419 N Elmwood Ave · Kansas City, MO 64123

$50,000

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 4 Days on market

Built 1924 5,458 sqft lot $45/sqft · 58% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Great for a re habber- PRICE REFLECTS CONDITION OF HOME

Key facts

• Large dining rooms
• Off street parking
• Eat in kitchen

Tags

• HARDWOOD FLOORS
• LARGE LIVING ROOMS
• LARGE DINING ROOMS
• EAT IN KITCHEN
• OFF STREET PARKING

Property features AI

Finance

• Other: Living area reported as 1,888 total; Above-grade finished area and below-grade finished area reported from public records; Age: 101 years or more
• Financial info: Tax annual amount reported

Exterior

• Parking: Off-street parking
• Utilities: City/public water (verify); Public sewer; Cable, fiber, and high-speed internet available
• Home design: Single-family residence; Bungalow/Ranch floor plan; Fixer condition; Residential property
• Construction: Asbestos construction materials; Composition roof; Partial stone/rock basement with walk-up and walk-out access
• Exterior features: City lot; Not in a flood plain; Directions: Just south of Gladstone Blvd.

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 bedrooms (includes main-floor primary bedroom)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Fireplace in the living room; Eat-in kitchen and formal dining area; Main-floor bedroom and main-floor primary bedroom
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 20.9% 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: 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.
• Zoned schools: Gladstone Elementary (math 17% / reading 27%, grade F, #910 of 1,115 statewide, top 83%, 372 students, 99% FRL); Northeast Middle School (math 4% / reading 9%, grade F, #384 of 391 statewide, top 98%, 555 students, 100% FRL); Northeast High (math 2% / reading 22%, grade F, #497 of 521 statewide, top 96%, 657 students, 100% FRL) — zoned schools average 99% FRL vs 75% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 61 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $346 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 + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y 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 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1924 — 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: 2.43% ✓
• Cap rate: 20.85%
• Cash-on-cash: 52.00%
• DSCR: 3.31
• GRM: 3.4

CMA / ARV

• ARV (median comp): $202,171
• List price: $50,000
• Delta: -75.27%
• 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
422 N Kensington Ave	0.16mi	2/1.0	1,201 (+7%)	0mo	$179,000	$149	80
409 N Elmwood Ave	0.01mi	3/1.0 (+1)	1,214 (+8%)	7mo	$215,000	$177	75
410 N Lawn Ave	0.03mi	3/1.0 (+1)	1,230 (+10%)	8mo	$190,000	$154	70
443 N Quincy Ave	0.32mi	2/1.0	1,000 (-11%)	1mo	$169,000	$169	66
137 Chelsea Ave	0.47mi	2/1.0	1,190 (+6%)	6mo	$69,900	$59	63
110 N Monroe Ave	0.61mi	3/1.0 (+1)	1,112 (-1%)	7mo	$85,000	$76	59
4024 Morrell St	0.50mi	3/1.0 (+1)	1,156 (+3%)	9mo	$97,000	$84	59
3906 Windsor Ave	0.50mi	3/2.0 (+1)	1,194 (+7%)	3mo	$129,900	$109	54
447 N Hardesty Ave	0.50mi	2/1.0	976 (-13%)	4mo	$187,000	$192	52
314 N Topping Ave	0.74mi	2/1.5	1,032 (-8%)	3mo	$124,900	$121	48
5217 Wilburn Ct	0.48mi	3/1.5 (+1)	1,248 (+11%)	8mo	$189,900	$152	45
3618 Anderson Ave	0.71mi	3/1.0 (+1)	1,219 (+9%)	8mo	$99,000	$81	41

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: 50.0%
• Equity multiple: 3.18×
• Total profit: $30,562
• Equity at exit: $7,455

10-year hold

• IRR: 55.4%
• Equity multiple: 6.46×
• Total profit: $76,465
• Equity at exit: $4,323

Cash invested: $14,000 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,216 high
• Mortgage (P&I): −$262
• Tax from tax record: −$71 /mo · $850/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $607

Break-even live

Break-even rent $448

Max offer price $50,000

Occupancy floor 45%

Sensitivity live

Price	-10% $635	-5% $621	+0% $607	+5% $593	+10% $578
Rent	-10% $511	-5% $559	+0% $607	+5% $655	+10% $703
Rate	-1.0pp $632	-0.5pp $619	base $607	+0.5pp $594	+1.0pp $581

