3915 Norton Ave · Kansas City, MO 64130

$98,000

2 bd · 1.0 ba · 1,058 sqft · SingleFamily public records · 25 Days on market

Built 1920 5,663 sqft lot Est $124k · 21% under

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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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +8.1/10.0
• 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

some info from county tax records room sizes approx sell cash as is subject to noteholder releasing 1st note and deed of trust for net proceeds one owner is a licensed real estate agent

Key facts

• Refreshed bathroom
• Full renovation
• Updated kitchen

Tags

• FULL RENOVATION
• HARDWOOD FLOORS
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• REFRESHED BATHROOM
• VALUE-ADD OPPORTUNITY

Property features AI

Finance

• Other: Maintenance not provided
• Financial info: $1,939 annual tax (reported)
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Stone and frame construction; Composition roof; About 1,450 above-grade living area
• Construction: Stone & frame construction; Composition roof
• Exterior features: Property not in a flood plain; Lot size approximately 5,663 square feet

Interior

• Bedrooms: Three bedrooms (two on the main level, one on the second level)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: 1.5-story floor plan; Basement with stone/rock construction

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $97k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: 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 17d 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 36% 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 $678 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago; this cycle's ask has dropped $7k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,530 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 1.31% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.91%
• DSCR: 1.57
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $123,786
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3920 Spruce Ave	0.10mi	2/1.0	968 (-8%)	4mo	$105,000	$108	78
4338 Indiana Ave	0.74mi	2/1.0	1,012 (-4%)	0mo	$150,000	$148	58
4132 Spruce Ave	0.32mi	3/1.0 (+1)	912 (-14%)	2mo	$99,995	$110	55
3536 College Ave	0.69mi	3/1.0 (+1)	1,086 (+3%)	6mo	$96,000	$88	53
4327 Mersington Ave	0.55mi	2/1.0	940 (-11%)	4mo	$50,000	$53	52
3711 Bellefontaine Ave	0.67mi	3/1.0 (+1)	1,007 (-5%)	5mo	$120,000	$119	52
4504 E 43rd St	0.51mi	2/1.0	907 (-14%)	2mo	$140,000	$154	51
3640 Cleveland Ave	0.38mi	2/2.0	900 (-15%)	4mo	$105,000	$117	50
5000 E 39th Ter	0.59mi	3/1.5 (+1)	1,154 (+9%)	2mo	$115,000	$100	49
5200 E 39th Ter	0.69mi	2/1.0	910 (-14%)	5mo	$140,000	$154	40
4511 Norton St	0.74mi	3/2.0 (+1)	1,164 (+10%)	1mo	$139,000	$119	39
4410 Myrtle Ave	0.63mi	3/1.0 (+1)	912 (-14%)	4mo	$80,000	$88	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 · 4.42% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.18×
• Total profit: $4,826
• Equity at exit: $14,612

10-year hold

• IRR: 15.3%
• Equity multiple: 2.33×
• Total profit: $36,433
• Equity at exit: $8,473

Cash invested: $27,440 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,281 high
• Mortgage (P&I): −$514
• Tax from tax record: −$162 /mo · $1,939/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $295

Break-even live

Break-even rent $907

Max offer price $98,000

Occupancy floor 72%

Sensitivity live

Price	-10% $351	-5% $323	+0% $295	+5% $268	+10% $240
Rent	-10% $194	-5% $245	+0% $295	+5% $346	+10% $396
Rate	-1.0pp $345	-0.5pp $320	base $295	+0.5pp $270	+1.0pp $244

