1418 Hardesty Ave · Kansas City, MO 64127

$62,500

2 bd · 2.0 ba · 692 sqft · SingleFamily public records · 70 Days on market

Built 1909 7,405 sqft lot $90/sqft · at area comps Est $121k · 48% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +1.1/10.0

Listing remarks MLS

Charming Investment Opportunity in Kansas City Discover the potential of this inviting 3-bedroom, 2-bath home located just minutes from downtown Kansas City. Blending historic character with functional living space, this property is ideal for investors or buyers looking to add value. Inside, you’ll find a spacious layout with ample natural light and a fully finished basement, offering extra living or storage space. The home sits on a generous lot, providing room for outdoor enjoyment or future possibilities. Additional features include off-street parking and a large backyard area, enhancing convenience and tenant appeal. Whether you're looking to expand your rental portfolio or secure a property with upside potential, this home presents a strong opportunity in a growing market. Highlights: 3 Bedrooms / 2 Bathrooms Finished basement Spacious lot Off-street parking Convenient location near downtown

Key facts

• Finished basement
• Spacious lot
• Large backyard area

Tags

• FINISHED BASEMENT
• SPACIOUS LOT
• OFF-STREET PARKING
• LARGE BACKYARD AREA

🏷️ Possibly a rental listed for sale. The $62,500 price doesn't fit this home's estimated sale value (~$121,169) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $59k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.9% 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: 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 flat; 108 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 41% of the median local income ($33k/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 $432 of loan paydown is wiped out by about $2k 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 + 0.9% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $17k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,750 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1909 — 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: 1.82% ✓
• Cap rate: 15.92%
• Cash-on-cash: 34.38%
• DSCR: 2.53
• GRM: 4.6

CMA / ARV

• ARV (median comp): $121,169
• List price: $62,500
• Delta: -48.42%
• 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
5832 Peery Ave	0.44mi	2/1.5	688 (-1%)	17mo	$50,000	$73	62
1249 Denver St	0.15mi	2/1.0	792 (+14%)	3mo	$45,000	$57	62
1215 Bellaire Ave	0.37mi	2/1.0	702 (+1%)	18mo	$90,000	$128	61
1830 Lister Ave	0.59mi	2/1.0	700 (+1%)	12mo	$92,000	$131	56
1610 Elmwood Ave	0.56mi	2/1.0	676 (-2%)	16mo	$67,500	$100	53
6012 E 16th St	0.45mi	2/1.0	792 (+14%)	2mo	$110,000	$139	49
701 Van Brunt Blvd	0.67mi	2/1.0	660 (-5%)	12mo	$125,000	$189	47
6024 E 11th St	0.59mi	3/2.0 (+1)	768 (+11%)	6mo	$98,950	$129	44
2031 Lister Ave	0.75mi	2/1.0	720 (+4%)	12mo	$75,000	$104	44
6024 E 16th St	0.48mi	2/1.0	792 (+14%)	9mo	$49,900	$63	42
719 Van Brunt Blvd	0.63mi	3/1.0 (+1)	730 (+6%)	15mo	$89,000	$122	40
4411 E 16th St	0.62mi	2/1.0	625 (-10%)	20mo	$65,000	$104	34

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 · 0.94% rent growth · sell at horizon

5-year hold

• IRR: 27.5%
• Equity multiple: 2.11×
• Total profit: $19,494
• Equity at exit: $9,319

10-year hold

• IRR: 33.8%
• Equity multiple: 3.80×
• Total profit: $48,992
• Equity at exit: $5,404

Cash invested: $17,500 (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 64127

• Home prices YoY: -2.6%
• Rents YoY: 0.9%
• Active inventory: 108
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,135 medium
• Mortgage (P&I): −$328
• Tax from tax record: −$42 /mo · $501/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $501

Break-even live

Break-even rent $501

Max offer price $62,500

Occupancy floor 51%

Sensitivity live

Price	-10% $537	-5% $519	+0% $501	+5% $484	+10% $466
Rent	-10% $412	-5% $457	+0% $501	+5% $546	+10% $591
Rate	-1.0pp $533	-0.5pp $517	base $501	+0.5pp $485	+1.0pp $469

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1616 Hardesty Ave Unit 1-108 Kansas City, MO	1.0	1.0	634	$1,150	$1.81	22d	1	0.18mi
611 Ewing Ave Unit B Kansas City, MO	1.0	1.0	700	$800	$1.14	24d	1	1.13mi

Listing history 27 events

1. 2026-06-18
   days on market $62,500 Active 70 DOM
2. 2026-06-17
   pricedays on market $62,500 Active 69 DOM
3. 2026-06-16
   days on market $72,500 Active 68 DOM
4. 2026-06-15
   days on market $72,500 Active 67 DOM
5. 2026-06-13
   days on market $72,500 Active 65 DOM
6. 2026-06-09
   days on market $72,500 Active 61 DOM
7. 2026-06-08
   days on market $72,500 Active 60 DOM
8. 2026-06-07
   days on market $72,500 Active 59 DOM
9. 2026-06-05
   days on market $72,500 Active 56 DOM
10. 2026-06-03
    days on market $72,500 Active 55 DOM
11. 2026-06-02
    days on market $72,500 Active 54 DOM
12. 2026-06-01
    days on market $72,500 Active 53 DOM
13. 2026-05-31
    days on market $72,500 Active 52 DOM
14. 2026-05-13
    price $72,500 925-char remark