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5213 Wilburn Ct Kansas City, MO	3.0	1.0	1274	$1,375	$1.08	23d	1	0.45mi
3921 Norledge Ave Unit 2E Kansas City, MO	2.0	1.0	900	$950	$1.06	45d	1	0.45mi
3913 Scarritt Ave Apt 2W Kansas City, MO	1.0	1.0	700	$800	$1.14	4d	1	0.50mi
445 N Lawndale Ave Kansas City, MO	2.0	1.0	700	$1,200	$1.71	25d	1	0.66mi
3523 Saint John Ave Kansas City, MO	3.0	1.0	1500	$995	$0.66	25d	1	0.74mi
135 Lawndale Ave Kansas City, MO	3.0	2.0	920	$1,500	$1.63	9d	1	0.81mi
203 N Indiana Ave Unit 209 Indiana Kansas City, MO	2.0	1.0	1500	$1,400	$0.93	45d	1	0.82mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	18d	1	0.92mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	21d	1	0.92mi
3423 Garner Ave Unit B Kansas City, MO	2.0	1.0	800	$900	$1.12	45d	1	1.00mi
303 White Ave Unit 2 Kansas City, MO	2.0	1.0	1060	$950	$0.90	12d	1	1.00mi
301 Benton Blvd Unit 2 Kansas City, MO	2.0	1.0	850	$1,025	$1.21	25d	1	1.03mi
301 Benton Blvd Unit 3 Kansas City, MO	2.0	1.0	850	$970	$1.14	9d	1	1.03mi
815 Elmwood Ave Kansas City, MO	3.0	1.5	1302	$1,600	$1.23	16d	1	1.10mi
301 Bellefontaine Ave Unit B Kansas City, MO	1.0	1.0	700	$850	$1.21	18d	1	1.14mi
311 Bellefontaine Ave Kansas City, MO	3.0	2.0	1360	$2,200	$1.62	45d	1	1.16mi
3435 E 7th St Kansas City, MO	2.0	1.0	970	$949	$0.98	9d	1	1.20mi
504 Bellefontaine Ave Unit 2 Kansas City, MO	2.0	2.0	1500	$1,300	$0.87	45d	1	1.29mi
412 Montgall Ave Unit 412 Kansas City, MO	2.0	2.0	900	$1,200	$1.33	45d	1	1.33mi
414 Prospect Ave Unit 1 Kansas City, MO	2.0	1.0	900	$1,295	$1.44	9d	1	1.41mi
901 Benton Blvd Unit 7 Kansas City, MO	2.0	1.0	1100	$1,202	$1.09	45d	1	1.43mi
513 Prospect Ave Unit 6 Kansas City, MO	1.0	1.0	700	$795	$1.14	25d	1	1.44mi

Listing history 7 events

1. 2026-05-05
   status Pending 487-char remark
2. 2026-05-01
   listed $50,000 Active 487-char remark
3. 2011-11-18
   soldstatus 55-char remark

   Show marketing remark (55 chars)

   Great for a re habber- PRICE REFLECTS CONDITION OF HOME

4. 2011-11-10
   listed $13,900 55-char remark

   Show marketing remark (55 chars)

   Great for a re habber- PRICE REFLECTS CONDITION OF HOME

5. 2008-06-13
   soldstatus

   Show marketing remark (128 chars)

   take a look at this bungalow. sold as-is/where is condition, special addendums applies, must be approved buyer or verified cash.

6. 2008-03-05
   listed $17,900

   Show marketing remark (128 chars)

   take a look at this bungalow. sold as-is/where is condition, special addendums applies, must be approved buyer or verified cash.

7. 1994-11-08
   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: $850 · $71/mo
• Projected year-2 tax: $850 · $71/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $14,591
• − Mortgage interest: −$2,801
• − Property taxes: −$850
• − Insurance: −$250
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$1,455
• Taxable income: $6,901
• Est. tax owed @ 24.0%: −$1,656
• After-tax cash flow: $5,624/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

+179.3% since first listed

8 events — show timeline

• 2026-06-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2026-05-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-01 Listed $50,000 Heartland MLS as Distributed by MLS Grid
• 2011-11-18 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2011-11-10 Listed $13,900 Heartland MLS as Distributed by MLS Grid
• 2008-06-13 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-03-05 Listed $17,900 Heartland MLS as Distributed by MLS Grid
• 1994-11-08 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $850 · +22.2% YoY. Source: county tax records.