4524 Agnes St · Kansas City, MO 64130

$123,000

3 bd · 1.0 ba · 1,192 sqft · SingleFamily public records · 20 Days on market

Built 1925 3,902 sqft lot Est $114k · 7% 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 +27.2/30.0
• DSCR +9.4/10.0
• 1% rule +6.2/10.0
• ARV discount +4.1/15.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled in the past, needs minor repairs, make us an offer.

Key facts

• Open-concept design
• Unique floor plan
• Spacious kitchen

Tags

• UNIQUE FLOOR PLAN
• SPACIOUS KITCHEN
• DRAMATIC CATWALK
• SKYLIGHTS IN DINING AREA
• OPEN-CONCEPT DESIGN

Property features AI

Finance

• Other: Seller provides a warranty
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 1.5-story floor plan; Above-grade living area reported as 1,192 (public records)
• Construction: Vinyl siding; Composition roof
• Exterior features: Lot approximately 3,902 sq ft (35 x 112); Property not in a flood plain

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms (two on the first floor; one on the second floor)
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Formal dining area; Basement with stone/rock finish
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $123k).
• Recommended offer: $121k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 (+4.4%/yr); 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 39% of the median local income ($42k/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 $850 of loan paydown is wiped out by about $4k 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 + 4.4% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,155 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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: 1.12% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.21%
• DSCR: 1.54
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $114,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4427 Agnes Ave	0.13mi	3/1.0	1,100 (-8%)	2mo	$69,900	$64	79
4520 Chestnut Ave	0.10mi	3/2.0	1,088 (-9%)	3mo	$94,900	$87	74
4935 College Ave	0.57mi	3/1.0	1,216 (+2%)	4mo	$79,900	$66	66
4444 Olive St	0.36mi	3/1.5	1,291 (+8%)	1mo	$120,000	$93	66
4916 Wabash Ave	0.55mi	3/1.0	1,231 (+3%)	4mo	$125,000	$102	66
4948 College Ave	0.59mi	3/1.0	1,134 (-5%)	3mo	$129,900	$115	62
4511 Norton St	0.73mi	3/2.0	1,164 (-2%)	1mo	$139,000	$119	57
5009 Bellefontaine Ave	0.59mi	3/1.0	1,082 (-9%)	1mo	$118,900	$110	56
4128 Agnes Ave	0.50mi	2/1.0 (-1)	1,098 (-8%)	7mo	$42,000	$38	53
4027 E 45th St	0.71mi	4/1.0 (+1)	1,107 (-7%)	1mo	$165,000	$149	49
4021 Bales Ave	0.72mi	3/1.0	1,041 (-13%)	8mo	$100,000	$96	38
3215 E 51st St	0.72mi	3/1.0	1,360 (+14%)	6mo	$75,000	$55	38

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 · 4.42% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.13×
• Total profit: $4,349
• Equity at exit: $18,340

10-year hold

• IRR: 14.0%
• Equity multiple: 2.18×
• Total profit: $40,809
• Equity at exit: $10,635

Cash invested: $34,440 (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 64130

• Home prices YoY: -21.5%
• Rents YoY: 4.4%
• Active inventory: 187
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,383 high
• Mortgage (P&I): −$645
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $350

