOM

ⓘ 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: $422 · $35/mo
• Projected year-2 tax: $766 · $64/mo
• Expected delta: +$345/yr (+$29/mo · 81.8%)

ⓘ 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 ≥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: $17,551
• − Mortgage interest: −$4,425
• − Property taxes: −$422
• − Insurance: −$395
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$2,298
• Taxable income: $7,203
• Est. tax owed @ 24.0%: −$1,729
• After-tax cash flow: $6,349/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

2 events — show timeline

• 2026-06-05 Listed $89,000 Heartland MLS as Distributed by MLS Grid
• 1985-09-24 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $422 · -44.2% YoY. Source: county tax records.