3805 Garfield Ave · Kansas City, MO 64109

$145,000

3 bd · 1.0 ba · 1,429 sqft · SingleFamily public records · 51 Days on market

Built 1998 7,840 sqft lot $101/sqft · 8% above area Est $135k · 8% over

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Why this score? — see what drove the D+ 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 +20.5/30.0
• DSCR +6.5/10.0
• 1% rule +4.9/10.0
• Rent growth +4.9/5.0
• ARV discount +4.0/15.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW PRICE !Convenient location One block east of 71 Highway . Maintenance free vinyl siding , Fresh painted throughout entire house with new flooring and new appliances. Just installed new French drains directing water away from the foundation. This house offer: STEP-FREE ENTRY. SMART LOCK FOR KEYLESS ENTRY. HARD-SURFACE WATERPROOF LVP FLOORING CREATING SMOOTH TRANSITIONS AROUND THE HOUSE, SPACIOUS WALK-IN SHOWER WITH BENCH SEATING AND GRAB BARS. MOTIVATED SELLER. PLEASE COME TO SEE THE PROPERTY.

Key facts

• New french drains
• New flooring
• New appliances

Tags

• CONVENIENT LOCATION
• MAINTENANCE FREE VINYL SIDING
• NEW FLOORING
• NEW APPLIANCES
• NEW FRENCH DRAINS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/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 $143k (1.2% below list).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 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 (+9.5%/yr); 98 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 41% 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 $1k 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 + 8.0% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $34k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.99% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.65%
• DSCR: 1.25
• GRM: 8.4

CMA / ARV

• ARV (median comp): $134,634
• List price: $145,000
• Delta: 7.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3800 Chestnut Ave	0.42mi	3/1.0	1,470 (+3%)	1mo	$79,900	$54	75
2112 E 36th St	0.27mi	3/2.0	1,343 (-6%)	2mo	$150,000	$112	72
3416 Park Ave	0.47mi	3/1.5	1,436 (+0%)	5mo	$125,000	$87	71
3509 Brooklyn Ave	0.36mi	4/2.0 (+1)	1,418 (-1%)	3mo	$130,000	$92	71
3910 Wabash Ave	0.28mi	4/2.0 (+1)	1,366 (-4%)	1mo	$10,000	$7	70
1605 E 37th St	0.31mi	3/1.5	1,338 (-6%)	4mo	$115,000	$86	69
3620 Agnes St	0.58mi	3/1.0	1,444 (+1%)	5mo	$95,000	$66	67
1607 E 37th St	0.30mi	4/2.5 (+1)	1,496 (+5%)	5mo	$198,300	$133	63
3431 Wabash Ave	0.50mi	3/1.5	1,533 (+7%)	3mo	$214,900	$140	60
3920 Paseo Blvd	0.49mi	4/1.5 (+1)	1,630 (+14%)	2mo	$190,000	$117	46
3337 Flora Ave	0.64mi	3/2.0	1,600 (+12%)	2mo	$178,900	$112	44
3805 Bellefontaine Ave	0.63mi	3/1.5	1,624 (+14%)	5mo	$169,900	$105	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-3,760
• Equity at exit: $21,620

10-year hold

• IRR: 12.0%
• Equity multiple: 2.15×
• Total profit: $46,812
• Equity at exit: $12,537

Cash invested: $40,600 (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 64109

• Rents YoY: 9.5%
• Active inventory: 98
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,433 high
• Mortgage (P&I): −$760
• Tax from tax record: −$120 /mo · $1,440/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $191

Break-even live

Break-even rent $1,191

Max offer price $145,000

Occupancy floor 82%

Sensitivity live

Price	-10% $273	-5% $232	+0% $191	+5% $150	+10% $109
Rent	-10% $78	-5% $135	+0% $191	+5% $248	+10% $304
Rate	-1.0pp $264	-0.5pp $228	base $191	+0.5pp $154	+1.0pp $115

