7444 Park Ave · Kansas City, MO 64132

$79,900

2 bd · 1.0 ba · 859 sqft · SingleFamily public records · 45 Days on market

Built 1947 5,458 sqft lot $93/sqft · 31% below area Est $133k · 40% under ↓ 11% since listing

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.8/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

Tenant Occupied. Desirable corner lot property offering increased curb appeal and natural light. Currently tenant occupied providing immediate rental income for the savvy investor. Please do not disturb occupants.

Key facts

• Natural light
• Corner lot
• 5,458 sq ft lot

Tags

• CORNER LOT
• NATURAL LIGHT
• IMMEDIATE RENTAL INCOME

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family ranch residence; Residential property
• Construction: Block and frame construction; Composition roof; Built approximately 51–75 years ago
• Exterior features: Corner lot inside city limits; Metal fencing

Interior

• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window AC units
• Interior features: Eat-in kitchen; Unfinished walk-out basement
• Laundry & utility: Laundry in basement

🏷️ Possibly a rental listed for sale. The $79,900 price doesn't fit this home's estimated sale value (~$132,990) 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/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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 (+3.0%/yr); 93 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 31% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($552 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 + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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. 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.
6. 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.
7. 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: 1.48% ✓
• Cap rate: 12.81%
• Cash-on-cash: 23.28%
• DSCR: 2.04
• GRM: 5.6

CMA / ARV

• ARV (median comp): $132,990
• List price: $79,900
• Delta: -39.92%
• 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
2121 E 77th Ter	0.40mi	2/1.0	832 (-3%)	2mo	$78,000	$94	75
7233 Park Ave	0.28mi	3/1.0 (+1)	910 (+6%)	4mo	$170,000	$187	69
7907 Chestnut Ave	0.65mi	2/1.0	864 (+1%)	1mo	$60,000	$69	68
7103 Agnes Ave	0.65mi	2/1.0	854 (-1%)	0mo	$65,000	$76	68
2915 E 77th Ter	0.54mi	3/1.0 (+1)	864 (+1%)	3mo	$125,000	$145	66
2407 E 69th Ter	0.67mi	2/1.0	875 (+2%)	2mo	$105,000	$120	64
7040 Agnes Ave	0.67mi	3/1.0 (+1)	840 (-2%)	1mo	$99,900	$119	59
7426 Indiana Ave	0.69mi	3/1.0 (+1)	874 (+2%)	2mo	$120,000	$137	58
7202 Lydia Ave	0.66mi	2/1.0	934 (+9%)	2mo	$119,900	$128	53
7930 Michigan St	0.64mi	2/1.0	960 (+12%)	3mo	$60,000	$63	48
8029 Park Ave	0.71mi	2/1.0	744 (-13%)	4mo	$104,500	$140	42
1429 E 79th St	0.66mi	3/1.5 (+1)	986 (+15%)	3mo	$139,000	$141	35

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 · 2.98% rent growth · sell at horizon

5-year hold

• IRR: 41.7%
• Equity multiple: 4.18×
• Total profit: $71,121
• Equity at exit: $71,980

10-year hold

• IRR: 36.0%
• Equity multiple: 9.39×
• Total profit: $187,621
• Equity at exit: $155,228

Cash invested: $22,372 (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 64132

• Home prices YoY: 23.6%
• Rents YoY: 3.0%
• Active inventory: 93
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,180 high
• Mortgage (P&I): −$419
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $434

