2116 Kansas Ave · Kansas City, MO 64127

$175,000

4 bd · 2.0 ba · 1,706 sqft · SingleFamily public records · 28 Days on market

Built 1915 4,008 sqft lot $103/sqft · 16% below area Est $207k · 16% 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 +19.2/30.0
• ARV discount +14.5/15.0
• DSCR +6.0/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +1.1/10.0

Listing remarks MLS

HUGE PRICE REDUCTION Ready to Sell. Beautifully remodeled 4 bed 2 bath home right in the heart of the city. Located close to downtown and all that our lovely city has to offer. With Montgall Park right across the street. We have secured a 4 Unit Voucher Tenant paying $1,930 Net Rent, Tenant Pays Utilities. Anticipated Lease Commencement is December 1st, 2024. Excellent Investment Property with stable income and high return. All information is deemed to be accurate but needs to be verified by Buyer and Buyer's Agent.

Key facts

• 4,008 sq ft lot
• Built 1915
• Listed 28 days

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Other parking
• Utilities: City/public water (verify); Public sewer
• Home design: Single-family residence; Residential property; 2-story floor plan
• Construction: Wood siding; Composition roof; Built over 100 years ago
• Exterior features: Front porch

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric range; Stainless steel appliances
• Bedrooms: 4 bedrooms (two on main level, two on second level); Bonus room on second level
• Bathrooms: 2 full bathrooms (one on main level, one on second level)
• Heating & cooling: Forced-air heating; Electric cooling
• Interior features: Ceiling fan(s); Full basement with inside entrance and stone/rock finish; Breakfast area
• Laundry & utility: Laundry room located off the kitchen

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $188 ($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 $156k (10.8% below list).
• Recommended offer: $156k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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 flat; 108 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $1,560/mo this rent would consume 57% of the median local household income ($33k/yr) (locally 1943% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 28 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $156,029 (10.8% below list)

Questions for the listing agent

1. Built in 1915 — 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: 0.89% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 9.3

CMA / ARV

• ARV (median comp): $207,258
• List price: $175,000
• Delta: -15.56%
• 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
2023 Kansas Ave	0.10mi	4/2.0	1,584 (-7%)	15mo	$154,900	$98	71
1829 Kansas Ave	0.25mi	3/2.5 (-1)	1,617 (-5%)	4mo	$260,000	$161	69
2217 E 21st St	0.38mi	4/2.0	1,756 (+3%)	14mo	$245,000	$140	65
2027 Agnes Ave	0.13mi	3/2.5 (-1)	1,900 (+11%)	5mo	$325,000	$171	64
2528 Olive St	0.54mi	3/2.0 (-1)	1,768 (+4%)	1mo	$214,900	$122	63
2634 Bales Ave	0.69mi	4/2.5	1,734 (+2%)	4mo	$209,000	$121	60
2532 Olive St	0.55mi	3/2.5 (-1)	1,679 (-2%)	6mo	$185,000	$110	60
2528 Bellefontaine Ave	0.47mi	4/1.5	1,800 (+6%)	12mo	$169,000	$94	57
2603 Agnes Ave	0.52mi	5/2.0 (+1)	1,668 (-2%)	17mo	$109,900	$66	53
2630 Askew Ave	0.72mi	5/2.0 (+1)	1,634 (-4%)	4mo	$155,000	$95	51
3222 Lockridge Ave	0.73mi	5/2.0 (+1)	1,799 (+6%)	11mo	$119,900	$67	43
2544 College Ave	0.53mi	4/3.0	1,932 (+13%)	12mo	$204,999	$106	39

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 · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.60×
• Total profit: $-19,659
• Equity at exit: $26,093

10-year hold

• IRR: -4.9%
• Equity multiple: 0.70×
• Total profit: $-14,528
• Equity at exit: $15,131

Cash invested: $49,000 (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 64127

• Home prices YoY: -2.6%
• Rents YoY: 0.9%
• Active inventory: 108
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,560 high
• Mortgage (P&I): −$918
• Tax from tax record: −$54 /mo · $653/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $188

