4602 Lister Ave · Kansas City, MO 64130

$117,500

3 bd · 1.0 ba · 816 sqft · SingleFamily public records · 119 Days on market

Built 1955 6,485 sqft lot $144/sqft · 77% above area Est $132k · 11% under

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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 +28.0/30.0
• ARV discount +12.6/15.0
• DSCR +9.9/10.0
• 1% rule +6.4/10.0
• 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

4602 Lister Ave offers a functional ranch layout with 3 bedrooms and 1 bath, HVAC and furnace is 5 years old (2021) all windows are new, fresh new paint, new LVP floorings, updated and designed for practical everyday living. The main level includes a comfortable living area with natural light that flows into the kitchen and dining space, creating a straightforward setup that works. The kitchen is positioned for efficiency with easy access to adjacent rooms, and the bedrooms provide flexible space for sleeping, guests, or home office use. A full, unfinished basement adds valuable storage space and houses the mechanical systems. This area offers potential for future finishing or continued utility use depending on the next owner’s needs. Located in Kansas City with access to major roadways and local amenities, this property presents a solid opportunity for buyers seeking livable space with room to add value over time.

Key facts

• 6,485 sq ft lot
• Built 1955
• Listed 118 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $107k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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; 23 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 38% 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 $812 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 $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $12k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,925 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 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 1955 — 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: 1.14% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.27%
• DSCR: 1.59
• GRM: 7.3

CMA / ARV

• ARV (median comp): $132,500
• List price: $117,500
• Delta: -11.32%
• 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
4521 Lawn Ave	0.10mi	3/1.0	816 (0%)	4mo	$88,000	$108	92
4519 Lister Ave	0.09mi	2/1.0 (-1)	816 (0%)	6mo	$93,000	$114	86
4307 Towers Rd	0.63mi	3/1.0	812 (-0%)	12mo	$135,000	$166	60
4338 Myrtle Ave	0.58mi	2/1.0 (-1)	780 (-4%)	3mo	$125,000	$160	58
4504 E 43rd St	0.43mi	2/1.0 (-1)	907 (+11%)	2mo	$140,000	$154	55
4410 Myrtle Ave	0.55mi	3/1.0	912 (+12%)	4mo	$80,000	$88	51
4132 Spruce Ave	0.63mi	3/1.0	912 (+12%)	2mo	$99,995	$110	50
4442 Myrtle Ave	0.52mi	2/1.0 (-1)	720 (-12%)	6mo	$94,900	$132	46
4135 Jackson Ave	0.66mi	2/1.0 (-1)	720 (-12%)	2mo	$68,900	$96	42
4906 E 40th Ter	0.71mi	3/2.0	864 (+6%)	15mo	$114,900	$133	40
4905 E 40th Ter	0.67mi	3/1.5	921 (+13%)	12mo	$139,000	$151	35
5204 E 41st St	0.73mi	3/1.0	936 (+15%)	20mo	$139,000	$149	25

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: 4.7%
• Equity multiple: 1.18×
• Total profit: $6,032
• Equity at exit: $17,520

10-year hold

• IRR: 15.3%
• Equity multiple: 2.31×
• Total profit: $43,121
• Equity at exit: $10,159

Cash invested: $32,900 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,345 high
• Mortgage (P&I): −$616
• Tax from tax record: −$33 /mo · $400/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $364

Break-even live

Break-even rent $884

Max offer price $117,500

Occupancy floor 68%

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: $29,375
• Closing costs: $3,525
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4206 Vineyard Rd Kansas City, MO	4.0	1.5	1056	$1,500	$1.42	14d	1	0.55mi
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	0.73mi
4216 Cleveland Ave Kansas City, MO	2.0	1.0	780	$1,125	$1.44	16d	1	0.78mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	43d	1	0.84mi
5601 E 39th Ter Kansas City, MO	3.0	1.0	816	$1,225	$1.50	3d	1	0.87mi
5636 E 40th St Kansas City, MO	3.0	1.0	816	$1,225	$1.50	3d	1	0.92mi
5700 E 40th St Kansas City, MO	3.0	1.0	816	$1,245	$1.53	21d	1	0.93mi
5707 E 40th St Kansas City, MO	3.0	1.0	816	$1,295	$1.59	12d	1	0.93mi
3911 Oakley Ave Kansas City, MO	2.0	1.0	816	$1,195	$1.46	12d	1	0.94mi
4902 E 39th St Kansas City, MO	2.0	1.0	820	$1,300	$1.59	16d	1	0.95mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	16d	1	0.97mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	7d	1	1.04mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	23d	1	1.07mi
4005 Bales Ave Kansas City, MO	2.0	1.0	792	$1,050	$1.33	43d	1	1.07mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	16d	1	1.11mi
3315 E 52nd St Kansas City, MO	2.0	1.0	662	$1,125	$1.70	23d	1	1.16mi
4534 S Benton Ave Kansas City, MO	2.0	1.0	912	$1,045	$1.15	16d	1	1.20mi
4911 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	17d	1	1.23mi
4917 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	23d	1	1.24mi
3017 E 51st St Kansas City, MO	2.0	1.0	621	$1,303	$2.10	7d	1	1.25mi
5013 S Benton Ave Kansas City, MO	3.0	1.0	978	$1,225	$1.25	23d	1	1.28mi
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	16d	1	1.45mi
3414 Elmwood Ave Kansas City, MO	4.0	1.0	1109	$1,300	$1.17	16d	1	1.46mi

