522 Kensington Ave · Kansas City, MO 64124

$135,000

4 bd · 1.5 ba · 1,826 sqft · SingleFamily public records · 17 Days on market

Built 1909 4,356 sqft lot $74/sqft · 22% below area Est $172k · 22% 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Don’t wait to own this house. Many spaces for living usage and Three kitchens and Four bathrooms (the first floor contains living room, dining room , primary bedroom. In addition other Two Rooms and Two full bathroom and Two kitchens one of them is walk out to the side yard and lead to the basement. The second floor has a living room and full bathroom room and bedroom room. The basement has non conforming room and bathroom and kitchen and living room with one car garage.

Key facts

• Three kitchens
• One car garage
• Four bathrooms

Tags

• THREE KITCHENS
• FOUR BATHROOMS
• WALK OUT TO THE SIDE YARD
• ONE CAR GARAGE

Property features AI

Finance

• Other: Property age listed as 101 years or more; Public records used for lot and finished-area sources
• HOA & community: No association fees

Exterior

• Parking: Basement parking access; 1-car garage
• Utilities: City/public water (verify); Public sewer
• Home design: Single-family residence; Residential property
• Construction: Concrete construction; Composition roof; Public records indicate above-grade finished area
• Exterior features: Lot approximately 4,356 square feet

Interior

• Kitchen: Two kitchens (one on the first floor and a second kitchen area)
• Bedrooms: 4 bedrooms (three on the first floor; one on the second floor)
• Bathrooms: 4 full bathrooms (locations: two on the first floor, one on the second floor, one in the basement)
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Concrete basement; 15 total rooms; 1.5-story floor plan

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: Rents rising (+2.2%/yr); 52 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 44% of the median local income ($46k/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 $933 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 + 2.2% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.89%
• DSCR: 1.66
• GRM: 6.7

CMA / ARV

• ARV (median comp): $172,491
• List price: $135,000
• Delta: -21.74%
• 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
801 Elmwood Ave	0.32mi	3/2.0 (-1)	1,840 (+1%)	1mo	$75,000	$41	76
701 Elmwood Ave	0.27mi	5/2.0 (+1)	1,885 (+3%)	4mo	$199,000	$106	72
1027 Cleveland Ave	0.55mi	3/1.5 (-1)	1,758 (-4%)	3mo	$60,000	$34	61
223 N Kensington Ave	0.56mi	3/2.5 (-1)	1,818 (-0%)	4mo	$184,950	$102	60
137 N Van Brunt Blvd	0.60mi	4/2.5	1,766 (-3%)	3mo	$163,400	$93	60
504 Denver Ave	0.50mi	3/1.5 (-1)	1,707 (-6%)	4mo	$140,000	$82	57
414 Quincy Ave	0.46mi	3/1.5 (-1)	2,008 (+10%)	3mo	$170,000	$85	54
4440 Norledge Ave	0.67mi	3/2.0 (-1)	1,742 (-5%)	3mo	$235,000	$135	52
3521 Windsor Ave	0.69mi	3/2.0 (-1)	1,718 (-6%)	7mo	$249,950	$145	45
3521 Lexington Ave	0.51mi	3/1.0 (-1)	1,552 (-15%)	2mo	$140,000	$90	43
5224 E 8th St	0.65mi	4/2.5	1,570 (-14%)	3mo	$289,000	$184	40
3400 Thompson Ave	0.60mi	5/3.0 (+1)	2,096 (+15%)	1mo	$319,900	$153	36

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.18×
• Total profit: $6,640
• Equity at exit: $20,129

10-year hold

• IRR: 13.3%
• Equity multiple: 2.03×
• Total profit: $38,746
• Equity at exit: $11,672

Cash invested: $37,800 (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 64124

• Home prices YoY: -26.0%
• Rents YoY: 2.2%
• Active inventory: 52
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,690 high
• Mortgage (P&I): −$708
• Tax from tax record: −$102 /mo · $1,222/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $469