Break-even live

Break-even rent $1,323

Max offer price $175,000

Occupancy floor 83%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2003 Wabash Ave Unit B Kansas City, MO	3.0	2.0	1200	$1,095	$0.91	23d	1	0.25mi
2419 Bales Ave Kansas City, MO	3.0	1.5	1116	$1,500	$1.34	3d	1	0.49mi
2708 Olive St Kansas City, MO	4.0	2.0	1585	$1,500	$0.95	17d	1	0.72mi
2723 Park Ave Kansas City, MO	5.0	3.0	2010	$1,875	$0.93	21d	1	0.75mi
2724 Brooklyn Ave Kansas City, MO	3.0	2.5	1398	$1,440	$1.03	23d	1	0.81mi
1233 Benton Blvd Kansas City, MO	4.0	2.5	1500	$2,500	$1.67	43d	1	0.83mi
2919 E 12th St Kansas City, MO	3.0	2.0	1943	$2,000	$1.03	43d	1	0.87mi
1805 Jackson Ave Kansas City, MO	4.0	2.0	1250	$1,250	$1.00	43d	1	0.89mi
1905 Kensington Ave Kansas City, MO	3.0	2.0	1285	$1,325	$1.03	23d	1	0.97mi
1812 Elmwood Ave Kansas City, MO	3.0	1.0	1650	$1,600	$0.97	16d	1	1.08mi
916 Bellefontaine Ave Kansas City, MO	3.0	1.5	1399	$1,650	$1.18	16d	1	1.09mi
2846 Myrtle Ave Kansas City, MO	3.0	2.0	1705	$1,350	$0.79	16d	1	1.11mi
3009 Garfield Ave Kansas City, MO	3.0	1.5	1334	$1,425	$1.07	43d	1	1.12mi
2729 Grove St Kansas City, MO	3.0	2.0	1510	$1,375	$0.91	43d	1	1.14mi
3205 E 31st St Kansas City, MO	4.0	1.0	1800	$1,325	$0.74	23d	1	1.16mi
2120 Linwood Blvd Kansas City, MO	3.0	1.0	1326	$1,400	$1.06	43d	1	1.30mi
3304 Agnes Ave Unit Downstairs Kansas City, MO	3.0	1.0	1150	$1,095	$0.95	43d	1	1.39mi
2523 Charlotte St Kansas City, MO	3.0	3.0	1500	$2,050	$1.37	43d	1	1.43mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	23d	1	1.46mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	7d	1	1.49mi

Listing history 30 events

1. 2026-06-18
   days on market $175,000 Active 28 DOM
2. 2026-06-17
   days on market $175,000 Active 27 DOM
3. 2026-06-16
   days on market $175,000 Active 26 DOM
4. 2026-06-15
   days on market $175,000 Active 25 DOM
5. 2026-06-13
   days on market $175,000 Active 23 DOM
6. 2026-06-09
   days on market $175,000 Active 19 DOM
7. 2026-06-08
   days on market $175,000 Active 18 DOM
8. 2026-06-07
   days on market $175,000 Active 17 DOM
9. 2026-06-05
   days on market $175,000 Active 14 DOM
10. 2026-06-03
    days on market $175,000 Active 13 DOM
11. 2026-06-02
    days on market $175,000 Active 12 DOM
12. 2026-06-01
    days on market $175,000 Active 11 DOM
13. 2026-05-31
    days on market $175,000 Active 10 DOM
14. 2026-05-08
    status Pending 396-char remark
15. 2026-04-30
    listed $175,000 Active 396-char remark
16. 2026-04-30
    historical
17. 2026-04-02
    listed $178,000 Active
18. 2026-03-26
    historical
19. 2025-01-07
    soldstatus Closed

    Show marketing remark (521 chars)

    HUGE PRICE REDUCTION Ready to Sell. Beautifully remodeled 4 bed 2 bath home right in the heart of the city. Located close to downtown and all that our lovely city has to offer. With Montgall Park right across the street. We have secured a 4 Unit Voucher Tenant paying $1,930 Net Rent, Tenant Pays Utilities. Anticipated Lease Commencement is December 1st, 2024. Excellent Investment Property with stable income and high return. All information is deemed to be accurate but needs to be verified by Buyer and Buyer's Agent.

