6638 Wabash Ave · Kansas City, MO 64132

$68,000

2 bd · 1.0 ba · 812 sqft · SingleFamily public records · 33 Days on market

Built 1922 8,259 sqft lot Est $97k · 30% under

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Why this score? — see what drove the A 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
• Appreciation +10.0/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Excellent location, close to Research Medical Center. Corner lot. Brick home with hardwood floors and small bonus room on the second floor. Flat lot with fence. Home needs a total rehab. Great potential for an investor, contractor or handyman. Back on the market - Buyer's loan was not approved for this project. Please note that this will need to be a cash sale or sale with a hard money lender.

Key facts

• Attic space
• Basement
• Oversized lot

Tags

• HARDWOOD FLOORS
• BASEMENT
• ATTIC SPACE
• POWER SERVICE UPGRADE
• OVERSIZED LOT

Property features AI

Finance

• Other: Living area approximately 812 (per public records)
• HOA & community: No association fees; No community maintenance provided

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch floor plan; One-story
• Construction: Frame construction; Composition roof; Built over 100 years ago
• Exterior features: Corner lot; Not in a flood plain

Interior

• Kitchen: Main-level kitchen
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Wood flooring; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $66k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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 (+3.0%/yr); 94 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 32% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($470 loan paydown + $7k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $21k (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 $65,960 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.79% ✓
• Cap rate: 15.34%
• Cash-on-cash: 32.30%
• DSCR: 2.44
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $96,628
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2230 E 67th Ter	0.11mi	2/1.0	897 (+10%)	1mo	$99,900	$111	77
6815 S Benton Ave	0.33mi	2/1.0	832 (+2%)	4mo	$99,000	$119	77
2407 E 69th Ter	0.34mi	2/1.0	875 (+8%)	2mo	$105,000	$120	70
7103 Agnes Ave	0.64mi	2/1.0	854 (+5%)	0mo	$65,000	$76	62
7040 Agnes Ave	0.58mi	3/1.0 (+1)	840 (+3%)	1mo	$99,900	$119	61
6656 Bales Ave	0.63mi	2/1.0	780 (-4%)	5mo	$79,000	$101	60
2230 E Gregory Blvd	0.50mi	2/1.0	875 (+8%)	8mo	$119,900	$137	57
6926 College Ave	0.61mi	3/1.0 (+1)	861 (+6%)	6mo	$72,900	$85	51
7212 Park Ave	0.69mi	2/1.0	762 (-6%)	8mo	$169,900	$223	50
2209 E 72nd St	0.66mi	3/1.0 (+1)	771 (-5%)	9mo	$120,000	$156	48
6149 Agnes Ave	0.70mi	2/1.0	720 (-11%)	1mo	$80,100	$111	48
7233 Park Ave	0.72mi	3/1.0 (+1)	910 (+12%)	4mo	$170,000	$187	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.98% rent growth · sell at horizon

5-year hold

• IRR: 48.9%
• Equity multiple: 4.66×
• Total profit: $69,662
• Equity at exit: $61,260

10-year hold

• IRR: 42.7%
• Equity multiple: 10.42×
• Total profit: $179,434
• Equity at exit: $132,109

Cash invested: $19,040 (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 64132

• Home prices YoY: 23.6%
• Rents YoY: 3.0%
• Active inventory: 94
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,220 high
• Mortgage (P&I): −$357
• Tax from tax record: −$66 /mo · $797/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $513

Break-even live

Break-even rent $571

Max offer price $68,000

Occupancy floor 53%

Sensitivity live

Price	-10% $551	-5% $532	+0% $513	+5% $493	+10% $474
Rent	-10% $416	-5% $464	+0% $513	+5% $561	+10% $609
Rate	-1.0pp $547	-0.5pp $530	base $513	+0.5pp $495	+1.0pp $477

