4039 Hardesty Ave · Kansas City, MO 64130

$139,999

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 78 Days on market

Built 1952 8,104 sqft lot $146/sqft · at area comps Est $133k · 5% 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 +22.3/30.0
• DSCR +7.1/10.0
• ARV discount +5.1/15.0
• 1% rule +4.7/10.0
• 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

Affordable housing or add to your investment portfolio. Currently rented month to month. Tenants would like to stay but know that may not be an option.

Key facts

• 8,104 sq ft lot
• Garage
• Built 1952

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/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 $136k (3.1% below list).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 20 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).
• 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 $968 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.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,599 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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: 0.97% ✗
• Cap rate: 8.27%
• Cash-on-cash: 7.05%
• DSCR: 1.31
• GRM: 8.6

CMA / ARV

• ARV (median comp): $132,858
• List price: $139,999
• Delta: 5.37%
• 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
5200 E 39th Ter	0.21mi	2/1.0 (-1)	910 (-5%)	5mo	$140,000	$154	73
4000 Oakley Ave	0.11mi	3/1.5	1,104 (+15%)	1mo	$184,000	$167	68
3918 Oakley Ave	0.19mi	3/1.0	816 (-15%)	3mo	$106,000	$130	64
4132 Spruce Ave	0.67mi	3/1.0	912 (-5%)	2mo	$99,995	$110	59
3920 Spruce Ave	0.68mi	2/1.0 (-1)	968 (+1%)	4mo	$105,000	$108	59
4405 Elmwood Ave	0.62mi	2/1.0 (-1)	966 (+1%)	8mo	$140,000	$145	59
4504 E 43rd St	0.57mi	2/1.0 (-1)	907 (-6%)	2mo	$140,000	$154	58
5622 E 39th St	0.29mi	2/1.0 (-1)	816 (-15%)	2mo	$80,000	$98	55
3713 Kensington Ave	0.72mi	3/1.0	912 (-5%)	8mo	$90,000	$99	51
4127 Jackson Ave	0.71mi	3/1.0	1,008 (+5%)	10mo	$95,000	$94	51
4521 Lawn Ave	0.69mi	3/1.0	816 (-15%)	4mo	$88,000	$108	40
4519 Lister Ave	0.66mi	2/1.0 (-1)	816 (-15%)	6mo	$93,000	$114	34

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: -4.1%
• Equity multiple: 0.84×
• Total profit: $-6,102
• Equity at exit: $20,874

10-year hold

• IRR: 7.0%
• Equity multiple: 1.55×
• Total profit: $21,657
• Equity at exit: $12,105

Cash invested: $39,200 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,357 high
• Mortgage (P&I): −$734
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $230

Break-even live

Break-even rent $1,065

Max offer price $139,999

Occupancy floor 78%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5601 E 39th Ter Kansas City, MO	3.0	1.0	816	$1,225	$1.50	2d	1	0.15mi
4206 Vineyard Rd Kansas City, MO	4.0	1.5	1056	$1,500	$1.42	14d	1	0.19mi
3911 Oakley Ave Kansas City, MO	2.0	1.0	816	$1,195	$1.46	12d	1	0.22mi
5636 E 40th St Kansas City, MO	3.0	1.0	816	$1,225	$1.50	2d	1	0.23mi
5700 E 40th St Kansas City, MO	3.0	1.0	816	$1,245	$1.53	21d	1	0.24mi
5707 E 40th St Kansas City, MO	3.0	1.0	816	$1,295	$1.59	11d	1	0.25mi
4902 E 39th St Kansas City, MO	2.0	1.0	820	$1,300	$1.59	16d	1	0.42mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	7d	1	0.67mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	43d	1	0.86mi
3414 Elmwood Ave Kansas City, MO	4.0	1.0	1109	$1,300	$1.17	16d	1	0.95mi
4216 Cleveland Ave Kansas City, MO	2.0	1.0	780	$1,125	$1.44	16d	1	1.00mi
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	16d	1	1.04mi
3243 Denver Dr Kansas City, MO	1.0–3.0	1.0	862	$1,226	$1.42	43d	1	1.05mi
4005 Bales Ave Kansas City, MO	2.0	1.0	792	$1,050	$1.33	43d	1	1.14mi
3118 Chelsea Ave Kansas City, MO	2.0	1.0	864	$980	$1.13	43d	1	1.24mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	16d	1	1.29mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	23d	1	1.30mi
3032 Elmwood Ave Kansas City, MO	3.0	1.0	1027	$1,275	$1.24	7d	1	1.36mi
5108 E 30th St Kansas City, MO	3.0	1.0	960	$1,400	$1.46	2d	1	1.38mi
3949 Doctor Martin Luther King Junior Blvd Kansas City, MO	1.0–2.0	1.0–2.0	945	$1,565	$1.66	1d	3	1.44mi

