3928 S Benton Ave · Kansas City, MO 64130

$110,000

3 bd · 1.0 ba · 1,522 sqft · SingleFamily public records · 25 Days on market

Built 1915 4,679 sqft lot Est $119k · 7% 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 +30.0/30.0
• ARV discount +10.8/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

Selling as-is. No seller's disclosure. Proof of funds/financing required with offer. Special addendums issued with accepted offer.

Key facts

• Water tight basement
• Generous living room
• 4,679 sq ft lot

Tags

• GENEROUS LIVING ROOM
• GENEROUS LAUNDRY ROOM
• FENCED FRONT AND BACK YARD
• WATER TIGHT BASEMENT

Property features AI

Finance

• Other: Not in a flood plain
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2-story layout; Residential property
• Construction: Wood siding exterior; Composition roof
• Exterior features: City lot; Metal fencing

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: 3 bedrooms (all on the second level)
• Flooring: Wood floors; Ceramic tile in bathrooms
• Bathrooms: 1 full bathroom; 2 half bathrooms; Bathrooms feature ceramic tile
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Den/Study; Formal dining area; Full basement (unfinished, stone/rock)
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% 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: M. L. King Elementary (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 665 students, 100% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 43% 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 $761 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — 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: 1.38% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.74%
• DSCR: 1.92
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $118,716
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3800 Chestnut Ave	0.20mi	3/1.0	1,470 (-3%)	1mo	$79,900	$54	84
4125 Chestnut Ave	0.24mi	3/1.0	1,711 (+12%)	1mo	$60,000	$35	67
3910 Wabash Ave	0.25mi	4/2.0 (+1)	1,366 (-10%)	1mo	$10,000	$7	62
4043 Monroe Ave	0.55mi	3/1.5	1,632 (+7%)	2mo	$142,900	$88	59
4321 Bellefontaine Ave	0.50mi	3/1.5	1,664 (+9%)	1mo	$199,000	$120	58
3717 Indiana Ave	0.44mi	4/1.5 (+1)	1,644 (+8%)	2mo	$129,000	$78	58
4221 Chestnut Ave	0.36mi	4/1.5 (+1)	1,694 (+11%)	1mo	$110,000	$65	56
4210 Montgall Ave	0.36mi	4/2.0 (+1)	1,682 (+10%)	1mo	$74,900	$45	56
3547 Bellefontaine Ave	0.48mi	3/1.0	1,748 (+15%)	0mo	$95,000	$54	53
3509 Brooklyn Ave	0.68mi	4/2.0 (+1)	1,418 (-7%)	3mo	$130,000	$92	46
2112 E 36th St	0.63mi	3/2.0	1,343 (-12%)	2mo	$150,000	$112	45
3905 Highland Ave	0.72mi	4/2.0 (+1)	1,700 (+12%)	2mo	$267,500	$157	36

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: 14.6%
• Equity multiple: 1.59×
• Total profit: $18,253
• Equity at exit: $16,401

10-year hold

• IRR: 24.3%
• Equity multiple: 3.23×
• Total profit: $68,724
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,520 high
• Mortgage (P&I): −$577
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $532

Break-even live

Break-even rent $846

Max offer price $110,000

Occupancy floor 60%

Sensitivity live

Price	-10% $595	-5% $564	+0% $532	+5% $501	+10% $470
Rent	-10% $412	-5% $472	+0% $532	+5% $592	+10% $652
Rate	-1.0pp $588	-0.5pp $560	base $532	+0.5pp $504	+1.0pp $475

