2636 Madison Ave · Kansas City, MO 64108

$215,000

2 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 4 Days on market

Built 1900 3,275 sqft lot Est $189k · 14% over

---

Why this score? — see what drove the D- 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 +15.8/30.0
• DSCR +4.9/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled home in a great location. Walk to Boulevard Brewery, the Roasterie, Crown Center and Union Station. Granite countertops and newer appliances. New wood fenced back yard.

Key facts

• Mid-term rental
• Updated home
• Move-in-ready appeal

Tags

• UPDATED HOME
• MID-TERM RENTAL
• MOVE-IN-READY APPEAL
• ESTABLISHED NEIGHBORHOOD

Property features AI

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Bungalow/Ranch floor plan; Faces east
• Construction: Frame construction; Composition roof; Has basement (stone/rock foundation features)
• Exterior features: Patio; Porch; Metal and wood fencing; City lot

Interior

• Kitchen: Microwave; Refrigerator; Free-standing electric oven
• Bedrooms: 3 bedrooms (main floor primary bedroom)
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Painted cabinets; Radon mitigation system
• Laundry & utility: Main level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (13.1% below list).
• Recommended offer: $187k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Primitivo Garcia Elementary (math 2% / reading 17%, grade F, #1,037 of 1,115 statewide, top 94%, 263 students, 99% FRL); Northeast High (math 2% / reading 22%, grade F, #497 of 521 statewide, top 96%, 657 students, 100% 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 flat; 96 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 7y ago; this cycle's ask is 10650% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $186,739 (13.1% below list)

Questions for the listing agent

1. Built in 1900 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.96%
• DSCR: 1.09
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $188,916
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2803 Holly St	0.23mi	3/1.0 (+1)	1,164 (+7%)	2mo	$190,000	$163	72
2910 Jarboe St	0.34mi	2/1.0	1,023 (-6%)	2mo	$154,900	$151	72
2122 Summit St	0.54mi	2/1.0	1,110 (+2%)	1mo	$230,000	$207	71
2624 Jarboe St	0.13mi	2/1.0	937 (-14%)	13mo	$184,900	$197	60
1018 W 30th St	0.40mi	3/2.0 (+1)	1,065 (-2%)	23mo	$184,000	$173	49
3220 Summit St	0.72mi	3/1.0 (+1)	1,232 (+13%)	23mo	$200,000	$162	21

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 · 0.44% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.45×
• Total profit: $-33,305
• Equity at exit: $32,057

10-year hold

• IRR: -12.4%
• Equity multiple: 0.35×
• Total profit: $-39,378
• Equity at exit: $18,589

Cash invested: $60,200 (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 64108

• Home prices YoY: -25.2%
• Rents YoY: 0.4%
• Active inventory: 96
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,867 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$160 /mo · $1,918/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $98

Break-even live

Break-even rent $1,743

Max offer price $215,000

Occupancy floor 90%

Sensitivity live

Price	-10% $220	-5% $159	+0% $98	+5% $37	+10% $-23
Rent	-10% $-49	-5% $25	+0% $98	+5% $172	+10% $246
Rate	-1.0pp $207	-0.5pp $153	base $98	+0.5pp $43	+1.0pp $-14