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	44d	1	0.17mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	8d	1	0.30mi
4005 Bales Ave Kansas City, MO	2.0	1.0	792	$1,050	$1.33	44d	1	0.39mi
4216 Cleveland Ave Kansas City, MO	2.0	1.0	780	$1,125	$1.44	17d	1	0.42mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	24d	1	0.43mi
3818 Indiana Ave Kansas City, MO	3.0	1.5	1223	$1,147	$0.94	44d	1	0.49mi
4902 E 39th St Kansas City, MO	2.0	1.0	820	$1,300	$1.59	17d	1	0.50mi
4900 E 41st Ter Kansas City, MO	3.0	2.0	1270	$1,500	$1.18	17d	1	0.57mi
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	17d	1	0.59mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	24d	1	0.61mi
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	17d	1	0.66mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	17d	1	0.68mi
4116 Bellefontaine Ave Kansas City, MO	3.0	1.0	1234	$1,000	$0.81	24d	1	0.70mi
3332 Norton Ave Kansas City, MO	3.0	1.0	1272	$1,350	$1.06	44d	1	0.72mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	11d	1	0.79mi
3524 Bellefontaine Ave Kansas City, MO	3.0	1.0	1228	$1,350	$1.10	44d	1	0.82mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	24d	1	0.85mi
5601 E 39th Ter Kansas City, MO	3.0	1.0	816	$1,225	$1.50	3d	1	0.89mi
3911 Oakley Ave Kansas City, MO	2.0	1.0	816	$1,195	$1.46	13d	1	0.90mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	17d	1	0.94mi
3310 College Ave Kansas City, MO	3.0	1.0	874	$995	$1.14	44d	1	0.94mi
5636 E 40th St Kansas City, MO	3.0	1.0	816	$1,225	$1.50	3d	1	0.97mi
5700 E 40th St Kansas City, MO	3.0	1.0	816	$1,245	$1.53	22d	1	0.98mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	8d	1	1.00mi
5707 E 40th St Kansas City, MO	3.0	1.0	816	$1,295	$1.59	12d	1	1.00mi
3330 Agnes Ave Kansas City, MO	3.0	1.0	1000	$1,410	$1.41	44d	1	1.02mi
3841 Olive St Kansas City, MO	2.0	1.0	792	$985	$1.24	15d	1	1.06mi
3710 Wabash Ave Unit 2S Kansas City, MO	2.0	1.0	875	$850	$0.97	24d	1	1.06mi
3304 Agnes Ave Unit Downstairs Kansas City, MO	3.0	1.0	1150	$1,095	$0.95	44d	1	1.07mi
3118 Chelsea Ave Kansas City, MO	2.0	1.0	864	$980	$1.13	44d	1	1.07mi
4107 Olive St Kansas City, MO	3.0	1.5	1271	$1,578	$1.24	8d	1	1.08mi
4534 S Benton Ave Kansas City, MO	2.0	1.0	912	$1,045	$1.15	17d	1	1.11mi
3243 Denver Dr Kansas City, MO	1.0–3.0	1.0	862	$1,088	$1.26	44d	1	1.13mi
3032 Elmwood Ave Kansas City, MO	3.0	1.0	1027	$1,275	$1.24	8d	1	1.13mi
2305 E 41st St Kansas City, MO	2.0	1.0	750	$1,000	$1.33	8d	1	1.13mi
4014 Park Ave Kansas City, MO	3.0	2.0	1271	$1,273	$1.00	44d	1	1.15mi
3220 E 30th St Unit 1A Kansas City, MO	2.0	1.0	1214	$950	$0.78	44d	1	1.31mi
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	1.35mi
5108 E 30th St Kansas City, MO	3.0	1.0	960	$1,400	$1.46	3d	1	1.35mi
4935 College Ave Kansas City, MO	3.0	1.0	1216	$1,350	$1.11	24d	1	1.37mi

Listing history 24 events

1. 2026-06-16
   pricestatusdays on market $98,000 Pending 25 DOM
2. 2026-06-15
   days on market $105,000 Active 24 DOM
3. 2026-06-13
   days on market $105,000 Active 22 DOM
4. 2026-06-09
   days on market $105,000 Active 18 DOM
5. 2026-06-08
   days on market $105,000 Active 17 DOM
6. 2026-06-07
   days on market $105,000 Active 16 DOM
7. 2026-06-05
   days on market $105,000 Active 13 DOM
8. 2026-06-03
   days on market $105,000 Active 12 DOM
9. 2026-06-02
   days on market $105,000 Active 11 DOM
10. 2026-06-01
    days on market $105,000 Active 10 DOM
11. 2026-05-31
    days on market $105,000 Active 9 DOM
12. 2026-05-22
    listed $105,000 Active
13. 2024-08-02
    historical $1,095
14. 2024-07-12
    price $1,095
15. 2024-06-15
    listed $1,125
16. 2022-04-27
    price $1,050
17. 2021-01-08
    soldstatus
18. 2007-08-27
    soldstatus
19. 2007-06-06
    soldstatus 185-char remark

    Show marketing remark (185 chars)

    some info from county tax records room sizes approx sell cash as is subject to noteholder releasing 1st note and deed of trust for net proceeds one owner is a licensed real estate agent

20. 2006-12-25
    listed $35,000 185-char remark

    Show marketing remark (185 chars)

    some info from county tax records room sizes approx sell cash as is subject to noteholder releasing 1st note and deed of trust for net proceeds one owner is a licensed real estate agent

21. 2002-05-03
    soldstatus
22. 2002-04-30
    soldstatus 121-char remark

    Show marketing remark (121 chars)

    Whole home has been redone & new paint in and out. A must see inside * Qualifies for first time buyer bond money.

23. 2002-04-09
    listed $39,500 121-char remark

    Show marketing remark (121 chars)

    Whole home has been redone & new paint in and out. A must see inside * Qualifies for first time buyer bond money.

24. 1988-11-06
    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: $1,939 · $162/mo
• Projected year-2 tax: $1,939 · $162/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 ≥107°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: $15,366
• − Mortgage interest: −$5,490
• − Property taxes: −$1,939
• − Insurance: −$490
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$2,851
• Taxable income: $2,138
• Est. tax owed @ 24.0%: −$513
• After-tax cash flow: $3,030/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

+165.8% since first listed

13 events — show timeline

• 2026-05-22 Listed $105,000 Heartland MLS as Distributed by MLS Grid
• 2024-08-02 Rental Removed $1,095 RENTLY
• 2024-07-12 Price Changed $1,095 RENTLY
• 2024-06-15 Listed for Rent $1,125 RENTLY
• 2022-04-27 Price Changed $1,050 RENT.
• 2021-01-08 Sold (Public Records) — Public Records
• 2007-08-27 Sold (Public Records) — Public Records
• 2007-06-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-12-25 Listed $35,000 Heartland MLS as Distributed by MLS Grid
• 2002-05-03 Sold (Public Records) — Public Records
• 2002-04-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2002-04-09 Listed $39,500 Heartland MLS as Distributed by MLS Grid
• 1988-11-06 Sold (Public Records) — Public Records

Property tax history

+22.8%/yr

Latest (2025): $1,939 · +60.8% YoY. Source: county tax records.