137 Lawn Ave · Kansas City, MO 64123

$159,900

3 bd · 1.0 ba · 1,394 sqft · SingleFamily public records · 102 Days on market

Built 1911 5,023 sqft lot $115/sqft · at area comps Est $241k · 34% under

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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 +19.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Must see this spacious house in the Historic Northeast area. Has a huge room on the main floor, could be use as a bedroom or dinning room. Bring your ideas and finish the last touch up!! This house features 4 bedrooms, 2 full baths; plus 2 non-conforming rooms in the basement, ready to set up your office or a GYM. Great potential, bring your ideas. It also has a big space in the attic that could be finished.

Key facts

• 5,023 sq ft lot
• Garage
• Built 1911

Tags

• HUGE ROOM ON THE MAIN FLOOR
• BIG SPACE IN THE ATTIC

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $167 ($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 $147k (8.3% below list).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: 59 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 32% of the median local income ($54k/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 $5k 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.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 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 1911 — 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: 0.92% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.47%
• DSCR: 1.20
• GRM: 9.1

CMA / ARV

• ARV (median comp): $240,813
• List price: $159,900
• Delta: -33.60%
• 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
402 Kensington Ave	0.28mi	3/2.0	1,376 (-1%)	3mo	$75,000	$55	79
336 N Brighton Ave	0.35mi	4/1.5 (+1)	1,368 (-2%)	1mo	$205,000	$150	73
123 N Drury St	0.52mi	2/2.0 (-1)	1,392 (-0%)	0mo	$155,000	$111	66
345 N Denver Ave	0.45mi	3/1.0	1,306 (-6%)	5mo	$129,900	$99	64
320 N Oakley Ave	0.60mi	3/1.5	1,452 (+4%)	3mo	$140,000	$96	61
410 Kensington Ave	0.29mi	4/2.0 (+1)	1,240 (-11%)	4mo	$159,000	$128	55
815 Elmwood Ave	0.64mi	3/1.5	1,302 (-7%)	5mo	$74,900	$58	53
404 N Gladstone Blvd	0.63mi	3/1.5	1,512 (+8%)	3mo	$260,000	$172	52
422 N Kensington Ave	0.43mi	2/1.0 (-1)	1,201 (-14%)	0mo	$179,000	$149	51
3521 Lexington Ave	0.68mi	3/1.0	1,552 (+11%)	2mo	$140,000	$90	48
3906 Windsor Ave	0.53mi	3/2.0	1,194 (-14%)	3mo	$129,900	$109	45
5224 E 8th St	0.70mi	4/2.5 (+1)	1,570 (+13%)	3mo	$289,000	$184	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-15,334
• Equity at exit: $23,842

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $133
• Equity at exit: $13,825

Cash invested: $44,772 (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 64123

• Home prices YoY: -8.3%
• Active inventory: 59
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,466 high
• Mortgage (P&I): −$839
• Tax from tax record: −$86 /mo · $1,033/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $167

Break-even live

Break-even rent $1,255

Max offer price $159,900

Occupancy floor 84%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 N Elmwood Ave Kansas City, MO	4.0	2.0	1184	$1,500	$1.27	43d	1	0.25mi
4405 Norledge Ave Kansas City, MO	3.0	1.0	1510	$1,600	$1.06	43d	1	0.36mi
5213 Wilburn Ct Kansas City, MO	3.0	1.0	1274	$1,375	$1.08	21d	1	0.46mi
3921 Norledge Ave Unit 2E Kansas City, MO	2.0	1.0	900	$950	$1.06	43d	1	0.55mi
815 Elmwood Ave Kansas City, MO	3.0	1.5	1302	$1,600	$1.23	14d	1	0.61mi
135 Lawndale Ave Kansas City, MO	3.0	2.0	920	$1,500	$1.63	7d	1	0.64mi
441 N Hardesty Ave Kansas City, MO	4.0	1.0	1511	$1,550	$1.03	23d	1	0.65mi
3523 Saint John Ave Kansas City, MO	3.0	1.0	1500	$995	$0.66	23d	1	0.66mi
3510 Garner Ave Kansas City, MO	3.0	2.0	1536	$1,400	$0.91	3d	1	0.71mi
3429 Morrell Ave Kansas City, MO	4.0	1.5	1800	$1,650	$0.92	7d	1	0.73mi
203 N Indiana Ave Unit 209 Indiana Kansas City, MO	2.0	1.0	1500	$1,400	$0.93	43d	1	0.82mi
303 White Ave Unit 2 Kansas City, MO	2.0	1.0	1060	$950	$0.90	10d	1	0.85mi
3435 E 7th St Kansas City, MO	2.0	1.0	970	$949	$0.98	7d	1	0.86mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	16d	1	0.89mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	20d	1	0.89mi
311 Bellefontaine Ave Kansas City, MO	3.0	2.0	1360	$2,200	$1.62	43d	1	1.05mi
901 Benton Blvd Unit 7 Kansas City, MO	2.0	1.0	1100	$1,202	$1.09	43d	1	1.10mi
504 Bellefontaine Ave Unit 2 Kansas City, MO	2.0	2.0	1500	$1,300	$0.87	43d	1	1.10mi
6011 E 11th St Kansas City, MO	3.0	1.0	900	$1,200	$1.33	16d	1	1.20mi
412 Montgall Ave Unit 412 Kansas City, MO	2.0	2.0	900	$1,200	$1.33	43d	1	1.20mi
916 Bellefontaine Ave Kansas City, MO	3.0	1.5	1399	$1,650	$1.18	16d	1	1.21mi
2834 E 10th St Kansas City, MO	2.0	1.5	1020	$1,250	$1.23	43d	1	1.29mi
414 Prospect Ave Unit 1 Kansas City, MO	2.0	1.0	900	$1,295	$1.44	7d	1	1.29mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,031	$0.97	12d	1	1.29mi
2826 E 10th St Kansas City, MO	2.0	1.5	1020	$1,250	$1.23	43d	1	1.30mi
1233 Benton Blvd Kansas City, MO	4.0	2.5	1500	$2,500	$1.67	43d	1	1.32mi
6237 E 12th St Kansas City, MO	2.0	1.0	1580	$1,150	$0.73	43d	1	1.38mi
1812 Elmwood Ave Kansas City, MO	3.0	1.0	1650	$1,600	$0.97	16d	1	1.49mi
1805 Jackson Ave Kansas City, MO	4.0	2.0	1250	$1,250	$1.00	43d	1	1.50mi