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	18d	1	0.14mi
3817 S Benton Ave Kansas City, MO	4.0	1.5	1380	$1,650	$1.20	25d	1	0.17mi
4119 S Benton Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	45d	1	0.21mi
4116 Bellefontaine Ave Kansas City, MO	3.0	1.0	1234	$1,000	$0.81	25d	1	0.22mi
4018 Prospect Ave Kansas City, MO	4.0	1.5	1900	$1,695	$0.89	45d	1	0.23mi
3902 Wabash Ave Kansas City, MO	4.0	2.0	1400	$1,850	$1.32	45d	1	0.28mi
3818 Indiana Ave Kansas City, MO	3.0	1.5	1223	$1,147	$0.94	45d	1	0.33mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	25d	1	0.35mi
4107 Olive St Kansas City, MO	3.0	1.5	1271	$1,578	$1.24	9d	1	0.35mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	12d	1	0.37mi
4014 Park Ave Kansas City, MO	3.0	2.0	1271	$1,273	$1.00	45d	1	0.40mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	25d	1	0.44mi
4112 Park Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	16d	1	0.44mi
3524 Bellefontaine Ave Kansas City, MO	3.0	1.0	1228	$1,350	$1.10	45d	1	0.53mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	18d	1	0.61mi
3434 Chestnut Ave Kansas City, MO	2.0	1.0	1512	$1,100	$0.73	12d	1	0.63mi
3713 Cleveland Ave Kansas City, MO	4.0	1.0	1256	$1,250	$1.00	18d	1	0.64mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	45d	1	0.67mi
3434 Olive St Kansas City, MO	3.0	2.0	2020	$1,445	$0.72	45d	1	0.71mi
3419 College Ave Kansas City, MO	4.0	1.0	1608	$1,300	$0.81	3d	1	0.71mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	9d	1	0.72mi
3525 Monroe Ave Kansas City, MO	3.0	2.0	1569	$1,500	$0.96	45d	1	0.72mi
4211 Woodland Ave Kansas City, MO	4.0	2.5	1926	$2,010	$1.04	18d	1	0.76mi
4219 Woodland Ave Kansas City, MO	4.0	2.0	1566	$1,900	$1.21	3d	1	0.78mi
4511 Park Ave Kansas City, MO	4.0	2.5	1915	$1,982	$1.03	25d	1	0.78mi
2018 E 35th St Kansas City, MO	3.0	2.0	1502	$1,800	$1.20	4d	1	0.80mi
2002 E 35th St Kansas City, MO	3.0	2.0	1426	$1,295	$0.91	9d	1	0.82mi
3304 Agnes Ave Unit Downstairs Kansas City, MO	3.0	1.0	1150	$1,095	$0.95	45d	1	0.82mi
3920 Spruce Ave Kansas City, MO	2.0	1.0	1968	$1,195	$0.61	25d	1	0.84mi
3609 Wayne Ave Kansas City, MO	3.0	1.5	1118	$1,900	$1.70	25d	1	0.91mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	25d	1	0.93mi
4653 Benton Blvd Kansas City, MO	3.0	2.0	1594	$1,600	$1.00	9d	1	0.94mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	9d	1	1.00mi
3332 Norton Ave Kansas City, MO	3.0	1.0	1272	$1,350	$1.06	45d	1	1.04mi
4228 Virginia Ave Kansas City, MO	3.0	1.0	1200	$1,250	$1.04	12d	1	1.08mi
4232 Virginia Ave Unit 3 Kansas City, MO	3.0	1.0	1296	$1,100	$0.85	14d	1	1.08mi
3205 E 31st St Kansas City, MO	4.0	1.0	1800	$1,325	$0.74	25d	1	1.09mi
2120 Linwood Blvd Kansas City, MO	3.0	1.0	1326	$1,400	$1.06	45d	1	1.09mi
4117 Forest Ave Kansas City, MO	2.0	2.0	1300	$1,390	$1.07	25d	1	1.13mi
3414 Elmwood Ave Kansas City, MO	4.0	1.0	1109	$1,300	$1.17	18d	1	1.23mi

Listing history 21 events

1. 2026-06-21
   statusdays on market $110,000 Active Under Contract 25 DOM
2. 2026-06-18
   days on market $110,000 Active 22 DOM
3. 2026-06-17
   days on market $110,000 Active 21 DOM
4. 2026-06-16
   days on market $110,000 Active 20 DOM
5. 2026-06-15
   days on market $110,000 Active 19 DOM
6. 2026-06-13
   days on market $110,000 Active 17 DOM
7. 2026-06-09
   days on market $110,000 Active 13 DOM
8. 2026-06-08
   days on market $110,000 Active 12 DOM
9. 2026-06-07
   days on market $110,000 Active 11 DOM
10. 2026-06-05
    days on market $110,000 Active 8 DOM
11. 2026-06-03
    days on market $110,000 Active 7 DOM
12. 2026-06-02
    days on market $110,000 Active 6 DOM
13. 2026-06-01
    days on market $110,000 Active 5 DOM
14. 2026-05-31
    days on market $110,000 Active 4 DOM
15. 2026-05-27
    listed $110,000 Active
16. 2018-01-26
    soldstatus
17. 2018-01-19
    soldstatus
18. 2006-12-15
    soldstatus 130-char remark

    Show marketing remark (130 chars)

    Selling as-is. No seller's disclosure. Proof of funds/financing required with offer. Special addendums issued with accepted offer.

19. 2006-11-02
    listed $21,500 130-char remark

    Show marketing remark (130 chars)

    Selling as-is. No seller's disclosure. Proof of funds/financing required with offer. Special addendums issued with accepted offer.

20. 2005-01-21
    soldstatus
21. 2004-06-25
    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: $548 · $46/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$519/yr (+$43/mo · 94.7%)

ⓘ 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: $18,239
• − Mortgage interest: −$6,162
• − Property taxes: −$548
• − Insurance: −$550
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − Depreciation: −$3,200
• Taxable income: $4,861
• Est. tax owed @ 24.0%: −$1,167
• After-tax cash flow: $5,222/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

+411.6% since first listed

7 events — show timeline

• 2026-05-27 Listed $110,000 Heartland MLS as Distributed by MLS Grid
• 2018-01-26 Sold (Public Records) — Public Records
• 2018-01-19 Sold (Public Records) — Public Records
• 2006-12-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-11-02 Listed $21,500 Heartland MLS as Distributed by MLS Grid
• 2005-01-21 Sold (Public Records) — Public Records
• 2004-06-25 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $548 · -53.6% YoY. Source: county tax records.