    Show marketing remark (925 chars)

    Charming Investment Opportunity in Kansas City Discover the potential of this inviting 3-bedroom, 2-bath home located just minutes from downtown Kansas City. Blending historic character with functional living space, this property is ideal for investors or buyers looking to add value. Inside, you’ll find a spacious layout with ample natural light and a fully finished basement, offering extra living or storage space. The home sits on a generous lot, providing room for outdoor enjoyment or future possibilities. Additional features include off-street parking and a large backyard area, enhancing convenience and tenant appeal. Whether you're looking to expand your rental portfolio or secure a property with upside potential, this home presents a strong opportunity in a growing market. Highlights: 3 Bedrooms / 2 Bathrooms Finished basement Spacious lot Off-street parking Convenient location near downtown

15. 2026-05-13
    price $72,800 925-char remark

    Show marketing remark (925 chars)

    Charming Investment Opportunity in Kansas City Discover the potential of this inviting 3-bedroom, 2-bath home located just minutes from downtown Kansas City. Blending historic character with functional living space, this property is ideal for investors or buyers looking to add value. Inside, you’ll find a spacious layout with ample natural light and a fully finished basement, offering extra living or storage space. The home sits on a generous lot, providing room for outdoor enjoyment or future possibilities. Additional features include off-street parking and a large backyard area, enhancing convenience and tenant appeal. Whether you're looking to expand your rental portfolio or secure a property with upside potential, this home presents a strong opportunity in a growing market. Highlights: 3 Bedrooms / 2 Bathrooms Finished basement Spacious lot Off-street parking Convenient location near downtown

16. 2026-04-09
    listed $79,900 Active 925-char remark

    Show marketing remark (925 chars)

    Charming Investment Opportunity in Kansas City Discover the potential of this inviting 3-bedroom, 2-bath home located just minutes from downtown Kansas City. Blending historic character with functional living space, this property is ideal for investors or buyers looking to add value. Inside, you’ll find a spacious layout with ample natural light and a fully finished basement, offering extra living or storage space. The home sits on a generous lot, providing room for outdoor enjoyment or future possibilities. Additional features include off-street parking and a large backyard area, enhancing convenience and tenant appeal. Whether you're looking to expand your rental portfolio or secure a property with upside potential, this home presents a strong opportunity in a growing market. Highlights: 3 Bedrooms / 2 Bathrooms Finished basement Spacious lot Off-street parking Convenient location near downtown

17. 2025-11-30
    historical
18. 2025-10-14
    price $100,000
19. 2025-09-26
    listed $110,000 Active
20. 2024-06-01
    historical $1,100
21. 2024-05-16
    listed $1,100
22. 2023-09-25
    soldstatus
23. 2023-09-21
    soldstatus
24. 2017-07-17
    soldstatus
25. 2016-11-24
    historical
26. 2016-01-16
    listed $27,000 Active
27. 2003-07-02
    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: $501 · $42/mo
• Projected year-2 tax: $606 · $51/mo
• Expected delta: +$105/yr (+$9/mo · 21.0%)

ⓘ 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 ≥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: $13,624
• − Mortgage interest: −$3,501
• − Property taxes: −$501
• − Insurance: −$312
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$1,818
• Taxable income: $5,312
• Est. tax owed @ 24.0%: −$1,275
• After-tax cash flow: $4,742/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): 17,668
• Household income: $33,111
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 1943.0

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 0.65)
• Race & ethnicity: Black 42% Hispanic / Latino 40% Two or more races 13% White 12% Native American 1%
• Hispanic origin (detail): Mexican 28%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 29%

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: ▼ -7.88%
• Current HPI: 289.2468
• Rent YoY: ▲ 0.94%
• 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

+168.5% since first listed

14 events — show timeline

• 2026-05-13 Price Changed $72,500 Heartland MLS as Distributed by MLS Grid
• 2026-05-13 Price Changed $72,800 Heartland MLS as Distributed by MLS Grid
• 2026-04-09 Listed $79,900 Heartland MLS as Distributed by MLS Grid
• 2025-11-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-10-14 Price Changed $100,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-26 Listed $110,000 Heartland MLS as Distributed by MLS Grid
• 2024-06-01 Rental Removed $1,100 HMLS
• 2024-05-16 Listed for Rent $1,100 HMLS
• 2023-09-25 Sold (Public Records) — Public Records
• 2023-09-21 Sold (Public Records) — Public Records
• 2017-07-17 Sold (Public Records) — Public Records
• 2016-11-24 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2016-01-16 Listed $27,000 Heartland MLS as Distributed by MLS Grid
• 2003-07-02 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $501 · +22.2% YoY. Source: county tax records.