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2430 E 67th Ter Kansas City, MO	3.0	2.0	960	$1,195	$1.24	44d	1	0.04mi
2421 E 67th Ter Kansas City, MO	2.0	1.0	816	$1,125	$1.38	17d	1	0.06mi
2120 E 68th Ter Kansas City, MO	2.0	1.0	930	$1,200	$1.29	24d	1	0.23mi
6921 Prospect Ave Unit C Kansas City, MO	1.0	1.0	538	$850	$1.58	5d	1	0.30mi
1831 E 68th St Kansas City, MO	3.0	1.0	1043	$1,250	$1.20	17d	1	0.35mi
1805 E 67th St Kansas City, MO	2.0	1.0	1064	$1,200	$1.13	17d	1	0.40mi
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	13d	1	0.40mi
6703 Walrond Ave Kansas City, MO	2.0	1.0	912	$1,200	$1.32	3d	1	0.46mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	15d	1	0.49mi
7036 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	810	$1,200	$1.48	3d	1	0.59mi
1435 E 66th Ter Kansas City, MO	3.0	1.0	988	$1,340	$1.36	13d	1	0.59mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,645	$1.50	24d	1	0.66mi
6653 Lydia Ave Kansas City, MO	3.0	1.0	962	$1,500	$1.56	17d	1	0.66mi
6404 The Paseo Kansas City, MO	1.0–2.0	1.0–2.0	942	$1,600	$1.70	3d	6	0.70mi
3601 E Meyer Blvd Kansas City, MO	1.0	1.0	560	$900	$1.61	44d	1	0.74mi
7115 Bales Ave Kansas City, MO	3.0	1.0	865	$1,350	$1.56	17d	1	0.84mi
6817 Cleveland Ave Kansas City, MO	2.0	1.0	779	$1,100	$1.41	44d	1	0.86mi
7127 Bales Ave Kansas City, MO	3.0	1.0	900	$1,350	$1.50	24d	1	0.86mi
7317 Agnes Ave Kansas City, MO	2.0	1.0	767	$895	$1.17	24d	1	0.86mi
1702 Bushman Dr Kansas City, MO	1.0–2.0	1.0–2.0	895	$1,065	$1.19	44d	1	0.87mi
7411 Montgall Ave Kansas City, MO	3.0	1.0	840	$1,200	$1.43	44d	1	0.91mi
7427 Arleta Blvd Kansas City, MO	2.0	1.0	805	$1,150	$1.43	44d	1	0.94mi
7412 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	780	$1,200	$1.54	3d	1	0.97mi
2205 E 59th St Kansas City, MO	2.0	1.0	724	$1,025	$1.42	17d	1	0.99mi
6029 Indiana Ave Kansas City, MO	2.0	1.0	832	$1,150	$1.38	44d	1	0.99mi
2512 E 59th St Kansas City, MO	2.0	1.0	750	$1,150	$1.53	44d	1	1.00mi
3604 E 61st St Unit 3604 Kansas City, MO	3.0	1.0	875	$1,300	$1.49	44d	1	1.04mi
6551 Rockhill Rd Kansas City, MO	1.0–2.0	1.0–2.0	912	$2,128	$2.33	2d	10	1.05mi
3106 E 75th St Kansas City, MO	3.0	1.5	985	$1,225	$1.24	22d	1	1.06mi
6518 Rockhill Rd Kansas City, MO	2.0	1.0	900	$2,090	$2.32	44d	1	1.08mi
6512 Rockhill Rd Kansas City, MO	2.0	1.0	900	$1,990	$2.21	2d	1	1.08mi
7426 Indiana Ave Kansas City, MO	3.0	1.0	1100	$1,400	$1.27	44d	1	1.09mi
6014 Virginia Ave Kansas City, MO	2.0	1.0	1072	$1,111	$1.04	8d	1	1.12mi
6901 Jackson Ave Unit 6903 Kansas City, MO	3.0	1.0	1000	$1,200	$1.20	22d	1	1.12mi
6024 Tracy Ave Kansas City, MO	3.0	1.0	1000	$1,250	$1.25	17d	1	1.14mi
7560 Prospect Ave Unit G Kansas City, MO	1.0	1.0	900	$925	$1.03	5d	1	1.15mi
7560 Prospect Ave Unit F Kansas City, MO	1.0	1.0	900	$925	$1.03	44d	1	1.15mi
2100 E 58th St Kansas City, MO	2.0	1.0	1030	$1,500	$1.46	44d	1	1.16mi
5730 Garfield Ave Kansas City, MO	3.0	1.0	866	$1,195	$1.38	17d	1	1.18mi
5713 Brooklyn Ave Kansas City, MO	2.0	1.0	600	$1,200	$2.00	8d	1	1.20mi

Listing history 24 events

1. 2026-06-21
   pricedays on market $68,000 Active 33 DOM
2. 2026-06-18
   days on market $78,888 Active 30 DOM
3. 2026-06-17
   days on market $78,888 Active 29 DOM
4. 2026-06-16
   days on market $78,888 Active 28 DOM
5. 2026-06-15
   days on market $78,888 Active 27 DOM
6. 2026-06-13
   days on market $78,888 Active 25 DOM
7. 2026-06-09
   days on market $78,888 Active 21 DOM
8. 2026-06-08
   days on market $78,888 Active 20 DOM
9. 2026-06-07
   days on market $78,888 Active 19 DOM
10. 2026-06-05
    pricedays on market $78,888 Active 16 DOM
11. 2026-06-03
    days on market $88,888 Active 15 DOM
12. 2026-06-02
    days on market $88,888 Active 14 DOM
13. 2026-06-01
    days on market $88,888 Active 13 DOM
14. 2026-05-31
    days on market $88,888 Active 12 DOM
15. 2026-05-19
    listed $88,888 Active
16. 2021-05-25
    soldstatus
17. 2021-05-10
    soldstatus Closed 396-char remark

