2463 Denver Ave · Kansas City, MO 64127

$105,000

4 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 98 Days on market

Built 1910 4,100 sqft lot $82/sqft · 37% above area Est $77k · 37% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

Two-story 3BR/1BA • approx. 1,288 sq ft • 2 covered porches • Private driveway • 2025 updates (over $30K) • Minutes to Downtown KC. Freshly renovated and ready for an owner-occupant or rental portfolio. Recent 2025 improvements totaling over $30,000 include interior paint throughout, new flooring, upgraded insulation, refreshed bathroom vanity/mirror, and new kitchen appliances (refrigerator + range/oven). Functional layout with a flexible bonus space upstairs—ideal for home office, reading nook, or walk-in closet. Enjoy covered front and back porches for outdoor seating plus off-street parking via the private drive. Move-in ready with the heavy lifting completed. Can be sold individually of as a package with MLS#s 2606783, 2610158, 2610424, 2610418. Package MLS# is 2619226.

Key facts

• Flexible bonus space
• Covered porches
• Outdoor seating

Tags

• COVERED PORCHES
• PRIVATE DRIVEWAY
• RECENT IMPROVEMENTS
• FLEXIBLE BONUS SPACE
• OUTDOOR SEATING
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $1,411/mo this rent would consume 51% of the median local household income ($33k/yr) (locally 1943% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 21y ago; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 1.34% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.64%
• DSCR: 1.74
• GRM: 6.2

CMA / ARV

• ARV (median comp): $76,500
• List price: $105,000
• Delta: 37.25%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2604 Drury Ave	0.20mi	3/1.5 (-1)	1,287 (-0%)	7mo	$70,000	$54	77
2457 Poplar Ave	0.18mi	3/1.0 (-1)	1,350 (+5%)	2mo	$115,000	$85	77
5414 E 23rd St	0.32mi	3/1.0 (-1)	1,292 (+0%)	13mo	$79,500	$62	69
2451 Chelsea Ave	0.24mi	3/1.0 (-1)	1,156 (-10%)	5mo	$59,000	$51	63
2636 Spruce St	0.62mi	4/2.0	1,282 (-0%)	7mo	$199,000	$155	60
2722 Brighton Ave	0.33mi	4/1.5	1,168 (-9%)	9mo	$120,000	$103	60
2831 Van Brunt Blvd	0.43mi	3/2.0 (-1)	1,344 (+4%)	9mo	$139,900	$104	56
2416 Brighton Ave	0.20mi	3/1.5 (-1)	1,122 (-13%)	9mo	$90,000	$80	55
2424 Cypress Ave	0.49mi	3/1.0 (-1)	1,169 (-9%)	5mo	$110,000	$94	53
2810 Kensington Ave	0.64mi	3/2.0 (-1)	1,200 (-7%)	14mo	$130,000	$108	38
2243 Spruce Ave	0.64mi	3/1.5 (-1)	1,104 (-14%)	7mo	$150,000	$136	33
2804 Wenzel Ave	0.67mi	3/2.0 (-1)	1,098 (-15%)	10mo	$129,900	$118	27

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: 5.5%
• Equity multiple: 1.21×
• Total profit: $6,099
• Equity at exit: $15,656

10-year hold

• IRR: 13.0%
• Equity multiple: 1.94×
• Total profit: $27,508
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$551
• Tax from tax record: −$112 /mo · $1,348/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $408

