5938 Kensington Ave · Kansas City, MO 64130

$70,000

1 bd · 1.0 ba · 624 sqft · SingleFamily public records · 378 Days on market

Built 1954 Good condition 4,202 sqft lot $112/sqft · 27% below area Est $96k · 27% under ↓ 20% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +3.6/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 5938 Kensington Ave in Kansas City, MO—a charming opportunity packed with potential! This home offers a great layout with comfortable living spaces, making it ideal for both homeowners and investors alike. Enjoy a spacious lot with room to relax, entertain, or expand. Conveniently located with easy access to major highways, shopping, dining, and schools, this property combines neighborhood charm with everyday convenience. Whether you're looking to add your personal touch or expand your investment portfolio, this is one you won’t want to miss!

Key facts

• Updated
• Vinyl siding
• Lvt throughout

Tags

• CORNER LOT
• PRIVATE FENCE YARD
• FRONT AND BACK PORCHES
• LVT THROUGHOUT
• VINYL SIDING
• UPDATED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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: 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.
• Zoned schools: B. Banneker Elementary (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 390 students, 99% FRL); Central Middle School (math 0% / reading 9%, grade F, #388 of 391 statewide, top 99%, 428 students, 99% FRL); Central High School (math 2% / reading 17%, grade F, #507 of 521 statewide, top 98%, 535 students, 99% FRL) — zoned schools average 99% FRL vs 75% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.4%/yr); 251 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 57d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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).
• This rent runs 30% 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 378 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 378 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 1954 — 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: 1.52% ✓
• Cap rate: 13.39%
• Cash-on-cash: 25.35%
• DSCR: 2.13
• GRM: 5.5

CMA / ARV

• ARV (median comp): $95,725
• List price: $70,000
• Delta: -26.87%
• 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
4048 E 68th Ter	1.04mi	2/1.0 (+1)	632 (+1%)	12mo	$159,000	$252	48
6118 Agnes Ave	0.86mi	2/1.0 (+1)	660 (+6%)	12mo	$45,000	$68	40
5436 College Ave	0.94mi	2/1.0 (+1)	744 (+19%)	1mo	$95,000	$128	34
6149 Agnes Ave	0.85mi	2/1.0 (+1)	720 (+15%)	3mo	$80,100	$111	33
5525 Hardesty Ave	0.92mi	2/1.0 (+1)	720 (+15%)	5mo	$100,000	$139	31
5424 College Ave	0.95mi	2/1.0 (+1)	744 (+19%)	5mo	$70,000	$94	31
2907 E 61st St	0.88mi	2/1.0 (+1)	744 (+19%)	8mo	$67,500	$91	28
6115 S Benton Ave	0.90mi	2/1.0 (+1)	704 (+13%)	15mo	$129,900	$185	26
5416 College Ave	0.96mi	2/1.0 (+1)	744 (+19%)	12mo	$109,900	$148	25
5420 College Ave	0.96mi	2/1.0 (+1)	744 (+19%)	12mo	$105,500	$142	25
3313 E 55th St	0.86mi	2/1.0 (+1)	704 (+13%)	19mo	$49,900	$71	23
6733 Askew Ave	1.04mi	2/1.0 (+1)	731 (+17%)	19mo	$75,000	$103	19

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: 20.4%
• Equity multiple: 1.84×
• Total profit: $16,554
• Equity at exit: $10,437

10-year hold

• IRR: 29.5%
• Equity multiple: 3.80×
• Total profit: $54,808
• Equity at exit: $6,052

Cash invested: $19,600 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 4 under contract
• Months of supply: 3.6 mo (28%/mo absorbed)
• Median asking: $90,000 ($135/sqft)
• Median days on market: 3 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +13.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 64130

• Home prices YoY: -21.5%
• Rents YoY: 4.4%
• Active inventory: 251
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,064 high
• Mortgage (P&I): −$367
• Tax from tax record: −$30 /mo · $358/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $414

Break-even live

Break-even rent $539

Max offer price $70,000

Occupancy floor 56%

Sensitivity live

Price	-10% $454	-5% $434	+0% $414	+5% $394	+10% $374
Rent	-10% $330	-5% $372	+0% $414	+5% $456	+10% $498
Rate	-1.0pp $449	-0.5pp $432	base $414	+0.5pp $396	+1.0pp $378

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: $17,500
• Closing costs: $2,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3601 E Meyer Blvd Kansas City, MO	1.0	1.0	560	$900	$1.61	25d	1	0.88mi
3601 E Meyer Blvd Kansas City, MO	1.0	1.0	560	$900	$1.61	93d	1	0.88mi
2512 E 59th St Kansas City, MO	2.0	1.0	750	$1,150	$1.53	93d	1	1.10mi
3315 E 52nd St Kansas City, MO	2.0	1.0	662	$1,125	$1.70	73d	1	1.13mi
3315 E 52nd St Kansas City, MO	2.0	1.0	662	$1,100	$1.66	41d	1	1.13mi
3949 Doctor Martin Luther King Junior Blvd Kansas City, MO	1.0–2.0	1.0–2.0	890	$1,254	$1.41	11d	6	1.22mi
5910 Park Ave Kansas City, MO	2.0	1.0	675	$950	$1.41	11d	1	1.26mi
2205 E 59th St Kansas City, MO	2.0	1.0	724	$1,025	$1.42	65d	1	1.30mi
5713 Brooklyn Ave Kansas City, MO	2.0	1.0	600	$1,200	$2.00	56d	1	1.34mi
3017 E 51st St Kansas City, MO	2.0	1.0	621	$1,223	$1.97	27d	1	1.34mi
5702 Euclid Ave Kansas City, MO	2.0	1.0	683	$1,000	$1.46	93d	1	1.49mi