Break-even live

Break-even rent $939

Max offer price $123,000

Occupancy floor 70%

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4534 S Benton Ave Kansas City, MO	2.0	1.0	912	$1,045	$1.15	16d	1	0.07mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	16d	1	0.16mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	16d	1	0.39mi
4911 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	17d	1	0.44mi
4917 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	23d	1	0.45mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	23d	1	0.53mi
4935 College Ave Kansas City, MO	3.0	1.0	1216	$1,350	$1.11	23d	1	0.53mi
4116 Bellefontaine Ave Kansas City, MO	3.0	1.0	1234	$1,000	$0.81	23d	1	0.56mi
5013 S Benton Ave Kansas City, MO	3.0	1.0	978	$1,225	$1.25	23d	1	0.56mi
5038 S Benton Ave Kansas City, MO	4.0	3.0	1500	$1,875	$1.25	21d	1	0.62mi
4930 Park Ave Kansas City, MO	3.0	1.0	900	$1,300	$1.44	16d	1	0.65mi
4216 Cleveland Ave Kansas City, MO	2.0	1.0	780	$1,125	$1.44	16d	1	0.66mi
4107 Olive St Kansas City, MO	3.0	1.5	1271	$1,578	$1.24	7d	1	0.67mi
2420 E 51st St Kansas City, MO	3.0	2.0	1460	$1,350	$0.92	23d	1	0.70mi
2305 E 41st St Kansas City, MO	2.0	1.0	750	$1,000	$1.33	7d	1	0.71mi
4005 Bales Ave Kansas City, MO	2.0	1.0	792	$1,050	$1.33	43d	1	0.79mi
4910 Michigan Ave Kansas City, MO	3.0	1.5	1199	$1,400	$1.17	7d	1	0.80mi
4014 Park Ave Kansas City, MO	3.0	2.0	1271	$1,273	$1.00	43d	1	0.81mi
5215 Walrond Ave Kansas City, MO	4.0	2.0	1198	$1,710	$1.43	23d	1	0.83mi
5114 Brooklyn Ave Kansas City, MO	3.0	1.5	1116	$1,300	$1.16	7d	1	0.85mi
3949 Doctor Martin Luther King Junior Blvd Kansas City, MO	1.0–2.0	1.0–2.0	945	$1,565	$1.66	2d	3	0.85mi
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	16d	1	0.87mi
4401 Wayne Ave Kansas City, MO	2.0	1.5	955	$1,300	$1.36	23d	1	0.87mi
3902 Wabash Ave Kansas City, MO	4.0	2.0	1400	$1,850	$1.32	43d	1	0.89mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	43d	1	0.90mi
1500 E 46th St Kansas City, MO	1.0–3.0	1.0	803	$1,275	$1.59	43d	1	0.91mi
3817 S Benton Ave Kansas City, MO	4.0	1.5	1380	$1,650	$1.20	23d	1	0.93mi
3841 Olive St Kansas City, MO	2.0	1.0	792	$985	$1.24	14d	1	0.94mi
3818 Indiana Ave Kansas City, MO	3.0	1.5	1223	$1,147	$0.94	43d	1	0.96mi
5115 Woodland Ave Kansas City, MO	4.0	1.0	1136	$1,700	$1.50	43d	1	0.99mi
4209 Flora Ave Kansas City, MO	2.0	1.0	778	$1,200	$1.54	16d	1	1.01mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	23d	1	1.04mi
5241 Brookwood Ave Kansas City, MO	3.0	2.0	1431	$1,550	$1.08	43d	1	1.09mi
1214 Brush Creek Blvd Unit 03 Kansas City, MO	2.0	1.0	950	$1,050	$1.11	17d	1	1.12mi
4232 Virginia Ave Unit 3 Kansas City, MO	3.0	1.0	1296	$1,100	$0.85	12d	1	1.13mi
4228 Virginia Ave Kansas City, MO	3.0	1.0	1200	$1,250	$1.04	10d	1	1.13mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	10d	1	1.13mi
3710 Wabash Ave Unit 2S Kansas City, MO	2.0	1.0	875	$850	$0.97	23d	1	1.14mi
5120 The Paseo Apt 1 Kansas City, MO	2.0	1.0	1500	$1,550	$1.03	43d	1	1.16mi
4610 Forest Ave Kansas City, MO	3.0	2.0	1365	$2,450	$1.79	43d	1	1.18mi

Listing history 20 events

1. 2026-06-18
   days on market $123,000 Active 20 DOM
2. 2026-06-17
   days on market $123,000 Active 19 DOM
3. 2026-06-16
   days on market $123,000 Active 18 DOM
4. 2026-06-15
   days on market $123,000 Active 17 DOM
5. 2026-06-13
   days on market $123,000 Active 15 DOM
6. 2026-06-09
   days on market $123,000 Active 11 DOM
7. 2026-06-08
   days on market $123,000 Active 10 DOM
8. 2026-06-07
   days on market $123,000 Active 9 DOM
9. 2026-06-05
   days on market $123,000 Active 6 DOM
10. 2026-06-03
    days on market $123,000 Active 5 DOM
11. 2026-06-02
    days on market $123,000 Active 4 DOM
12. 2026-06-01
    days on market $123,000 Active 3 DOM
13. 2026-05-31
    days on market $123,000 Active 2 DOM
14. 2026-05-29
    listed $123,000 Active
15. 2023-11-29
    soldstatus
16. 2008-10-17
    soldstatus 61-char remark

    Show marketing remark (61 chars)

    Remodeled in the past, needs minor repairs, make us an offer.

17. 2008-08-05
    listed $14,250 61-char remark

    Show marketing remark (61 chars)

    Remodeled in the past, needs minor repairs, make us an offer.

18. 2004-10-18
    soldstatus 281-char remark

    Show marketing remark (281 chars)

    This house is being COMPLETELY redone. New kitchen, baths, carpet, paint, and more! This house will surprise you. Extremely motivated seller may assist in closing costs & AMERIDREAM and also willing to do a carryback. $1000 bonus to agent if sold under 45 days at list price.

19. 2004-07-26
    listed $72,000 281-char remark

    Show marketing remark (281 chars)

    This house is being COMPLETELY redone. New kitchen, baths, carpet, paint, and more! This house will surprise you. Extremely motivated seller may assist in closing costs & AMERIDREAM and also willing to do a carryback. $1000 bonus to agent if sold under 45 days at list price.

20. 1985-01-01
    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: $1,193 · $99/mo
• Expected delta: +$645/yr (+$54/mo · 117.7%)

ⓘ 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 · 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: $16,594
• − Mortgage interest: −$6,890
• − Property taxes: −$548
• − Insurance: −$615
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$3,578
• Taxable income: $2,308
• Est. tax owed @ 24.0%: −$554
• After-tax cash flow: $3,652/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): 19,644
• Household income: $42,221
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1132.0

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 (80%)
• Race & ethnicity: Black 80% White 9% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Swedish 0%
• Foreign-born: 6% · Canada
• 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: ▼ -73.32%
• Current HPI: 267.491
• Rent YoY: ▲ 4.42%
• 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

+70.8% since first listed

7 events — show timeline

• 2026-05-29 Listed $123,000 Heartland MLS as Distributed by MLS Grid
• 2023-11-29 Sold (Public Records) — Public Records
• 2008-10-17 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-08-05 Listed $14,250 Heartland MLS as Distributed by MLS Grid
• 2004-10-18 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-07-26 Listed $72,000 Heartland MLS as Distributed by MLS Grid
• 1985-01-01 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $548 · +1.5% YoY. Source: county tax records.