Break-even live

Break-even rent $895

Max offer price $105,000

Occupancy floor 66%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5108 E 30th St Kansas City, MO	3.0	1.0	960	$1,400	$1.46	3d	1	0.56mi
5852 E 20th St Unit TOP-1724 Kansas City, MO	3.0	1.5	1482	$1,075	$0.73	3d	1	0.70mi
2424 Norton Ave Unit B Kansas City, MO	3.0	1.0	982	$1,150	$1.17	16d	1	0.73mi
3032 Elmwood Ave Kansas City, MO	3.0	1.0	1027	$1,275	$1.24	7d	1	0.77mi
1905 Kensington Ave Kansas City, MO	3.0	2.0	1285	$1,325	$1.03	23d	1	0.82mi
1812 Elmwood Ave Kansas City, MO	3.0	1.0	1650	$1,600	$0.97	16d	1	0.82mi
3243 Denver Dr Kansas City, MO	1.0–3.0	1.0	862	$1,226	$1.42	43d	1	0.88mi
2846 Myrtle Ave Kansas City, MO	3.0	2.0	1705	$1,350	$0.79	16d	1	0.90mi
1805 Jackson Ave Kansas City, MO	4.0	2.0	1250	$1,250	$1.00	43d	1	0.96mi
2419 Bales Ave Kansas City, MO	3.0	1.5	1116	$1,500	$1.34	3d	1	1.07mi
3414 Elmwood Ave Kansas City, MO	4.0	1.0	1109	$1,300	$1.17	16d	1	1.18mi
3332 Norton Ave Kansas City, MO	3.0	1.0	1272	$1,350	$1.06	43d	1	1.26mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	23d	1	1.39mi
3205 E 31st St Kansas City, MO	4.0	1.0	1800	$1,325	$0.74	23d	1	1.43mi

Listing history 50 events

1. 2026-06-18
   days on market $105,000 Active 98 DOM
2. 2026-06-17
   days on market $105,000 Active 97 DOM
3. 2026-06-16
   days on market $105,000 Active 96 DOM
4. 2026-06-15
   price $105,000 Active 95 DOM
5. 2026-06-15
   days on market $112,000 Active 95 DOM
6. 2026-06-13
   remarks 683-char remark
7. 2026-06-13
   days on market $112,000 Active 93 DOM
8. 2026-06-09
   days on market $112,000 Active 89 DOM
9. 2026-06-08
   days on market $112,000 Active 88 DOM
10. 2026-06-07
    days on market $112,000 Active 87 DOM
11. 2026-06-05
    days on market $112,000 Active 84 DOM
12. 2026-06-03
    days on market $112,000 Active 83 DOM
13. 2026-06-02
    days on market $112,000 Active 82 DOM
14. 2026-06-01
    days on market $112,000 Active 81 DOM
15. 2026-05-31
    days on market $112,000 Active 80 DOM
16. 2026-03-12
    historical

    Show marketing remark (816 chars)

    Two-story 3BR/1BA • approx. 1,288 sq ft • 2 covered porches • Private driveway • 2025 updates (over $30K) • Minutes to Downtown KC. Freshly renovated and ready for an owner-occupant or rental portfolio. Recent 2025 improvements totaling over $30,000 include interior paint throughout, new flooring, upgraded insulation, refreshed bathroom vanity/mirror, and new kitchen appliances (refrigerator + range/oven). Functional layout with a flexible bonus space upstairs—ideal for home office, reading nook, or walk-in closet. Enjoy covered front and back porches for outdoor seating plus off-street parking via the private drive. Move-in ready with the heavy lifting completed. Can be sold individually of as a package with MLS#s 2606783, 2610158, 2610424, 2610418. Package MLS# is 2619226.

17. 2026-03-12
    listed $112,000 Active 816-char remark

    Show marketing remark (816 chars)

    Two-story 3BR/1BA • approx. 1,288 sq ft • 2 covered porches • Private driveway • 2025 updates (over $30K) • Minutes to Downtown KC. Freshly renovated and ready for an owner-occupant or rental portfolio. Recent 2025 improvements totaling over $30,000 include interior paint throughout, new flooring, upgraded insulation, refreshed bathroom vanity/mirror, and new kitchen appliances (refrigerator + range/oven). Functional layout with a flexible bonus space upstairs—ideal for home office, reading nook, or walk-in closet. Enjoy covered front and back porches for outdoor seating plus off-street parking via the private drive. Move-in ready with the heavy lifting completed. Can be sold individually of as a package with MLS#s 2606783, 2610158, 2610424, 2610418. Package MLS# is 2619226.

