7012 S Benton Ave · Kansas City, MO 64132

$100,000

4 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 303 Days on market

Built 1919 5,624 sqft lot $83/sqft · 26% below area Est $93k · 8% over

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Why this score? — see what drove the B 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
• Appreciation +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +3.9/15.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Welcome to 47012 S Benton Avenue — an excellent opportunity in the heart of Kansas City offering both value and potential. Nestled on a quiet residential street, this property delivers classic charm with room to make it your own. Featuring a functional layout and comfortable living spaces, this home is ideal for first-time buyers, investors, or anyone looking to build equity. The generous lot provides space for outdoor enjoyment or future improvements, while the established neighborhood offers a sense of community and convenience. Located just minutes from major highways, schools, parks, and everyday amenities, this property combines accessibility with affordability. Whether you're looking for a rental addition to your portfolio or a place to call home, this is a smart opportunity you won’t want to miss. Bring your vision and unlock the full potential of this Kansas City gem!

Key facts

• 5,624 sq ft lot
• Built 1919
• Listed 303 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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 (+3.0%/yr); 93 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 38% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 303 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y ago; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1919 — 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: 1.44% ✓
• Cap rate: 12.67%
• Cash-on-cash: 22.77%
• DSCR: 2.01
• GRM: 5.8

CMA / ARV

• ARV (median comp): $92,581
• List price: $100,000
• Delta: 8.01%
• 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
3116 E Gregory Blvd	0.20mi	3/1.5 (-1)	1,200 (0%)	0mo	$150,000	$125	83
7033 Bellefontaine Ave	0.16mi	3/1.5 (-1)	1,161 (-3%)	0mo	$130,000	$112	80
7337 College Ave	0.51mi	4/2.0	1,200 (0%)	4mo	$189,000	$158	69
6943 S Benton Ave	0.06mi	3/2.0 (-1)	1,312 (+9%)	7mo	$138,000	$105	67
7121 Woodland Ave	0.67mi	4/1.0	1,181 (-2%)	3mo	$129,000	$109	64
7336 Olive St	0.53mi	3/1.0 (-1)	1,232 (+3%)	3mo	$77,000	$63	63
6727 Agnes Ave	0.34mi	3/1.0 (-1)	1,100 (-8%)	4mo	$90,000	$82	62
3419 E 69th St	0.40mi	3/1.5 (-1)	1,281 (+7%)	8mo	$59,900	$47	56
2026 E 70th Ter	0.48mi	3/2.0 (-1)	1,152 (-4%)	10mo	$164,900	$143	54
7420 Euclid Ave	0.71mi	4/2.0	1,088 (-9%)	6mo	$114,900	$106	42
6711 Askew Ave	0.60mi	3/1.0 (-1)	1,033 (-14%)	7mo	$110,000	$106	38
7437 Indiana Ave	0.66mi	4/3.0	1,360 (+13%)	9mo	$125,000	$92	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.98% rent growth · sell at horizon

5-year hold

• IRR: 41.3%
• Equity multiple: 4.15×
• Total profit: $88,243
• Equity at exit: $90,088

10-year hold

• IRR: 35.7%
• Equity multiple: 9.33×
• Total profit: $233,135
• Equity at exit: $194,278

Cash invested: $28,000 (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 64132

• Home prices YoY: 23.6%
• Rents YoY: 3.0%
• Active inventory: 93
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,442 high
• Mortgage (P&I): −$524
• Tax from tax record: −$42 /mo · $506/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $531