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2630 Madison Ave Unit 2 Kansas City, MO	2.0	1.0	1500	$1,850	$1.23	44d	1	0.03mi
2645 Madison Ave Unit 6 Kansas City, MO	3.0	2.0	1500	$2,300	$1.53	44d	1	0.06mi
2728 Holly St Kansas City, MO	2.0	1.0	800	$1,800	$2.25	4d	1	0.19mi
601 Avenida Cesar E Chavez Kansas City, MO	1.0–2.0	1.0–2.0	933	$2,260	$2.42	2d	15	0.50mi
217 W Pershing Rd Kansas City, MO	2.0	2.0	1423	$2,807	$1.97	4d	1	0.56mi
382 W 22nd St Kansas City, MO	2.0	2.0	1350	$1,869	$1.38	17d	1	0.63mi
2980 Baltimore Ave Kansas City, MO	2.0	2.0	1225	$2,354	$1.92	44d	5	0.67mi
311 W 22nd St Kansas City, MO	3.0	1.0–2.0	1009	$3,319	$3.29	2d	60	0.71mi
3040 Baltimore Ave Kansas City, MO	2.0	1.0–2.0	1363	$5,999	$4.40	2d	75	0.72mi
104 E 28 Ter Kansas City, MO	1.0–2.0	1.0–2.5	1087	$2,699	$2.48	4d	12	0.73mi
103 E 28 Ter Kansas City, MO	2.0	2.0	980	$1,979	$2.02	44d	1	0.73mi
2121 Central St Kansas City, MO	1.0–2.0	1.0–2.0	1815	$3,095	$1.71	2d	3	0.73mi
128 E 29th St Kansas City, MO	2.0	2.5	1375	$2,749	$2.00	44d	1	0.75mi
1936 Summit St Kansas City, MO	1.0–2.0	1.0	1234	$1,805	$1.46	44d	1	0.77mi
227 E 27th St Kansas City, MO	2.0	2.0	1172	$1,960	$1.67	44d	1	0.79mi
105 E 30th St Unit 1C Kansas City, MO	1.0	1.0	700	$850	$1.21	17d	1	0.79mi
2100 Wyandotte St Kansas City, MO	2.0	1.0–2.0	820	$2,515	$3.07	2d	12	0.80mi
1829 Madison Ave Kansas City, MO	1.0	1.0	743	$1,545	$2.08	44d	1	0.80mi
3014 Grand Ave Unit 3S Kansas City, MO	1.0	1.0	900	$1,150	$1.28	44d	1	0.83mi
3227 Central St Unit 6 Kansas City, MO	1.0	1.0	1000	$995	$0.99	8d	1	0.83mi
3227 Central St Unit 3227-06 Kansas City, MO	1.0	1.0	1000	$995	$0.99	11d	1	0.83mi
1923 Broadway Blvd Unit 302 Kansas City, MO	1.0	1.0	711	$1,742	$2.45	44d	1	0.84mi
2705 McGee Trfy Kansas City, MO	3.0	1.0–2.0	1000	$2,419	$2.42	2d	13	0.86mi
117 W 20th St Kansas City, MO	1.0–2.0	1.0–2.0	1130	$5,416	$4.79	11d	1	0.88mi
3022 McGee St Kansas City, MO	1.0	1.0	700	$945	$1.35	44d	1	0.90mi
3420 Broadway Blvd Kansas City, MO	1.0–3.0	1.0–2.0	1043	$1,705	$1.63	24d	2	0.95mi
24 Linwood Blvd Unit 30LINWOOD203 Kansas City, MO	1.0	1.0	750	$999	$1.33	24d	1	0.96mi
30 Linwood Blvd Unit 203 Kansas City, MO	1.0	1.0	750	$999	$1.33	44d	1	0.97mi
302 W 34th St Apt 1E Kansas City, MO	2.0	1.0	950	$1,195	$1.26	8d	1	0.97mi
1914 Main St Kansas City, MO	1.0	1.0	792	$1,500	$1.89	2d	4	0.98mi
218 W 34th St Kansas City, MO	3.0	2.5	1300	$1,859	$1.43	15d	1	0.98mi
2107 Grand Blvd #903 Kansas City, MO	1.0	1.0	920	$1,500	$1.63	22d	1	0.99mi
2107 Grand Blvd #1207 Kansas City, MO	1.0	1.5	900	$2,250	$2.50	8d	1	0.99mi
1989 Main St Kansas City, MO	2.0	1.0–2.0	770	$2,465	$3.20	2d	15	0.99mi
2029 Grand Blvd Kansas City, MO	1.0	1.0	706	$1,400	$1.98	44d	1	1.00mi
2903 Gillham Rd Kansas City, MO	2.0	2.0	1159	$1,695	$1.46	44d	1	1.00mi
3401 Central St Unit 101 Kansas City, MO	1.0	1.0	740	$825	$1.11	44d	1	1.01mi
2543 Cherry St Apt 3 Kansas City, MO	2.0	1.0	975	$1,402	$1.44	44d	1	1.02mi
60 E 32nd St Unit 1 Kansas City, MO	2.0	1.0	800	$1,595	$1.99	11d	1	1.03mi
1819 Baltimore Ave Kansas City, MO	1.0	1.0	975	$2,350	$2.41	15d	1	1.04mi

Listing history 5 events

1. 2026-06-18
   days on market $215,000 Coming Soon 4 DOM
2. 2026-06-17
   days on market $215,000 Coming Soon 3 DOM
3. 2026-06-16
   days on market $215,000 Coming Soon 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $215,000 Coming Soon 1 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: $1,918 · $160/mo
• Projected year-2 tax: $2,086 · $174/mo
• Expected delta: +$168/yr (+$14/mo · 8.7%)

ⓘ 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 ≥106°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: $22,409
• − Mortgage interest: −$12,043
• − Property taxes: −$1,918
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,793
• − Management: −$1,793
• − Depreciation: −$6,255
• Taxable loss: −$2,468
• Est. tax savings @ 24.0%: +$592
• After-tax cash flow: $1,772/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): 10,495
• Household income: $80,551
• Rent vs Own: 67.7% rent · 32.3% own
• Severe rent burden: 864.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 50% Black 26% Hispanic / Latino 17% Two or more races 12% Asian 3%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 9% Arabic 1% French/Haitian/Cajun 1%

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: ▼ -91.93%
• Current HPI: 273.3599
• Rent YoY: ▲ 0.44%
• 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

+152.9% since first listed

22 events — show timeline

• 2026-06-14 Coming Soon $215,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-09 Rental Removed $2,000 Avail
• 2025-10-09 Listed for Rent $2,000 Avail
• 2025-07-10 Rental Removed $2,450 Avail
• 2025-06-08 Listed for Rent $2,450 Avail
• 2025-05-25 Rental Removed $2,450 Avail
• 2025-04-23 Listed for Rent $2,450 Avail
• 2021-07-27 Sold (Public Records) — Public Records
• 2021-07-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-06-14 Contingent — Heartland MLS as Distributed by MLS Grid
• 2021-06-09 Listed $165,000 Heartland MLS as Distributed by MLS Grid
• 2020-03-24 Sold (Public Records) — Public Records
• 2020-02-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-02-04 Contingent — Heartland MLS as Distributed by MLS Grid
• 2020-01-01 Listed $159,900 Heartland MLS as Distributed by MLS Grid
• 2019-08-02 Sold (Public Records) — Public Records
• 2019-08-01 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-07-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-07-02 Listed $85,000 Heartland MLS as Distributed by MLS Grid
• 1998-09-09 Sold (Public Records) — Public Records
• 1992-08-18 Sold (Public Records) — Public Records
• 1984-10-01 Sold (Public Records) — Public Records

Property tax history

+11.7%/yr

Latest (2025): $1,918 · -26.7% YoY. Source: county tax records.