18. 2026-02-19
    historical $1,250
19. 2026-02-16
    listed $112,000 Active
20. 2025-11-20
    listed $1,250
21. 2025-10-13
    historical
22. 2025-10-13
    historical
23. 2025-08-02
    listed $899,000 Active
24. 2025-08-02
    listed $112,000 Active
25. 2025-07-25
    historical
26. 2025-07-25
    historical
27. 2025-06-21
    historical $1,200
28. 2025-05-28
    price $128,950
29. 2025-05-13
    price $1,200
30. 2025-05-01
    historical $1,300
31. 2025-05-01
    listed $1,300
32. 2025-03-30
    price $1,000,000
33. 2025-02-22
    price $1,300
34. 2025-01-28
    listed $1,400
35. 2025-01-25
    listed $1,004,550 Active
36. 2025-01-24
    historical
37. 2025-01-23
    listed $129,950 Active
38. 2025-01-23
    listed $129,950 Active
39. 2020-07-06
    soldstatus
40. 2019-11-18
    soldstatus
41. 2019-09-19
    soldstatus Sold
42. 2019-09-07
    historical Contingent - Accepting Backup Offers
43. 2019-08-21
    status Active
44. 2019-08-15
    status Pending
45. 2019-08-11
    listed $44,000 Active
46. 2019-01-01
    historical
47. 2018-08-19
    listed $48,000 Active
48. 2018-07-10
    historical
49. 2018-04-09
    listed $49,500 Active
50. 2009-04-08
    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: $1,348 · $112/mo
• Projected year-2 tax: $1,348 · $112/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 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: $16,929
• − Mortgage interest: −$5,882
• − Property taxes: −$1,348
• − Insurance: −$525
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$3,055
• Taxable income: $3,411
• Est. tax owed @ 24.0%: −$819
• After-tax cash flow: $4,074/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

+409.1% since first listed

44 events — show timeline

• 2026-03-12 Listed $112,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-12 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-02-19 Rental Removed $1,250 APPFOLIO
• 2026-02-16 Listed $112,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-20 Listed for Rent $1,250 APPFOLIO
• 2025-10-13 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-10-13 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-08-02 Listed $112,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-02 Listed $899,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-25 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-07-25 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-06-21 Rental Removed $1,200 RenterWarehouse
• 2025-05-28 Price Changed $128,950 Heartland MLS as Distributed by MLS Grid
• 2025-05-13 Price Changed $1,200 RenterWarehouse
• 2025-05-01 Rental Removed $1,300 RENTFEEDER
• 2025-05-01 Listed for Rent $1,300 RenterWarehouse
• 2025-03-30 Price Changed $1,000,000 Heartland MLS as Distributed by MLS Grid
• 2025-02-22 Price Changed $1,300 RENTFEEDER
• 2025-01-28 Listed for Rent $1,400 RENTFEEDER
• 2025-01-25 Listed $1,004,550 Heartland MLS as Distributed by MLS Grid
• 2025-01-24 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-01-23 Listed $129,950 Heartland MLS as Distributed by MLS Grid
• 2025-01-23 Listed $129,950 Heartland MLS as Distributed by MLS Grid
• 2020-07-06 Sold (Public Records) — Public Records
• 2019-11-18 Sold (Public Records) — Public Records
• 2019-09-19 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-09-07 Contingent — Heartland MLS as Distributed by MLS Grid
• 2019-08-21 Relisted — Heartland MLS as Distributed by MLS Grid
• 2019-08-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-08-11 Listed $44,000 Heartland MLS as Distributed by MLS Grid
• 2019-01-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2018-08-19 Listed $48,000 Heartland MLS as Distributed by MLS Grid
• 2018-07-10 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2018-04-09 Listed $49,500 Heartland MLS as Distributed by MLS Grid
• 2009-04-08 Sold (Public Records) — Public Records
• 2009-02-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-11-20 Listed $19,000 Heartland MLS as Distributed by MLS Grid
• 2005-10-14 Sold (Public Records) — Public Records
• 2005-10-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-05-23 Listed $70,000 Heartland MLS as Distributed by MLS Grid
• 2005-04-01 Sold (Public Records) — Public Records
• 2005-03-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-01-18 Listed $22,000 Heartland MLS as Distributed by MLS Grid
• 2001-06-15 Sold (Public Records) — Public Records

Property tax history

+16.2%/yr

Latest (2025): $1,348 · +11.0% YoY. Source: county tax records.