4526 Park Ave · Kansas City, MO 64130

$115,000

3 bd · 1.0 ba · 836 sqft · SingleFamily public records · 494 Days on market

Built 1922 5,533 sqft lot $138/sqft · 60% above area ↓ 36% since listing

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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 +28.0/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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

REDUCED for Quick end of year Sale. ! Updated ranch with basement. New roof, furnace and central air, water heather and vinyl windows. There are 2 new decks in front and back of the home. Spacious living room has lots of natural light. Come see this 2 bedroom and 1 bathroom home on the same level. Enjoy inviting front porch and deck where you can relax and enjoy life. Easy access to highway.

Key facts

• Front porch
• Natural light
• Deck

Tags

• FRONT PORCH
• DECK
• NATURAL LIGHT
• EASY ACCESS TO HIGHWAY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 494 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $35k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 494 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 1922 — 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: 1.15% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.28%
• DSCR: 1.59
• GRM: 7.3

CMA / ARV

• ARV (median comp): $72,041
• List price: $115,000
• Delta: 59.63%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4428 Garfield Ave	0.17mi	3/1.0	800 (-4%)	10mo	$75,000	$94	77
4909 S Benton Ave	0.61mi	2/1.0 (-1)	821 (-2%)	5mo	$75,000	$91	59
1406 E 45th St	0.52mi	3/1.0	928 (+11%)	0mo	$129,000	$139	57
4824 Agnes Ave	0.60mi	2/1.0 (-1)	792 (-5%)	4mo	$79,000	$100	54
4144 Flora Ave	0.68mi	2/1.0 (-1)	851 (+2%)	9mo	$109,000	$128	53
4308 Paseo Blvd	0.64mi	2/1.0 (-1)	815 (-2%)	10mo	$100,000	$123	53
2010 E 48th Ter	0.39mi	2/1.0 (-1)	759 (-9%)	12mo	$134,000	$177	52
2303 E 41st St E	0.56mi	2/1.0 (-1)	918 (+10%)	4mo	$80,000	$87	50
4314 Paseo Blvd	0.63mi	3/2.0	908 (+9%)	7mo	$109,500	$121	47
4139 Flora Ave	0.67mi	2/1.0 (-1)	894 (+7%)	8mo	$79,900	$89	46
1508 E 49th Ter	0.65mi	2/1.0 (-1)	916 (+10%)	4mo	$90,000	$98	45
1537 E 50th St	0.68mi	2/1.0 (-1)	910 (+9%)	7mo	$110,000	$121	43

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: $5,922
• Equity at exit: $17,147

10-year hold

• IRR: 15.3%
• Equity multiple: 2.31×
• Total profit: $42,275
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,322 high
• Mortgage (P&I): −$603
• Tax from tax record: −$37 /mo · $443/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $356