Break-even live

Break-even rent $770

Max offer price $100,000

Occupancy floor 58%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	14d	1	0.02mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,645	$1.50	23d	1	0.19mi
7240 Agnes Ave Kansas City, MO	3.0	1.0	1140	$1,350	$1.18	2d	1	0.31mi
6812 College Ave Kansas City, MO	4.0	2.0	1152	$1,795	$1.56	23d	1	0.37mi
2430 E 67th Ter Kansas City, MO	3.0	2.0	960	$1,195	$1.24	43d	1	0.43mi
7115 Bales Ave Kansas City, MO	3.0	1.0	865	$1,350	$1.56	16d	1	0.44mi
7127 Bales Ave Kansas City, MO	3.0	1.0	900	$1,350	$1.50	23d	1	0.45mi
6821 Bales Ave Kansas City, MO	3.0	1.5	1430	$1,595	$1.12	19d	1	0.48mi
7411 Montgall Ave Kansas City, MO	3.0	1.0	840	$1,200	$1.43	43d	1	0.50mi
2237 E 67th St Kansas City, MO	4.0	1.0	1300	$1,500	$1.15	16d	1	0.51mi
1850 E 68th Ter Kansas City, MO	4.0	2.0	1400	$1,600	$1.14	16d	1	0.59mi
3106 E 75th St Kansas City, MO	3.0	1.5	985	$1,225	$1.24	21d	1	0.60mi
7426 Indiana Ave Kansas City, MO	3.0	1.0	1100	$1,400	$1.27	43d	1	0.62mi
1831 E 68th St Kansas City, MO	3.0	1.0	1043	$1,250	$1.20	16d	1	0.64mi
6431 S Benton Ave Kansas City, MO	3.0	1.0	1160	$1,225	$1.06	23d	1	0.73mi
6901 Jackson Ave Unit 6903 Kansas City, MO	3.0	1.0	1000	$1,200	$1.20	21d	1	0.87mi
1435 E 66th Ter Kansas City, MO	3.0	1.0	988	$1,340	$1.36	12d	1	0.95mi
6653 Lydia Ave Kansas City, MO	3.0	1.0	962	$1,500	$1.56	16d	1	1.00mi
1861 E 78th St Kansas City, MO	3.0	1.0	864	$1,095	$1.27	16d	1	1.13mi
1830 E 78th St Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	12d	1	1.13mi
3604 E 61st St Unit 3604 Kansas City, MO	3.0	1.0	875	$1,300	$1.49	43d	1	1.26mi
5824 Wabash Ave Kansas City, MO	3.0	1.0	1276	$1,050	$0.82	43d	1	1.47mi
3861 E 60th St Kansas City, MO	3.0	2.0	1491	$1,250	$0.84	3d	1	1.47mi

Listing history 35 events

1. 2026-06-18
   days on market $100,000 Active 303 DOM
2. 2026-06-17
   days on market $100,000 Active 302 DOM
3. 2026-06-16
   days on market $100,000 Active 301 DOM
4. 2026-06-15
   days on market $100,000 Active 300 DOM
5. 2026-06-13
   days on market $100,000 Active 298 DOM
6. 2026-06-09
   days on market $100,000 Active 294 DOM
7. 2026-06-08
   days on market $100,000 Active 293 DOM
8. 2026-06-07
   days on market $100,000 Active 292 DOM
9. 2026-06-05
   days on market $100,000 Active 289 DOM
10. 2026-06-03
    days on market $100,000 Active 288 DOM
11. 2026-06-02
    days on market $100,000 Active 287 DOM
12. 2026-06-01
    days on market $100,000 Active 286 DOM
13. 2026-05-31
    days on market $100,000 Active 285 DOM
14. 2026-03-03
    price $100,000 900-char remark

    Show marketing remark (900 chars)

    Welcome to 47012 S Benton Avenue — an excellent opportunity in the heart of Kansas City offering both value and potential. Nestled on a quiet residential street, this property delivers classic charm with room to make it your own. Featuring a functional layout and comfortable living spaces, this home is ideal for first-time buyers, investors, or anyone looking to build equity. The generous lot provides space for outdoor enjoyment or future improvements, while the established neighborhood offers a sense of community and convenience. Located just minutes from major highways, schools, parks, and everyday amenities, this property combines accessibility with affordability. Whether you're looking for a rental addition to your portfolio or a place to call home, this is a smart opportunity you won’t want to miss. Bring your vision and unlock the full potential of this Kansas City gem!

15. 2025-11-21
    price $110,000 900-char remark

    Show marketing remark (900 chars)

    Welcome to 47012 S Benton Avenue — an excellent opportunity in the heart of Kansas City offering both value and potential. Nestled on a quiet residential street, this property delivers classic charm with room to make it your own. Featuring a functional layout and comfortable living spaces, this home is ideal for first-time buyers, investors, or anyone looking to build equity. The generous lot provides space for outdoor enjoyment or future improvements, while the established neighborhood offers a sense of community and convenience. Located just minutes from major highways, schools, parks, and everyday amenities, this property combines accessibility with affordability. Whether you're looking for a rental addition to your portfolio or a place to call home, this is a smart opportunity you won’t want to miss. Bring your vision and unlock the full potential of this Kansas City gem!

16. 2025-10-26
    price $120,000 900-char remark

    Show marketing remark (900 chars)

    Welcome to 47012 S Benton Avenue — an excellent opportunity in the heart of Kansas City offering both value and potential. Nestled on a quiet residential street, this property delivers classic charm with room to make it your own. Featuring a functional layout and comfortable living spaces, this home is ideal for first-time buyers, investors, or anyone looking to build equity. The generous lot provides space for outdoor enjoyment or future improvements, while the established neighborhood offers a sense of community and convenience. Located just minutes from major highways, schools, parks, and everyday amenities, this property combines accessibility with affordability. Whether you're looking for a rental addition to your portfolio or a place to call home, this is a smart opportunity you won’t want to miss. Bring your vision and unlock the full potential of this Kansas City gem!