    Show marketing remark (396 chars)

    Excellent location, close to Research Medical Center. Corner lot. Brick home with hardwood floors and small bonus room on the second floor. Flat lot with fence. Home needs a total rehab. Great potential for an investor, contractor or handyman. Back on the market - Buyer's loan was not approved for this project. Please note that this will need to be a cash sale or sale with a hard money lender.

18. 2021-04-28
    status Pending 396-char remark

    Show marketing remark (396 chars)

    Excellent location, close to Research Medical Center. Corner lot. Brick home with hardwood floors and small bonus room on the second floor. Flat lot with fence. Home needs a total rehab. Great potential for an investor, contractor or handyman. Back on the market - Buyer's loan was not approved for this project. Please note that this will need to be a cash sale or sale with a hard money lender.

19. 2021-04-08
    historical Active Under Contract 396-char remark

    Show marketing remark (396 chars)

    Excellent location, close to Research Medical Center. Corner lot. Brick home with hardwood floors and small bonus room on the second floor. Flat lot with fence. Home needs a total rehab. Great potential for an investor, contractor or handyman. Back on the market - Buyer's loan was not approved for this project. Please note that this will need to be a cash sale or sale with a hard money lender.

20. 2021-04-07
    status Active 396-char remark

    Show marketing remark (396 chars)

    Excellent location, close to Research Medical Center. Corner lot. Brick home with hardwood floors and small bonus room on the second floor. Flat lot with fence. Home needs a total rehab. Great potential for an investor, contractor or handyman. Back on the market - Buyer's loan was not approved for this project. Please note that this will need to be a cash sale or sale with a hard money lender.

21. 2021-04-05
    historical Active Under Contract 396-char remark

    Show marketing remark (396 chars)

    Excellent location, close to Research Medical Center. Corner lot. Brick home with hardwood floors and small bonus room on the second floor. Flat lot with fence. Home needs a total rehab. Great potential for an investor, contractor or handyman. Back on the market - Buyer's loan was not approved for this project. Please note that this will need to be a cash sale or sale with a hard money lender.

22. 2021-04-01
    listed $55,000 Active 396-char remark

    Show marketing remark (396 chars)

    Excellent location, close to Research Medical Center. Corner lot. Brick home with hardwood floors and small bonus room on the second floor. Flat lot with fence. Home needs a total rehab. Great potential for an investor, contractor or handyman. Back on the market - Buyer's loan was not approved for this project. Please note that this will need to be a cash sale or sale with a hard money lender.

23. 2021-03-05
    soldstatus
24. 1991-10-15
    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: $797 · $66/mo
• Projected year-2 tax: $797 · $66/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,641
• − Mortgage interest: −$3,809
• − Property taxes: −$797
• − Insurance: −$340
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$1,978
• Taxable income: $5,375
• Est. tax owed @ 24.0%: −$1,290
• After-tax cash flow: $4,861/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): 12,084
• Household income: $45,622
• Rent vs Own: 51.2% rent · 48.8% own
• Severe rent burden: 679.0

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 (66%)
• Race & ethnicity: Black 66% White 16% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 2% Scotch-Irish 1% Romanian 1%
• Foreign-born: 6% · Canada, Jamaica
• 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: ▲ 79.13%
• Current HPI: 414.4305
• Rent YoY: ▲ 2.98%
• 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

+61.6% since first listed

10 events — show timeline

• 2026-05-19 Listed $88,888 Heartland MLS as Distributed by MLS Grid
• 2021-05-25 Sold (Public Records) — Public Records
• 2021-05-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-04-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-04-08 Contingent — Heartland MLS as Distributed by MLS Grid
• 2021-04-07 Relisted — Heartland MLS as Distributed by MLS Grid
• 2021-04-05 Contingent — Heartland MLS as Distributed by MLS Grid
• 2021-04-01 Listed $55,000 Heartland MLS as Distributed by MLS Grid
• 2021-03-05 Sold (Public Records) — Public Records
• 1991-10-15 Sold (Public Records) — Public Records

Property tax history

+11.8%/yr

Latest (2025): $797 · +15.7% YoY. Source: county tax records.