Break-even live

Break-even rent $630

Max offer price $79,900

Occupancy floor 58%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7427 Arleta Blvd Kansas City, MO	2.0	1.0	805	$1,150	$1.43	43d	1	0.18mi
7560 Prospect Ave Unit G Kansas City, MO	1.0	1.0	900	$925	$1.03	3d	1	0.24mi
7560 Prospect Ave Unit F Kansas City, MO	1.0	1.0	900	$925	$1.03	43d	1	0.25mi
7411 Montgall Ave Kansas City, MO	3.0	1.0	840	$1,200	$1.43	43d	1	0.29mi
1830 E 78th St Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	12d	1	0.46mi
1861 E 78th St Kansas City, MO	3.0	1.0	864	$1,095	$1.27	16d	1	0.47mi
7317 Agnes Ave Kansas City, MO	2.0	1.0	767	$895	$1.17	23d	1	0.50mi
7412 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	780	$1,200	$1.54	2d	1	0.51mi
3106 E 75th St Kansas City, MO	3.0	1.5	985	$1,225	$1.24	21d	1	0.54mi
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	12d	1	0.59mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,645	$1.50	23d	1	0.62mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	14d	1	0.67mi
7426 Indiana Ave Kansas City, MO	3.0	1.0	1100	$1,400	$1.27	43d	1	0.69mi
6921 Prospect Ave Unit C Kansas City, MO	1.0	1.0	538	$850	$1.58	3d	1	0.72mi
7036 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	810	$1,200	$1.48	2d	1	0.72mi
2120 E 68th Ter Kansas City, MO	2.0	1.0	930	$1,200	$1.29	23d	1	0.82mi
7127 Bales Ave Kansas City, MO	3.0	1.0	900	$1,350	$1.50	23d	1	0.88mi
1831 E 68th St Kansas City, MO	3.0	1.0	1043	$1,250	$1.20	16d	1	0.89mi
7115 Bales Ave Kansas City, MO	3.0	1.0	865	$1,350	$1.56	16d	1	0.90mi
2421 E 67th Ter Kansas City, MO	2.0	1.0	816	$1,125	$1.38	16d	1	0.93mi
2430 E 67th Ter Kansas City, MO	3.0	2.0	960	$1,195	$1.24	43d	1	0.96mi
8226 Flora Ave Kansas City, MO	2.0	1.0	862	$1,200	$1.39	2d	1	1.02mi
1805 E 67th St Kansas City, MO	2.0	1.0	1064	$1,200	$1.13	16d	1	1.02mi
6703 Walrond Ave Kansas City, MO	2.0	1.0	912	$1,200	$1.32	1d	1	1.13mi
8101 Campbell St Kansas City, MO	2.0	1.0	820	$888	$1.08	1d	1	1.14mi
1435 E 66th Ter Kansas City, MO	3.0	1.0	988	$1,340	$1.36	12d	1	1.15mi
6653 Lydia Ave Kansas City, MO	3.0	1.0	962	$1,500	$1.56	16d	1	1.15mi
8150 Troost Ave Unit 53 Kansas City, MO	2.0	1.0	900	$1,200	$1.33	43d	1	1.16mi
8222 Troost Ave Unit 8222-1 Kansas City, MO	2.0	1.0	825	$1,400	$1.70	14d	1	1.16mi
8208 Troost Ave Unit 8218-3 Kansas City, MO	2.0	1.0	750	$1,345	$1.79	43d	1	1.19mi
8208 Troost Ave Kansas City, MO	1.0–2.0	1.0	761	$1,395	$1.83	7d	2	1.20mi
7605 Locust St Kansas City, MO	2.0	1.0	744	$1,325	$1.78	7d	1	1.22mi
6817 Cleveland Ave Kansas City, MO	2.0	1.0	779	$1,100	$1.41	43d	1	1.26mi
3601 E Meyer Blvd Kansas City, MO	1.0	1.0	560	$900	$1.61	43d	1	1.37mi
320 E 79th Ter Kansas City, MO	3.0	1.0	1100	$1,700	$1.55	43d	1	1.41mi
6901 Jackson Ave Unit 6903 Kansas City, MO	3.0	1.0	1000	$1,200	$1.20	21d	1	1.41mi
6404 The Paseo Kansas City, MO	1.0–2.0	1.0–2.0	942	$1,600	$1.70	2d	6	1.43mi
6941 Spruce Ave Kansas City, MO	2.0	1.0	815	$950	$1.17	43d	1	1.43mi
316 E Gregory Blvd Unit 3W Kansas City, MO	1.0	1.0	700	$1,149	$1.64	16d	1	1.45mi
202 E Gregory Blvd Kansas City, MO	1.0	1.0	600	$1,149	$1.92	1d	2	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $79,900 Active 45 DOM
2. 2026-06-17
   days on market $79,900 Active 44 DOM
3. 2026-06-16
   days on market $79,900 Active 43 DOM
4. 2026-06-15
   days on market $79,900 Active 42 DOM
5. 2026-06-13
   pricedays on market $79,900 Active 40 DOM
6. 2026-06-09
   days on market $89,900 Active 36 DOM
7. 2026-06-08
   days on market $89,900 Active 35 DOM
8. 2026-06-07
   days on market $89,900 Active 34 DOM
9. 2026-06-05
   days on market $89,900 Active 31 DOM
10. 2026-06-03
    days on market $89,900 Active 30 DOM
11. 2026-06-02
    days on market $89,900 Active 29 DOM
12. 2026-06-01
    days on market $89,900 Active 28 DOM
13. 2026-05-31
    days on market $89,900 Active 27 DOM
14. 2026-05-04
    listed $89,900 Active 213-char remark
15. 2016-02-24
    soldstatus
16. 2015-02-20
    soldstatus
17. 2015-02-20
    soldstatus
18. 2005-06-08
    soldstatus
19. 1992-03-02
    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: $548 · $46/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$227/yr (+$19/mo · 41.4%)

ⓘ 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,157
• − Mortgage interest: −$4,476
• − Property taxes: −$548
• − Insurance: −$400
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$2,324
• Taxable income: $4,144
• Est. tax owed @ 24.0%: −$995
• After-tax cash flow: $4,214/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): 12,084
• Household income: $45,622
• Rent vs Own: 51.2% rent · 48.8% own
• Severe rent burden: 679.0

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 (66%)
• Race & ethnicity: Black 66% White 16% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 2% Scotch-Irish 1% Romanian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 7%

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: ▲ 79.13%
• Current HPI: 414.4305
• Rent YoY: ▲ 2.98%
• 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

-11.1% since first listed

7 events — show timeline

• 2026-06-12 Price Changed $79,900 Heartland MLS as Distributed by MLS Grid
• 2026-05-04 Listed $89,900 Heartland MLS as Distributed by MLS Grid
• 2016-02-24 Sold (Public Records) — Public Records
• 2015-02-20 Sold (Public Records) — Public Records
• 2015-02-20 Sold (Public Records) — Public Records
• 2005-06-08 Sold (Public Records) — Public Records
• 1992-03-02 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $548 · -9.9% YoY. Source: county tax records.