20. 2024-12-10
    status Pending

    Show marketing remark (521 chars)

    HUGE PRICE REDUCTION Ready to Sell. Beautifully remodeled 4 bed 2 bath home right in the heart of the city. Located close to downtown and all that our lovely city has to offer. With Montgall Park right across the street. We have secured a 4 Unit Voucher Tenant paying $1,930 Net Rent, Tenant Pays Utilities. Anticipated Lease Commencement is December 1st, 2024. Excellent Investment Property with stable income and high return. All information is deemed to be accurate but needs to be verified by Buyer and Buyer's Agent.

21. 2024-11-11
    price $165,000

    Show marketing remark (521 chars)

    HUGE PRICE REDUCTION Ready to Sell. Beautifully remodeled 4 bed 2 bath home right in the heart of the city. Located close to downtown and all that our lovely city has to offer. With Montgall Park right across the street. We have secured a 4 Unit Voucher Tenant paying $1,930 Net Rent, Tenant Pays Utilities. Anticipated Lease Commencement is December 1st, 2024. Excellent Investment Property with stable income and high return. All information is deemed to be accurate but needs to be verified by Buyer and Buyer's Agent.

22. 2024-09-10
    price $177,000

    Show marketing remark (521 chars)

    HUGE PRICE REDUCTION Ready to Sell. Beautifully remodeled 4 bed 2 bath home right in the heart of the city. Located close to downtown and all that our lovely city has to offer. With Montgall Park right across the street. We have secured a 4 Unit Voucher Tenant paying $1,930 Net Rent, Tenant Pays Utilities. Anticipated Lease Commencement is December 1st, 2024. Excellent Investment Property with stable income and high return. All information is deemed to be accurate but needs to be verified by Buyer and Buyer's Agent.

23. 2024-08-28
    listed $184,900 Active

    Show marketing remark (521 chars)

    HUGE PRICE REDUCTION Ready to Sell. Beautifully remodeled 4 bed 2 bath home right in the heart of the city. Located close to downtown and all that our lovely city has to offer. With Montgall Park right across the street. We have secured a 4 Unit Voucher Tenant paying $1,930 Net Rent, Tenant Pays Utilities. Anticipated Lease Commencement is December 1st, 2024. Excellent Investment Property with stable income and high return. All information is deemed to be accurate but needs to be verified by Buyer and Buyer's Agent.

24. 2024-01-19
    soldstatus
25. 2024-01-17
    soldstatus Closed
26. 2023-12-14
    status Pending
27. 2023-10-13
    price $95,000
28. 2023-10-09
    status Active
29. 2023-09-22
    status Pending
30. 2023-09-01
    listed $100,000 Active

ⓘ 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: $653 · $54/mo
• Projected year-2 tax: $1,698 · $141/mo
• Expected delta: +$1,044/yr (+$87/mo · 159.8%)

ⓘ 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: $18,723
• − Mortgage interest: −$9,803
• − Property taxes: −$653
• − Insurance: −$875
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − Depreciation: −$5,091
• Taxable loss: −$694
• Est. tax savings @ 24.0%: +$167
• After-tax cash flow: $2,417/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): 17,668
• Household income: $33,111
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 1943.0

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 0.65)
• Race & ethnicity: Black 42% Hispanic / Latino 40% Two or more races 13% White 12% Native American 1%
• Hispanic origin (detail): Mexican 28%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 29%

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: ▼ -7.88%
• Current HPI: 289.2468
• Rent YoY: ▲ 0.94%
• 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

+75.0% since first listed

18 events — show timeline

• 2026-05-29 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-05-08 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-30 Listed $175,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-02 Listed $178,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-26 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2025-01-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-12-10 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-11-11 Price Changed $165,000 Heartland MLS as Distributed by MLS Grid
• 2024-09-10 Price Changed $177,000 Heartland MLS as Distributed by MLS Grid
• 2024-08-28 Listed $184,900 Heartland MLS as Distributed by MLS Grid
• 2024-01-19 Sold (Public Records) — Public Records
• 2024-01-17 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-12-14 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-10-13 Price Changed $95,000 Heartland MLS as Distributed by MLS Grid
• 2023-10-09 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-09-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-09-01 Listed $100,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.6%/yr

Latest (2025): $653 · -46.1% YoY. Source: county tax records.