5938 Kensington Ave · Kansas City, MO 64130

$80,000

1 bd · 1.0 ba · 624 sqft · SingleFamily public records · 330 Days on market

Built 1954 4,202 sqft lot $128/sqft · 17% below area Est $97k · 17% 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

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 $80k.

Deal economics

• At list price, monthly cash flow is $375 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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); 185 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 31% 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 $553 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 330 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 330 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: 1.36% ✓
• Cap rate: 11.92%
• Cash-on-cash: 20.09%
• DSCR: 1.89
• GRM: 6.1

CMA / ARV

• ARV (median comp): $96,810
• List price: $80,000
• Delta: -17.36%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.42% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 1.56×
• Total profit: $12,469
• Equity at exit: $11,928

10-year hold

• IRR: 23.5%
• Equity multiple: 3.15×
• Total profit: $48,151
• Equity at exit: $6,917

Cash invested: $22,400 (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: 185
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,086 high
• Mortgage (P&I): −$420
• Tax from tax record: −$30 /mo · $358/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $375

Break-even live

Break-even rent $611

Max offer price $80,000

Occupancy floor 60%

Sensitivity live

Price	-10% $420	-5% $398	+0% $375	+5% $352	+10% $330
Rent	-10% $289	-5% $332	+0% $375	+5% $418	+10% $461
Rate	-1.0pp $415	-0.5pp $395	base $375	+0.5pp $354	+1.0pp $333

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	45d	1	0.88mi
2512 E 59th St Kansas City, MO	2.0	1.0	750	$1,150	$1.53	45d	1	1.10mi
3315 E 52nd St Kansas City, MO	2.0	1.0	662	$1,125	$1.70	25d	1	1.13mi
2205 E 59th St Kansas City, MO	2.0	1.0	724	$1,025	$1.42	18d	1	1.30mi
5713 Brooklyn Ave Kansas City, MO	2.0	1.0	600	$1,200	$2.00	9d	1	1.34mi
3017 E 51st St Kansas City, MO	2.0	1.0	621	$1,303	$2.10	9d	1	1.34mi
5702 Euclid Ave Kansas City, MO	2.0	1.0	683	$1,000	$1.46	45d	1	1.49mi

Listing history 20 events

1. 2026-06-21
   days on market $80,000 Active 330 DOM
2. 2026-06-18
   days on market $80,000 Active 327 DOM
3. 2026-06-17
   days on market $80,000 Active 326 DOM
4. 2026-06-16
   days on market $80,000 Active 325 DOM
5. 2026-06-15
   days on market $80,000 Active 324 DOM
6. 2026-06-13
   days on market $80,000 Active 322 DOM
7. 2026-06-09
   days on market $80,000 Active 318 DOM
8. 2026-06-08
   days on market $80,000 Active 317 DOM
9. 2026-06-07
   days on market $80,000 Active 316 DOM
10. 2026-06-05
    days on market $80,000 Active 313 DOM
11. 2026-06-03
    days on market $80,000 Active 312 DOM
12. 2026-06-02
    days on market $80,000 Active 311 DOM
13. 2026-06-01
    days on market $80,000 Active 310 DOM
14. 2026-05-31
    days on market $80,000 Active 309 DOM
15. 2026-01-30
    price $80,000 571-char remark

    Show marketing remark (571 chars)

    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!

16. 2025-11-18
    price $90,000 571-char remark

    Show marketing remark (571 chars)

    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!

17. 2025-09-16
    price $95,000 571-char remark

    Show marketing remark (571 chars)

    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!

18. 2025-07-26
    listed $100,000 Active 571-char remark

    Show marketing remark (571 chars)

    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!

19. 2025-04-21
    soldstatus
20. 1984-10-01
    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: $358 · $30/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$418/yr (+$35/mo · 116.6%)

ⓘ 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: $13,029
• − Mortgage interest: −$4,481
• − Property taxes: −$358
• − Insurance: −$400
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$2,327
• Taxable income: $3,378
• Est. tax owed @ 24.0%: −$811
• After-tax cash flow: $3,690/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

-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.