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3902 Wabash Ave Kansas City, MO	4.0	2.0	1400	$1,850	$1.32	44d	1	0.25mi
4014 Park Ave Kansas City, MO	3.0	2.0	1271	$1,273	$1.00	44d	1	0.27mi
3710 Wabash Ave Unit 2S Kansas City, MO	2.0	1.0	875	$850	$0.97	24d	1	0.28mi
4112 Park Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	15d	1	0.39mi
3609 Wayne Ave Kansas City, MO	3.0	1.5	1118	$1,900	$1.70	24d	1	0.40mi
4107 Olive St Kansas City, MO	3.0	1.5	1271	$1,578	$1.24	8d	1	0.41mi
2018 E 35th St Kansas City, MO	3.0	2.0	1502	$1,800	$1.20	4d	1	0.42mi
2002 E 35th St Kansas City, MO	3.0	2.0	1426	$1,295	$0.91	8d	1	0.42mi
3817 S Benton Ave Kansas City, MO	4.0	1.5	1380	$1,650	$1.20	24d	1	0.49mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	11d	1	0.56mi
4219 Woodland Ave Kansas City, MO	4.0	2.0	1566	$1,900	$1.21	3d	1	0.59mi
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	17d	1	0.59mi
3434 Chestnut Ave Kansas City, MO	2.0	1.0	1512	$1,100	$0.73	11d	1	0.59mi
4119 S Benton Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	44d	1	0.64mi
3524 Bellefontaine Ave Kansas City, MO	3.0	1.0	1228	$1,350	$1.10	44d	1	0.67mi
3233 Park Ave Unit 2 Kansas City, MO	2.0	1.0	950	$1,000	$1.05	24d	1	0.69mi
3233 Park Ave Unit 1 Kansas City, MO	2.0	1.0	950	$1,075	$1.13	44d	1	0.69mi
4116 Bellefontaine Ave Kansas City, MO	3.0	1.0	1234	$1,000	$0.81	24d	1	0.70mi
4117 Forest Ave Kansas City, MO	2.0	2.0	1300	$1,390	$1.07	24d	1	0.73mi
4119 Forest Ave Kansas City, MO	2.0	1.0	950	$1,400	$1.47	13d	1	0.73mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	8d	1	0.75mi
4228 Virginia Ave Kansas City, MO	3.0	1.0	1200	$1,250	$1.04	11d	1	0.75mi
4232 Virginia Ave Unit 3 Kansas City, MO	3.0	1.0	1296	$1,100	$0.85	13d	1	0.76mi
3818 Indiana Ave Kansas City, MO	3.0	1.5	1223	$1,147	$0.94	44d	1	0.78mi
3330 Agnes Ave Kansas City, MO	3.0	1.0	1000	$1,410	$1.41	44d	1	0.78mi
918 E 39th St Kansas City, MO	2.0	1.0	1050	$1,175	$1.12	44d	1	0.78mi
1111 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	812	$1,660	$2.04	44d	9	0.78mi
1111 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	788	$1,660	$2.11	3d	9	0.78mi
4401 Wayne Ave Kansas City, MO	2.0	1.5	955	$1,300	$1.36	24d	1	0.79mi
2120 Linwood Blvd Kansas City, MO	3.0	1.0	1326	$1,400	$1.06	44d	1	0.80mi
1108 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	773	$1,745	$2.26	3d	11	0.80mi
1108 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	780	$1,745	$2.24	44d	5	0.80mi
3304 Agnes Ave Unit Downstairs Kansas City, MO	3.0	1.0	1150	$1,095	$0.95	44d	1	0.82mi
1025 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	784	$1,835	$2.34	3d	20	0.83mi
1025 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	779	$1,815	$2.33	44d	22	0.83mi
3300 Virginia Ave Unit 2S Kansas City, MO	2.0	1.0	900	$1,000	$1.11	44d	1	0.84mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	24d	1	0.85mi
1020 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	865	$1,825	$2.11	17d	22	0.85mi
3314 Tracy Ave Unit B Kansas City, MO	3.0	1.0	1100	$947	$0.86	22d	1	0.85mi
3314 Tracy Ave Kansas City, MO	3.0	1.0	1100	$947	$0.86	8d	1	0.85mi

Listing history 15 events

1. 2026-06-01
   status $145,000 Pending 51 DOM
2. 2026-05-31
   days on market $145,000 Active 51 DOM
3. 2026-05-13
   price $155,000 501-char remark

   Show marketing remark (501 chars)

   NEW PRICE !Convenient location One block east of 71 Highway . Maintenance free vinyl siding , Fresh painted throughout entire house with new flooring and new appliances. Just installed new French drains directing water away from the foundation. This house offer: STEP-FREE ENTRY. SMART LOCK FOR KEYLESS ENTRY. HARD-SURFACE WATERPROOF LVP FLOORING CREATING SMOOTH TRANSITIONS AROUND THE HOUSE, SPACIOUS WALK-IN SHOWER WITH BENCH SEATING AND GRAB BARS. MOTIVATED SELLER. PLEASE COME TO SEE THE PROPERTY.