Break-even live

Break-even rent $1,096

Max offer price $135,000

Occupancy floor 67%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
815 Elmwood Ave Kansas City, MO	3.0	1.5	1302	$1,600	$1.23	14d	1	0.37mi
3510 Garner Ave Kansas City, MO	3.0	2.0	1536	$1,400	$0.91	3d	1	0.49mi
3523 Saint John Ave Kansas City, MO	3.0	1.0	1500	$995	$0.66	23d	1	0.60mi
4405 Norledge Ave Kansas City, MO	3.0	1.0	1510	$1,600	$1.06	43d	1	0.60mi
3429 Morrell Ave Kansas City, MO	4.0	1.5	1800	$1,650	$0.92	7d	1	0.62mi
5213 Wilburn Ct Kansas City, MO	3.0	1.0	1274	$1,375	$1.08	21d	1	0.80mi
311 Bellefontaine Ave Kansas City, MO	3.0	2.0	1360	$2,200	$1.62	43d	1	0.88mi
307 Bellefontaine Ave Kansas City, MO	3.0	3.0	2023	$3,500	$1.73	16d	1	0.88mi
916 Bellefontaine Ave Kansas City, MO	3.0	1.5	1399	$1,650	$1.18	16d	1	0.89mi
1233 Benton Blvd Kansas City, MO	4.0	2.5	1500	$2,500	$1.67	43d	1	0.97mi
441 N Hardesty Ave Kansas City, MO	4.0	1.0	1511	$1,550	$1.03	23d	1	1.00mi
2919 E 12th St Kansas City, MO	3.0	2.0	1943	$2,000	$1.03	43d	1	1.05mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	16d	1	1.18mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	20d	1	1.18mi
1805 Jackson Ave Kansas City, MO	4.0	2.0	1250	$1,250	$1.00	43d	1	1.19mi
1812 Elmwood Ave Kansas City, MO	3.0	1.0	1650	$1,600	$0.97	16d	1	1.21mi
1905 Kensington Ave Kansas City, MO	3.0	2.0	1285	$1,325	$1.03	23d	1	1.28mi
3311 E 19th St Kansas City, MO	5.0	3.0	2500	$2,000	$0.80	43d	1	1.39mi
347 Maple Blvd Kansas City, MO	3.0	1.5	1246	$1,350	$1.08	23d	1	1.47mi

Listing history 30 events

1. 2026-06-18
   days on market $135,000 Active 17 DOM
2. 2026-06-17
   days on market $135,000 Active 16 DOM
3. 2026-06-16
   days on market $135,000 Active 15 DOM
4. 2026-06-15
   days on market $135,000 Active 14 DOM
5. 2026-06-13
   days on market $135,000 Active 12 DOM
6. 2026-06-09
   days on market $135,000 Active 8 DOM
7. 2026-06-08
   days on market $135,000 Active 7 DOM
8. 2026-06-07
   days on market $135,000 Active 6 DOM
9. 2026-06-05
   days on market $135,000 Active 3 DOM
10. 2026-06-03
    days on market $135,000 Active 2 DOM
11. 2026-06-02
    days on marketlisting id $135,000 Active 1 DOM
12. 2026-05-02
    listed $142,000 Active 481-char remark
13. 2026-04-30
    historical
14. 2026-04-16
    price $140,000
15. 2026-02-14
    price $155,000
16. 2026-01-26
    price $160,000
17. 2025-11-10
    listed $165,000 Active
18. 2025-11-08
    historical
19. 2023-07-26
    historical
20. 2023-05-08
    price $169,000
21. 2023-05-04
    listed $189,000 Active
22. 2023-05-02
    status Active
23. 2023-01-31
    historical Active Under Contract
24. 2023-01-31
    historical
25. 2022-11-08
    price $189,000
26. 2022-07-28
    listed $200,000 Active
27. 2019-08-07
    soldstatus Sold
28. 2019-07-23
    status Pending
29. 2019-06-26
    listed $11,500 Active
30. 1992-10-09
    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: $1,222 · $102/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$87/yr (+$7/mo · 7.1%)

ⓘ 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 ≥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: $20,282
• − Mortgage interest: −$7,562
• − Property taxes: −$1,222
• − Insurance: −$675
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$3,927
• Taxable income: $3,650
• Est. tax owed @ 24.0%: −$876
• After-tax cash flow: $4,754/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): 10,925
• Household income: $46,241
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 541.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 43% White 30% Black 20% Two or more races 10% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 30% Cuban 1%
• Common ancestry: Italian 2% Hispanic 1% Serbian 1%
• Foreign-born: 32% · Canada, Vietnam
• Languages at home: 52% English-only · Spanish 35% Vietnamese 2% Arabic 2%

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: ▼ -125.95%
• Current HPI: 358.4244
• Rent YoY: ▲ 2.20%
• 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

+1073.9% since first listed

22 events — show timeline

• 2026-06-01 Listed $135,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-27 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-05-23 Price Changed $135,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-02 Listed $142,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-16 Price Changed $140,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-14 Price Changed $155,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-26 Price Changed $160,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-10 Listed $165,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-08 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2023-07-26 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-05-08 Price Changed $169,000 Heartland MLS as Distributed by MLS Grid
• 2023-05-04 Listed $189,000 Heartland MLS as Distributed by MLS Grid
• 2023-05-02 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-01-31 Contingent — Heartland MLS as Distributed by MLS Grid
• 2023-01-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-11-08 Price Changed $189,000 Heartland MLS as Distributed by MLS Grid
• 2022-07-28 Listed $200,000 Heartland MLS as Distributed by MLS Grid
• 2019-08-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-07-23 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-06-26 Listed $11,500 Heartland MLS as Distributed by MLS Grid
• 1992-10-09 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,222 · -41.1% YoY. Source: county tax records.