3400 Norton Ave · Kansas City, MO 64128

$159,000

3 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 9 Days on market

Built 1952

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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 +17.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

First Time Buyers are Investors for Rental. This home is Totally Updated in 2012 , New Carpet, Paint, Kitchen Cabinetry, Appliances, and Bathrooms. Relax on your Front Porch or enjoy the Large Backyard. Close to Downtown, and all Major Highways. Could be sold as a package deal see 1997143, 1997138, 1997137

Key facts

• Ample natural light
• Great front porch
• Updated finishes

Tags

• UPDATED FINISHES
• GREAT FRONT PORCH
• MODERN KITCHEN
• AMPLE NATURAL LIGHT
• GREAT CURB APPEAL
• EASY HIGHWAY ACCESS

Property features AI

Finance

• Other: Approximately 1,053 square feet of living area

Exterior

• Home design: One-story property; Built in 1952
• Construction: Original construction completed in 1952
• Exterior features: Located in the East Side subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (17.0% below list).
• Recommended offer: $132k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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; 40 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).
• This rent runs 44% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,001 (17.0% below list)

Questions for the listing agent

1. Built in 1952 — 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: 0.83% ✗
• Cap rate: 7.13%
• Cash-on-cash: 3.00%
• DSCR: 1.13
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $89,216
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3316 Cypress Ave	0.26mi	3/1.0	1,100 (+1%)	3mo	$90,000	$82	83
3304 Askew Ave	0.33mi	3/1.0	1,066 (-2%)	3mo	$45,000	$42	78
3306 Spruce Ave	0.16mi	3/1.5	1,156 (+6%)	5mo	$79,900	$69	76
4015 E Linwood Blvd	0.24mi	2/1.0 (-1)	1,036 (-5%)	4mo	$79,000	$76	73
3536 College Ave	0.54mi	3/1.0	1,086 (-0%)	6mo	$96,000	$88	70
3422 Askew Ave	0.32mi	3/1.0	1,226 (+13%)	4mo	$114,900	$94	61
2830 Cypress Ave	0.72mi	3/1.0	1,043 (-4%)	0mo	$29,900	$29	59
3711 Bellefontaine Ave	0.72mi	3/1.0	1,007 (-7%)	5mo	$120,000	$119	50
3025 Walrond Ave	0.70mi	3/2.0	1,172 (+8%)	4mo	$216,500	$185	47
3031 Askew Ave	0.51mi	2/1.0 (-1)	928 (-15%)	3mo	$40,000	$43	44
3706 E 29th St	0.66mi	3/1.0	1,248 (+15%)	2mo	$95,000	$76	43
3920 Spruce Ave	0.70mi	2/1.0 (-1)	968 (-11%)	4mo	$105,000	$108	41

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: 26.9%
• Equity multiple: 3.15×
• Total profit: $95,819
• Equity at exit: $143,240

10-year hold

• IRR: 24.0%
• Equity multiple: 7.32×
• Total profit: $281,272
• Equity at exit: $308,902

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 64128

• Home prices YoY: 21.6%
• Rents YoY: 4.7%
• Active inventory: 87
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,320 high
• Mortgage (P&I): −$834
• Tax from tax record: −$32 /mo · $379/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $111

Break-even live

Break-even rent $1,179

Max offer price $159,000

Occupancy floor 87%

Sensitivity live

Price	-10% $201	-5% $156	+0% $111	+5% $66	+10% $21
Rent	-10% $7	-5% $59	+0% $111	+5% $163	+10% $215
Rate	-1.0pp $191	-0.5pp $152	base $111	+0.5pp $70	+1.0pp $28