4. 2026-04-30
   price $165,000 501-char remark

   Show marketing remark (501 chars)

   NEW PRICE !Convenient location One block east of 71 Highway . Maintenance free vinyl siding , Fresh painted throughout entire house with new flooring and new appliances. Just installed new French drains directing water away from the foundation. This house offer: STEP-FREE ENTRY. SMART LOCK FOR KEYLESS ENTRY. HARD-SURFACE WATERPROOF LVP FLOORING CREATING SMOOTH TRANSITIONS AROUND THE HOUSE, SPACIOUS WALK-IN SHOWER WITH BENCH SEATING AND GRAB BARS. MOTIVATED SELLER. PLEASE COME TO SEE THE PROPERTY.

5. 2026-04-17
   price $168,888 501-char remark

   Show marketing remark (501 chars)

   NEW PRICE !Convenient location One block east of 71 Highway . Maintenance free vinyl siding , Fresh painted throughout entire house with new flooring and new appliances. Just installed new French drains directing water away from the foundation. This house offer: STEP-FREE ENTRY. SMART LOCK FOR KEYLESS ENTRY. HARD-SURFACE WATERPROOF LVP FLOORING CREATING SMOOTH TRANSITIONS AROUND THE HOUSE, SPACIOUS WALK-IN SHOWER WITH BENCH SEATING AND GRAB BARS. MOTIVATED SELLER. PLEASE COME TO SEE THE PROPERTY.

6. 2026-04-10
   listed $179,000 Active 501-char remark

   Show marketing remark (501 chars)

   NEW PRICE !Convenient location One block east of 71 Highway . Maintenance free vinyl siding , Fresh painted throughout entire house with new flooring and new appliances. Just installed new French drains directing water away from the foundation. This house offer: STEP-FREE ENTRY. SMART LOCK FOR KEYLESS ENTRY. HARD-SURFACE WATERPROOF LVP FLOORING CREATING SMOOTH TRANSITIONS AROUND THE HOUSE, SPACIOUS WALK-IN SHOWER WITH BENCH SEATING AND GRAB BARS. MOTIVATED SELLER. PLEASE COME TO SEE THE PROPERTY.

7. 2016-12-22
   soldstatus
8. 2016-12-21
   soldstatus Sold 101-char remark

   Show marketing remark (101 chars)

   Seller says bring an offer! New carpet in this 3 bedroom 2 bath home located in an established area.

9. 2016-12-13
   historical Contingent - Accepting Backup Offers 101-char remark

   Show marketing remark (101 chars)

   Seller says bring an offer! New carpet in this 3 bedroom 2 bath home located in an established area.

10. 2016-12-05
    listed $50,000 Active 101-char remark

    Show marketing remark (101 chars)

    Seller says bring an offer! New carpet in this 3 bedroom 2 bath home located in an established area.

11. 2016-03-29
    historical
12. 2016-01-15
    listed $50,000 Active
13. 2010-11-24
    soldstatus
14. 2008-12-02
    soldstatus
15. 2008-10-15
    listed $32,500

ⓘ 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: $1,440 · $120/mo
• Projected year-2 tax: $1,440 · $120/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: $17,196
• − Mortgage interest: −$8,122
• − Property taxes: −$1,440
• − Insurance: −$725
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$4,218
• Taxable loss: −$61
• Est. tax savings @ 24.0%: +$15
• After-tax cash flow: $2,309/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): 10,043
• Household income: $41,943
• Rent vs Own: 61.7% rent · 38.3% own
• Severe rent burden: 853.0

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: Black 45% White 39% Hispanic / Latino 9% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 7% · Canada, Philippines, China
• Languages at home: 88% English-only · Spanish 5% Other Asian/Pacific 3% Arabic 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: ▼ -275.12%
• Current HPI: 243.6094
• Rent YoY: ▲ 9.50%
• 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

+376.9% since first listed

13 events — show timeline

• 2026-05-13 Price Changed $155,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $165,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $168,888 Heartland MLS as Distributed by MLS Grid
• 2026-04-10 Listed $179,000 Heartland MLS as Distributed by MLS Grid
• 2016-12-22 Sold (Public Records) — Public Records
• 2016-12-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-12-13 Contingent — Heartland MLS as Distributed by MLS Grid
• 2016-12-05 Listed $50,000 Heartland MLS as Distributed by MLS Grid
• 2016-03-29 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2016-01-15 Listed $50,000 Heartland MLS as Distributed by MLS Grid
• 2010-11-24 Sold (Public Records) — Public Records
• 2008-12-02 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-10-15 Listed $32,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.5%/yr

Latest (2025): $1,440 · +22.2% YoY. Source: county tax records.