Listing history 22 events

1. 2026-06-18
   days on market $117,500 Active 119 DOM
2. 2026-06-17
   days on market $117,500 Active 118 DOM
3. 2026-06-16
   days on market $117,500 Active 117 DOM
4. 2026-06-15
   days on market $117,500 Active 116 DOM
5. 2026-06-13
   days on market $117,500 Active 114 DOM
6. 2026-06-09
   days on market $117,500 Active 110 DOM
7. 2026-06-08
   pricedays on market $117,500 Active 109 DOM
8. 2026-06-07
   days on market $118,000 Active 108 DOM
9. 2026-06-05
   days on market $118,000 Active 105 DOM
10. 2026-06-03
    days on market $118,000 Active 104 DOM
11. 2026-06-02
    days on market $118,000 Active 103 DOM
12. 2026-06-01
    days on market $118,000 Active 102 DOM
13. 2026-05-31
    days on market $118,000 Active 101 DOM
14. 2026-05-04
    price $118,000 934-char remark

    Show marketing remark (934 chars)

    4602 Lister Ave offers a functional ranch layout with 3 bedrooms and 1 bath, HVAC and furnace is 5 years old (2021) all windows are new, fresh new paint, new LVP floorings, updated and designed for practical everyday living. The main level includes a comfortable living area with natural light that flows into the kitchen and dining space, creating a straightforward setup that works. The kitchen is positioned for efficiency with easy access to adjacent rooms, and the bedrooms provide flexible space for sleeping, guests, or home office use. A full, unfinished basement adds valuable storage space and houses the mechanical systems. This area offers potential for future finishing or continued utility use depending on the next owner’s needs. Located in Kansas City with access to major roadways and local amenities, this property presents a solid opportunity for buyers seeking livable space with room to add value over time.

15. 2026-03-05
    price $124,000 934-char remark

    Show marketing remark (934 chars)

    4602 Lister Ave offers a functional ranch layout with 3 bedrooms and 1 bath, HVAC and furnace is 5 years old (2021) all windows are new, fresh new paint, new LVP floorings, updated and designed for practical everyday living. The main level includes a comfortable living area with natural light that flows into the kitchen and dining space, creating a straightforward setup that works. The kitchen is positioned for efficiency with easy access to adjacent rooms, and the bedrooms provide flexible space for sleeping, guests, or home office use. A full, unfinished basement adds valuable storage space and houses the mechanical systems. This area offers potential for future finishing or continued utility use depending on the next owner’s needs. Located in Kansas City with access to major roadways and local amenities, this property presents a solid opportunity for buyers seeking livable space with room to add value over time.

16. 2026-02-20
    listed $130,000 Active 934-char remark

    Show marketing remark (934 chars)

    4602 Lister Ave offers a functional ranch layout with 3 bedrooms and 1 bath, HVAC and furnace is 5 years old (2021) all windows are new, fresh new paint, new LVP floorings, updated and designed for practical everyday living. The main level includes a comfortable living area with natural light that flows into the kitchen and dining space, creating a straightforward setup that works. The kitchen is positioned for efficiency with easy access to adjacent rooms, and the bedrooms provide flexible space for sleeping, guests, or home office use. A full, unfinished basement adds valuable storage space and houses the mechanical systems. This area offers potential for future finishing or continued utility use depending on the next owner’s needs. Located in Kansas City with access to major roadways and local amenities, this property presents a solid opportunity for buyers seeking livable space with room to add value over time.

17. 2026-02-16
    historical $130,000 934-char remark

    Show marketing remark (934 chars)

    4602 Lister Ave offers a functional ranch layout with 3 bedrooms and 1 bath, HVAC and furnace is 5 years old (2021) all windows are new, fresh new paint, new LVP floorings, updated and designed for practical everyday living. The main level includes a comfortable living area with natural light that flows into the kitchen and dining space, creating a straightforward setup that works. The kitchen is positioned for efficiency with easy access to adjacent rooms, and the bedrooms provide flexible space for sleeping, guests, or home office use. A full, unfinished basement adds valuable storage space and houses the mechanical systems. This area offers potential for future finishing or continued utility use depending on the next owner’s needs. Located in Kansas City with access to major roadways and local amenities, this property presents a solid opportunity for buyers seeking livable space with room to add value over time.

18. 2024-12-14
    historical $1,095
19. 2024-12-12
    listed $1,095
20. 2022-05-02
    soldstatus
21. 2017-11-21
    soldstatus
22. 1980-09-01
    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: $400 · $33/mo
• Projected year-2 tax: $1,140 · $95/mo
• Expected delta: +$739/yr (+$62/mo · 184.7%)

ⓘ 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,137
• − Mortgage interest: −$6,582
• − Property taxes: −$400
• − Insurance: −$588
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$3,418
• Taxable income: $2,567
• Est. tax owed @ 24.0%: −$616
• After-tax cash flow: $3,750/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

+10676.3% since first listed

9 events — show timeline

• 2026-05-04 Price Changed $118,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $124,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-20 Listed $130,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-16 Coming Soon $130,000 Heartland MLS as Distributed by MLS Grid
• 2024-12-14 Rental Removed $1,095 SHOWMOJO
• 2024-12-12 Listed for Rent $1,095 SHOWMOJO
• 2022-05-02 Sold (Public Records) — Public Records
• 2017-11-21 Sold (Public Records) — Public Records
• 1980-09-01 Sold (Public Records) — Public Records

Property tax history

-0.1%/yr

Latest (2025): $400 · +0.7% YoY. Source: county tax records.