Listing history 31 events

1. 2026-06-18
   days on market $139,999 Active 78 DOM
2. 2026-06-17
   days on market $139,999 Active 77 DOM
3. 2026-06-16
   days on market $139,999 Active 76 DOM
4. 2026-06-15
   days on market $139,999 Active 75 DOM
5. 2026-06-13
   days on market $139,999 Active 73 DOM
6. 2026-06-09
   days on market $139,999 Active 69 DOM
7. 2026-06-08
   days on market $139,999 Active 68 DOM
8. 2026-06-07
   days on market $139,999 Active 67 DOM
9. 2026-06-05
   days on market $139,999 Active 64 DOM
10. 2026-06-03
    days on market $139,999 Active 63 DOM
11. 2026-06-02
    days on market $139,999 Active 62 DOM
12. 2026-06-01
    days on market $139,999 Active 61 DOM
13. 2026-05-31
    days on market $139,999 Active 60 DOM
14. 2026-05-14
    price $139,999 151-char remark

    Show marketing remark (151 chars)

    Affordable housing or add to your investment portfolio. Currently rented month to month. Tenants would like to stay but know that may not be an option.

15. 2026-04-02
    listed $149,000 Active 151-char remark

    Show marketing remark (151 chars)

    Affordable housing or add to your investment portfolio. Currently rented month to month. Tenants would like to stay but know that may not be an option.

16. 2026-03-30
    historical $149,000 151-char remark

    Show marketing remark (151 chars)

    Affordable housing or add to your investment portfolio. Currently rented month to month. Tenants would like to stay but know that may not be an option.

17. 2018-12-07
    soldstatus
18. 2018-11-30
    soldstatus Sold 67-char remark

    Show marketing remark (67 chars)

    Great investment opportunity here! Currently rented for $650/month.

19. 2018-11-14
    status Pending 67-char remark

    Show marketing remark (67 chars)

    Great investment opportunity here! Currently rented for $650/month.

20. 2018-11-05
    price $35,000 67-char remark

    Show marketing remark (67 chars)

    Great investment opportunity here! Currently rented for $650/month.

21. 2018-11-05
    listed $35 Active 67-char remark

    Show marketing remark (67 chars)

    Great investment opportunity here! Currently rented for $650/month.

22. 2013-07-02
    soldstatus
23. 2013-06-12
    soldstatus
24. 2012-10-18
    soldstatus
25. 2012-09-20
    soldstatus
26. 2012-09-07
    listed $12,500
27. 2008-04-25
    soldstatus
28. 2008-02-01
    listed $29,900
29. 2008-01-08
    soldstatus
30. 2006-12-20
    soldstatus
31. 2006-11-10
    listed $47,500

ⓘ 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: $590 · $49/mo
• Projected year-2 tax: $1,358 · $113/mo
• Expected delta: +$768/yr (+$64/mo · 130.1%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,285
• − Mortgage interest: −$7,842
• − Property taxes: −$590
• − Insurance: −$700
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$4,073
• Taxable income: $474
• Est. tax owed @ 24.0%: −$114
• After-tax cash flow: $2,651/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

+194.7% since first listed

18 events — show timeline

• 2026-05-14 Price Changed $139,999 Heartland MLS as Distributed by MLS Grid
• 2026-04-02 Listed $149,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-30 Coming Soon $149,000 Heartland MLS as Distributed by MLS Grid
• 2018-12-07 Sold (Public Records) — Public Records
• 2018-11-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-11-14 Pending — Heartland MLS as Distributed by MLS Grid
• 2018-11-05 Price Changed $35,000 Heartland MLS as Distributed by MLS Grid
• 2018-11-05 Listed $35 Heartland MLS as Distributed by MLS Grid
• 2013-07-02 Sold (Public Records) — Public Records
• 2013-06-12 Sold (Public Records) — Public Records
• 2012-10-18 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2012-09-20 Sold (Public Records) — Public Records
• 2012-09-07 Listed $12,500 Heartland MLS as Distributed by MLS Grid
• 2008-04-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-02-01 Listed $29,900 Heartland MLS as Distributed by MLS Grid
• 2008-01-08 Sold (Public Records) — Public Records
• 2006-12-20 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-11-10 Listed $47,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2025): $590 · +4.2% YoY. Source: county tax records.