Listing history 33 events

1. 2026-06-18
   days on market $159,900 Active 102 DOM
2. 2026-06-17
   days on market $159,900 Active 101 DOM
3. 2026-06-16
   days on market $159,900 Active 100 DOM
4. 2026-06-15
   days on market $159,900 Active 99 DOM
5. 2026-06-13
   days on market $159,900 Active 97 DOM
6. 2026-06-09
   days on market $159,900 Active 93 DOM
7. 2026-06-08
   days on market $159,900 Active 92 DOM
8. 2026-06-07
   days on market $159,900 Active 91 DOM
9. 2026-06-05
   days on market $159,900 Active 88 DOM
10. 2026-06-03
    pricedays on market $159,900 Active 87 DOM
11. 2026-06-02
    days on market $164,900 Active 86 DOM
12. 2026-06-01
    days on market $164,900 Active 85 DOM
13. 2026-05-31
    days on market $164,900 Active 84 DOM
14. 2026-03-25
    price $164,900 411-char remark

    Show marketing remark (411 chars)

    Must see this spacious house in the Historic Northeast area. Has a huge room on the main floor, could be use as a bedroom or dinning room. Bring your ideas and finish the last touch up!! This house features 4 bedrooms, 2 full baths; plus 2 non-conforming rooms in the basement, ready to set up your office or a GYM. Great potential, bring your ideas. It also has a big space in the attic that could be finished.

15. 2026-03-08
    listed $169,900 Active 411-char remark

    Show marketing remark (411 chars)

    Must see this spacious house in the Historic Northeast area. Has a huge room on the main floor, could be use as a bedroom or dinning room. Bring your ideas and finish the last touch up!! This house features 4 bedrooms, 2 full baths; plus 2 non-conforming rooms in the basement, ready to set up your office or a GYM. Great potential, bring your ideas. It also has a big space in the attic that could be finished.

16. 2025-08-28
    historical
17. 2025-02-25
    price $168,000
18. 2025-01-16
    status Active
19. 2024-11-24
    status Pending
20. 2024-09-24
    price $170,000
21. 2024-05-30
    listed $180,000 Active
22. 2024-02-25
    historical
23. 2023-11-09
    listed $199,999 Active
24. 2009-02-25
    soldstatus
25. 2009-02-25
    soldstatus
26. 2009-02-05
    soldstatus
27. 2009-02-02
    soldstatus
28. 2008-08-29
    listed $29,500
29. 2008-05-07
    soldstatus
30. 2001-02-16
    soldstatus
31. 2001-02-13
    soldstatus
32. 2000-08-29
    listed $58,500
33. 1993-08-24
    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: $1,033 · $86/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$518/yr (+$43/mo · 50.2%)

ⓘ 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 2/10 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,590
• − Mortgage interest: −$8,957
• − Property taxes: −$1,033
• − Insurance: −$800
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$4,652
• Taxable loss: −$665
• Est. tax savings @ 24.0%: +$160
• After-tax cash flow: $2,161/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): 11,833
• Household income: $54,443
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 338.0

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: Hispanic / Latino 48% White 34% Two or more races 25% Black 10% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 37% Puerto Rican 1% Cuban 3%
• Common ancestry: Italian 2% Arab 2% Romanian 1%
• Foreign-born: 22% · Canada, Vietnam, Philippines
• Languages at home: 58% English-only · Spanish 35% Arabic 2% Vietnamese 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: ▼ -35.35%
• Current HPI: 392.4402
• Rent YoY: —
• 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

+181.9% since first listed

20 events — show timeline

• 2026-03-25 Price Changed $164,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-08 Listed $169,900 Heartland MLS as Distributed by MLS Grid
• 2025-08-28 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-02-25 Price Changed $168,000 Heartland MLS as Distributed by MLS Grid
• 2025-01-16 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-11-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-09-24 Price Changed $170,000 Heartland MLS as Distributed by MLS Grid
• 2024-05-30 Listed $180,000 Heartland MLS as Distributed by MLS Grid
• 2024-02-25 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-11-09 Listed $199,999 Heartland MLS as Distributed by MLS Grid
• 2009-02-25 Sold (Public Records) — Public Records
• 2009-02-25 Sold (Public Records) — Public Records
• 2009-02-05 Sold (Public Records) — Public Records
• 2009-02-02 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-08-29 Listed $29,500 Heartland MLS as Distributed by MLS Grid
• 2008-05-07 Sold (Public Records) — Public Records
• 2001-02-16 Sold (Public Records) — Public Records
• 2001-02-13 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2000-08-29 Listed $58,500 Heartland MLS as Distributed by MLS Grid
• 1993-08-24 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,033 · -10.2% YoY. Source: county tax records.