17. 2025-09-24
    price $125,000 900-char remark

    Show marketing remark (900 chars)

    Welcome to 47012 S Benton Avenue — an excellent opportunity in the heart of Kansas City offering both value and potential. Nestled on a quiet residential street, this property delivers classic charm with room to make it your own. Featuring a functional layout and comfortable living spaces, this home is ideal for first-time buyers, investors, or anyone looking to build equity. The generous lot provides space for outdoor enjoyment or future improvements, while the established neighborhood offers a sense of community and convenience. Located just minutes from major highways, schools, parks, and everyday amenities, this property combines accessibility with affordability. Whether you're looking for a rental addition to your portfolio or a place to call home, this is a smart opportunity you won’t want to miss. Bring your vision and unlock the full potential of this Kansas City gem!

18. 2025-08-19
    listed $130,000 Active 900-char remark

    Show marketing remark (900 chars)

    Welcome to 47012 S Benton Avenue — an excellent opportunity in the heart of Kansas City offering both value and potential. Nestled on a quiet residential street, this property delivers classic charm with room to make it your own. Featuring a functional layout and comfortable living spaces, this home is ideal for first-time buyers, investors, or anyone looking to build equity. The generous lot provides space for outdoor enjoyment or future improvements, while the established neighborhood offers a sense of community and convenience. Located just minutes from major highways, schools, parks, and everyday amenities, this property combines accessibility with affordability. Whether you're looking for a rental addition to your portfolio or a place to call home, this is a smart opportunity you won’t want to miss. Bring your vision and unlock the full potential of this Kansas City gem!

19. 2015-05-29
    soldstatus
20. 2015-05-29
    soldstatus
21. 2011-04-21
    historical
22. 2011-03-25
    listed $33,000
23. 2009-10-08
    soldstatus
24. 2009-10-06
    soldstatus
25. 2009-06-11
    listed $10,000
26. 2005-07-13
    soldstatus
27. 2003-12-31
    soldstatus
28. 2003-12-31
    soldstatus
29. 2003-12-30
    soldstatus
30. 2003-10-27
    listed $39,900
31. 2000-02-25
    soldstatus
32. 2000-02-25
    soldstatus
33. 2000-01-12
    listed $14,900
34. 1997-08-04
    soldstatus
35. 1992-06-03
    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: $506 · $42/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$464/yr (+$39/mo · 91.7%)

ⓘ 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 ≥106°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: $17,309
• − Mortgage interest: −$5,602
• − Property taxes: −$506
• − Insurance: −$500
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$2,909
• Taxable income: $5,023
• Est. tax owed @ 24.0%: −$1,206
• After-tax cash flow: $5,170/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): 12,084
• Household income: $45,622
• Rent vs Own: 51.2% rent · 48.8% own
• Severe rent burden: 679.0

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 (66%)
• Race & ethnicity: Black 66% White 16% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 2% Scotch-Irish 1% Romanian 1%
• Foreign-born: 6% · Canada, Jamaica
• 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: ▲ 79.13%
• Current HPI: 414.4305
• Rent YoY: ▲ 2.98%
• 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

+571.1% since first listed

22 events — show timeline

• 2026-03-03 Price Changed $100,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-21 Price Changed $110,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-26 Price Changed $120,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-24 Price Changed $125,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-19 Listed $130,000 Heartland MLS as Distributed by MLS Grid
• 2015-05-29 Sold (Public Records) — Public Records
• 2015-05-29 Sold (Public Records) — Public Records
• 2011-04-21 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2011-03-25 Listed $33,000 Heartland MLS as Distributed by MLS Grid
• 2009-10-08 Sold (Public Records) — Public Records
• 2009-10-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-06-11 Listed $10,000 Heartland MLS as Distributed by MLS Grid
• 2005-07-13 Sold (Public Records) — Public Records
• 2003-12-31 Sold (Public Records) — Public Records
• 2003-12-31 Sold (Public Records) — Public Records
• 2003-12-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-10-27 Listed $39,900 Heartland MLS as Distributed by MLS Grid
• 2000-02-25 Sold (Public Records) — Public Records
• 2000-02-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2000-01-12 Listed $14,900 Heartland MLS as Distributed by MLS Grid
• 1997-08-04 Sold (Public Records) — Public Records
• 1992-06-03 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $506 · -21.5% YoY. Source: county tax records.