Break-even live

Break-even rent $871

Max offer price $115,000

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4534 S Benton Ave Kansas City, MO	2.0	1.0	912	$1,045	$1.15	16d	1	0.37mi
4401 Wayne Ave Kansas City, MO	2.0	1.5	955	$1,300	$1.36	23d	1	0.44mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	16d	1	0.48mi
1500 E 46th St Kansas City, MO	1.0–3.0	1.0	803	$1,275	$1.59	43d	1	0.48mi
4930 Park Ave Kansas City, MO	3.0	1.0	900	$1,300	$1.44	16d	1	0.53mi
2305 E 41st St Kansas City, MO	2.0	1.0	750	$1,000	$1.33	7d	1	0.54mi
4209 Flora Ave Kansas City, MO	2.0	1.0	778	$1,200	$1.54	16d	1	0.62mi
4911 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	17d	1	0.63mi
4917 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	23d	1	0.64mi
1214 Brush Creek Blvd Unit 03 Kansas City, MO	2.0	1.0	950	$1,050	$1.11	17d	1	0.69mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	16d	1	0.71mi
5013 S Benton Ave Kansas City, MO	3.0	1.0	978	$1,225	$1.25	23d	1	0.73mi
5114 Brooklyn Ave Kansas City, MO	3.0	1.5	1116	$1,300	$1.16	7d	1	0.74mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	23d	1	0.76mi
3841 Olive St Kansas City, MO	2.0	1.0	792	$985	$1.24	14d	1	0.83mi
4925 Tracy Ave Unit 1 Kansas City, MO	2.0	1.0	1000	$1,400	$1.40	43d	1	0.83mi
3017 E 51st St Kansas City, MO	2.0	1.0	621	$1,303	$2.10	7d	1	0.87mi
4119 Forest Ave Kansas City, MO	2.0	1.0	950	$1,400	$1.47	12d	1	0.87mi
4154 Harrison St Kansas City, MO	2.0	1.0	1100	$1,395	$1.27	43d	1	0.98mi
820 E 43rd St Kansas City, MO	2.0	1.0	900	$985	$1.09	17d	1	0.98mi
4216 Cleveland Ave Kansas City, MO	2.0	1.0	780	$1,125	$1.44	16d	1	1.01mi
4005 Bales Ave Kansas City, MO	2.0	1.0	792	$1,050	$1.33	43d	1	1.02mi
4023 Harrison St Unit 40232-S Kansas City, MO	2.0	1.0	850	$1,250	$1.47	23d	1	1.05mi
4023 Harrison St Unit 4021-2N Kansas City, MO	2.0	1.0	850	$1,295	$1.52	23d	1	1.05mi
3710 Wabash Ave Unit 2S Kansas City, MO	2.0	1.0	875	$850	$0.97	23d	1	1.06mi
3315 E 52nd St Kansas City, MO	2.0	1.0	662	$1,125	$1.70	23d	1	1.09mi
5332 Highland Ave Kansas City, MO	3.0	1.0	1022	$1,350	$1.32	7d	1	1.09mi
5410 Euclid Ave Kansas City, MO	3.0	2.0	1119	$1,395	$1.25	43d	1	1.12mi
4013 Charlotte St Unit 1N Kansas City, MO	2.0	1.0	900	$1,200	$1.33	23d	1	1.16mi
607 E 42nd St Kansas City, MO	1.0–2.0	1.0	625	$1,150	$1.84	4d	3	1.16mi
4201 Kenwood Ave Kansas City, MO	2.0	1.0	750	$919	$1.23	21d	2	1.17mi
918 E 39th St Kansas City, MO	2.0	1.0	1050	$1,175	$1.12	43d	1	1.19mi
3609 Wayne Ave Kansas City, MO	3.0	1.5	1118	$1,900	$1.70	23d	1	1.21mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	43d	1	1.22mi
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	1.23mi
5529 Michigan Ave Kansas City, MO	2.0	1.0	847	$995	$1.17	43d	1	1.29mi
3933 Kenwood Ave Kansas City, MO	2.0	2.0	1050	$2,295	$2.19	4d	1	1.31mi
406 E 43rd St Unit 3E Kansas City, MO	2.0	1.0	1100	$1,675	$1.52	43d	1	1.33mi
3909 Kenwood Ave #1 Kansas City, MO	2.0	1.0	875	$1,295	$1.48	7d	1	1.34mi
4308 Oak St Kansas City, MO	2.0	1.0	531	$1,600	$3.01	3d	1	1.34mi

Listing history 36 events

1. 2026-06-17
   days on market $115,000 Active 494 DOM
2. 2026-06-16
   days on market $115,000 Active 493 DOM
3. 2026-06-15
   days on market $115,000 Active 492 DOM
4. 2026-06-13
   days on market $115,000 Active 490 DOM
5. 2026-06-09
   days on market $115,000 Active 486 DOM
6. 2026-06-08
   days on market $115,000 Active 485 DOM
7. 2026-06-07
   days on market $115,000 Active 484 DOM
8. 2026-06-05
   days on market $115,000 Active 481 DOM
9. 2026-06-03
   days on market $115,000 Active 480 DOM
10. 2026-06-02
    days on market $115,000 Active 479 DOM
11. 2026-06-01
    days on market $115,000 Active 478 DOM
12. 2026-05-31
    days on market $115,000 Active 477 DOM
13. 2025-11-13
    price $115,000 396-char remark

    Show marketing remark (396 chars)

    REDUCED for Quick end of year Sale. ! Updated ranch with basement. New roof, furnace and central air, water heather and vinyl windows. There are 2 new decks in front and back of the home. Spacious living room has lots of natural light. Come see this 2 bedroom and 1 bathroom home on the same level. Enjoy inviting front porch and deck where you can relax and enjoy life. Easy access to highway.