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3332 Norton Ave Kansas City, MO	3.0	1.0	1272	$1,350	$1.06	44d	1	0.03mi
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	17d	1	0.13mi
3414 Elmwood Ave Kansas City, MO	4.0	1.0	1109	$1,300	$1.17	17d	1	0.31mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	24d	1	0.31mi
3713 Cleveland Ave Kansas City, MO	4.0	1.0	1256	$1,250	$1.00	17d	1	0.45mi
3310 College Ave Kansas City, MO	3.0	1.0	874	$995	$1.14	44d	1	0.51mi
3032 Elmwood Ave Kansas City, MO	3.0	1.0	1027	$1,275	$1.24	8d	1	0.51mi
3118 Chelsea Ave Kansas City, MO	2.0	1.0	864	$980	$1.13	44d	1	0.52mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	8d	1	0.53mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	24d	1	0.60mi
3524 Bellefontaine Ave Kansas City, MO	3.0	1.0	1228	$1,350	$1.10	44d	1	0.66mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	8d	1	0.69mi
3330 Agnes Ave Kansas City, MO	3.0	1.0	1000	$1,410	$1.41	44d	1	0.69mi
3304 Agnes Ave Unit Downstairs Kansas City, MO	3.0	1.0	1150	$1,095	$0.95	44d	1	0.70mi
3818 Indiana Ave Kansas City, MO	3.0	1.5	1223	$1,147	$0.94	44d	1	0.71mi
3220 E 30th St Unit 1A Kansas City, MO	2.0	1.0	1214	$950	$0.78	44d	1	0.72mi
4902 E 39th St Kansas City, MO	2.0	1.0	820	$1,300	$1.59	17d	1	0.75mi
3243 Denver Dr Kansas City, MO	1.0–3.0	1.0	862	$1,226	$1.42	44d	1	0.76mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	11d	1	0.77mi
5108 E 30th St Kansas City, MO	3.0	1.0	960	$1,400	$1.46	4d	1	0.83mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	44d	1	0.83mi
4005 Bales Ave Kansas City, MO	2.0	1.0	792	$1,050	$1.33	44d	1	0.85mi
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	17d	1	0.88mi
3817 S Benton Ave Kansas City, MO	4.0	1.5	1380	$1,650	$1.20	24d	1	0.91mi
2637 E 29th St Unit 3 Kansas City, MO	2.0	1.0	954	$1,050	$1.10	44d	1	0.99mi
2855 Van Brunt Blvd Unit A Kansas City, MO	2.0	1.0	744	$1,080	$1.45	44d	1	1.04mi
3710 Wabash Ave Unit 2S Kansas City, MO	2.0	1.0	875	$850	$0.97	24d	1	1.06mi
4216 Cleveland Ave Kansas City, MO	2.0	1.0	780	$1,125	$1.44	17d	1	1.06mi
3233 Park Ave Unit 2 Kansas City, MO	2.0	1.0	950	$1,000	$1.05	24d	1	1.10mi
3233 Park Ave Unit 1 Kansas City, MO	2.0	1.0	950	$1,075	$1.13	44d	1	1.10mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	24d	1	1.11mi
2701 Benton Blvd Unit 2703-2 Kansas City, MO	2.0	1.0	800	$1,200	$1.50	3d	1	1.11mi
2701 Benton Blvd Unit 2705-3 Kansas City, MO	2.0	1.0	800	$1,200	$1.50	8d	1	1.11mi
4116 Bellefontaine Ave Kansas City, MO	3.0	1.0	1234	$1,000	$0.81	24d	1	1.12mi
4900 E 41st Ter Kansas City, MO	3.0	2.0	1270	$1,500	$1.18	17d	1	1.12mi
2447 Norton Ave Kansas City, MO	2.0	1.0	800	$976	$1.22	17d	1	1.13mi
2454 Cypress Ave Kansas City, MO	3.0	1.0	800	$1,300	$1.62	5d	1	1.15mi
3911 Oakley Ave Kansas City, MO	2.0	1.0	816	$1,195	$1.46	13d	1	1.16mi
4206 Vineyard Rd Kansas City, MO	4.0	1.5	1056	$1,500	$1.42	15d	1	1.18mi
3902 Wabash Ave Kansas City, MO	4.0	2.0	1400	$1,850	$1.32	44d	1	1.18mi

Listing history 7 events

1. 2026-06-21
   days on market $159,000 Active 9 DOM
2. 2026-06-18
   days on market $159,000 Active 6 DOM
3. 2026-06-17
   days on market $159,000 Active 5 DOM
4. 2026-06-16
   days on market $159,000 Active 4 DOM
5. 2026-06-15
   days on market $159,000 Active 3 DOM
6. 2026-06-13
   remarks 439-char remark
7. 2026-06-13
   listed $159,000 Active 1 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: $379 · $32/mo
• Projected year-2 tax: $1,542 · $129/mo
• Expected delta: +$1,163/yr (+$97/mo · 306.6%)

ⓘ 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 · 16 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: $15,840
• − Mortgage interest: −$8,906
• − Property taxes: −$379
• − Insurance: −$795
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$4,625
• Taxable loss: −$1,401
• Est. tax savings @ 24.0%: +$336
• After-tax cash flow: $1,670/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

+1506.1% since first listed

12 events — show timeline

• 2026-06-13 Listed $159,000 FSBO.com
• 2016-11-03 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-10-29 Pending — Heartland MLS as Distributed by MLS Grid
• 2016-10-02 Price Changed $30,000 Heartland MLS as Distributed by MLS Grid
• 2016-06-15 Listed $35,000 Heartland MLS as Distributed by MLS Grid
• 2012-04-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2012-02-13 Listed $22,950 Heartland MLS as Distributed by MLS Grid
• 2012-02-05 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2011-12-26 Listed $22,950 Heartland MLS as Distributed by MLS Grid
• 2008-03-13 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-10-31 Listed $9,900 Heartland MLS as Distributed by MLS Grid
• 1997-04-24 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $379 · -30.4% YoY. Source: county tax records.