Listing history 50 events

1. 2026-08-08
   days on market $70,000 Active 378 DOM
2. 2026-08-07
   days on market $70,000 Active 377 DOM
3. 2026-08-06
   days on market $70,000 Active 376 DOM
4. 2026-08-05
   days on market $70,000 Active 375 DOM
5. 2026-08-04
   days on market $70,000 Active 374 DOM
6. 2026-08-03
   days on market $70,000 Active 373 DOM
7. 2026-07-31
   days on market $70,000 Active 370 DOM
8. 2026-07-30
   days on market $70,000 Active 368 DOM
9. 2026-07-28
   days on market $70,000 Active 367 DOM
10. 2026-07-26
    days on market $70,000 Active 365 DOM
11. 2026-07-24
    days on market $70,000 Active 363 DOM
12. 2026-07-23
    days on market $70,000 Active 362 DOM
13. 2026-07-22
    days on market $70,000 Active 361 DOM
14. 2026-07-21
    days on market $70,000 Active 360 DOM
15. 2026-07-20
    days on market $70,000 Active 359 DOM
16. 2026-07-18
    days on market $70,000 Active 357 DOM
17. 2026-07-18
    days on market $70,000 Active 356 DOM
18. 2026-07-16
    days on market $70,000 Active 355 DOM
19. 2026-07-15
    days on market $70,000 Active 354 DOM
20. 2026-07-14
    days on market $70,000 Active 353 DOM
21. 2026-07-13
    days on market $70,000 Active 352 DOM
22. 2026-07-13
    days on market $70,000 Active 351 DOM
23. 2026-07-11
    days on market $70,000 Active 350 DOM
24. 2026-07-10
    days on market $70,000 Active 349 DOM
25. 2026-07-09
    days on market $70,000 Active 348 DOM
26. 2026-07-07
    price $70,000 Active 346 DOM
27. 2026-07-07
    days on market $80,000 Active 346 DOM
28. 2026-07-06
    days on market $80,000 Active 345 DOM
29. 2026-07-05
    days on market $80,000 Active 344 DOM
30. 2026-07-03
    days on market $80,000 Active 342 DOM
31. 2026-07-02
    days on market $80,000 Active 341 DOM
32. 2026-07-01
    days on market $80,000 Active 340 DOM
33. 2026-06-30
    days on market $80,000 Active 339 DOM
34. 2026-06-29
    days on market $80,000 Active 338 DOM
35. 2026-06-28
    days on market $80,000 Active 337 DOM
36. 2026-06-27
    days on market $80,000 Active 336 DOM
37. 2026-06-27
    days on market $80,000 Active 335 DOM
38. 2026-06-25
    days on market $80,000 Active 333 DOM
39. 2026-06-22
    days on market $80,000 Active 331 DOM
40. 2026-06-21
    days on market $80,000 Active 330 DOM
41. 2026-06-18
    days on market $80,000 Active 327 DOM
42. 2026-06-17
    days on market $80,000 Active 326 DOM
43. 2026-06-16
    days on market $80,000 Active 325 DOM
44. 2026-06-15
    days on market $80,000 Active 324 DOM
45. 2026-06-13
    days on market $80,000 Active 322 DOM
46. 2026-06-09
    days on market $80,000 Active 318 DOM
47. 2026-06-08
    days on market $80,000 Active 317 DOM
48. 2026-06-07
    days on market $80,000 Active 316 DOM
49. 2026-06-05
    days on market $80,000 Active 313 DOM
50. 2026-06-03
    days on market $80,000 Active 312 DOM

ⓘ 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: $358 · $30/mo
• Projected year-2 tax: $679 · $57/mo
• Expected delta: +$321/yr (+$27/mo · 89.5%)

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

Taxation est. · year 1

• Rental income: $12,763
• − Mortgage interest: −$3,921
• − Property taxes: −$358
• − Insurance: −$350
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$2,036
• Taxable income: $4,055
• Est. tax owed @ 24.0%: −$973
• After-tax cash flow: $3,996/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $3,120–$9,360 screening

This single-family home in Kansas City, MO is in good condition with a good layout and potential for cosmetic updates to enhance its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Resale Updating the kitchen backsplash — A fresh backsplash can modernize the kitchen and make it more appealing to potential buyers. ↑
• Both Upgrading the flooring — New flooring can improve the overall look and feel of the home, making it more attractive to both buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 6/100

Zoned Schools

Elementary B. Banneker Elementary F MO #1,072/1,115 Nat'l #40,579/41,679 Middle Central Middle School F MO #388/391 Nat'l #13,904/14,009 High Southeast High School F MO #512/521 Nat'l #16,721/17,239

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

B Composite livability gradescore 78/100

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 · 719,589 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: 11% of renters

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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%

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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%

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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

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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

-20.0% since first listed

6 events — show timeline

• 2026-01-30 Price Changed $80,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-18 Price Changed $90,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-16 Price Changed $95,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-26 Listed $100,000 Heartland MLS as Distributed by MLS Grid
• 2025-04-21 Sold (Public Records) — Public Records
• 1984-10-01 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $358 · -4.5% YoY. Source: county tax records.