14. 2025-07-16
    price $129,900 396-char remark

    Show marketing remark (396 chars)

    REDUCED for Quick end of year Sale. ! Updated ranch with basement. New roof, furnace and central air, water heather and vinyl windows. There are 2 new decks in front and back of the home. Spacious living room has lots of natural light. Come see this 2 bedroom and 1 bathroom home on the same level. Enjoy inviting front porch and deck where you can relax and enjoy life. Easy access to highway.

15. 2025-03-25
    price $139,900 396-char remark

    Show marketing remark (396 chars)

    REDUCED for Quick end of year Sale. ! Updated ranch with basement. New roof, furnace and central air, water heather and vinyl windows. There are 2 new decks in front and back of the home. Spacious living room has lots of natural light. Come see this 2 bedroom and 1 bathroom home on the same level. Enjoy inviting front porch and deck where you can relax and enjoy life. Easy access to highway.

16. 2025-02-08
    listed $149,999 Active 396-char remark

    Show marketing remark (396 chars)

    REDUCED for Quick end of year Sale. ! Updated ranch with basement. New roof, furnace and central air, water heather and vinyl windows. There are 2 new decks in front and back of the home. Spacious living room has lots of natural light. Come see this 2 bedroom and 1 bathroom home on the same level. Enjoy inviting front porch and deck where you can relax and enjoy life. Easy access to highway.

17. 2024-12-12
    historical
18. 2024-10-29
    price $130,000
19. 2024-09-05
    status Active
20. 2024-08-17
    historical Active Under Contract
21. 2024-08-16
    status Active
22. 2024-08-14
    historical
23. 2024-07-18
    price $144,900
24. 2024-07-17
    listed $149,000 Active
25. 2024-07-11
    historical
26. 2024-06-16
    price $149,900
27. 2024-05-13
    price $156,500
28. 2024-03-22
    price $161,500
29. 2024-01-31
    price $165,000
30. 2024-01-24
    price $168,900
31. 2023-10-20
    price $169,900
32. 2023-09-29
    price $174,900
33. 2023-09-08
    listed $179,900 Active
34. 2023-07-31
    soldstatus
35. 2007-06-15
    soldstatus
36. 1986-11-17
    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: $443 · $37/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$673/yr (+$56/mo · 152.1%)

ⓘ 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 · 16 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: $15,860
• − Mortgage interest: −$6,442
• − Property taxes: −$443
• − Insurance: −$575
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$3,345
• Taxable income: $2,517
• Est. tax owed @ 24.0%: −$604
• After-tax cash flow: $3,671/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

-36.1% since first listed

24 events — show timeline

• 2025-11-13 Price Changed $115,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-16 Price Changed $129,900 Heartland MLS as Distributed by MLS Grid
• 2025-03-25 Price Changed $139,900 Heartland MLS as Distributed by MLS Grid
• 2025-02-08 Listed $149,999 Heartland MLS as Distributed by MLS Grid
• 2024-12-12 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-10-29 Price Changed $130,000 Heartland MLS as Distributed by MLS Grid
• 2024-09-05 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-08-17 Contingent — Heartland MLS as Distributed by MLS Grid
• 2024-08-16 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-08-14 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-07-18 Price Changed $144,900 Heartland MLS as Distributed by MLS Grid
• 2024-07-17 Listed $149,000 Heartland MLS as Distributed by MLS Grid
• 2024-07-11 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-06-16 Price Changed $149,900 Heartland MLS as Distributed by MLS Grid
• 2024-05-13 Price Changed $156,500 Heartland MLS as Distributed by MLS Grid
• 2024-03-22 Price Changed $161,500 Heartland MLS as Distributed by MLS Grid
• 2024-01-31 Price Changed $165,000 Heartland MLS as Distributed by MLS Grid
• 2024-01-24 Price Changed $168,900 Heartland MLS as Distributed by MLS Grid
• 2023-10-20 Price Changed $169,900 Heartland MLS as Distributed by MLS Grid
• 2023-09-29 Price Changed $174,900 Heartland MLS as Distributed by MLS Grid
• 2023-09-08 Listed $179,900 Heartland MLS as Distributed by MLS Grid
• 2023-07-31 Sold (Public Records) — Public Records
• 2007-06-15 Sold (Public Records) — Public Records
• 1986-11-17 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $443 · -42.2% YoY. Source: county tax records.