4516 Montgall Ave · Kansas City, MO 64130

$128,000

3 bd · 1.0 ba · 1,600 sqft · SingleFamily public records · 1 Days on market

Built 1913 4,599 sqft lot Est $138k · 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 +10.6/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• 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

Within the past year, the seller has completed updates to both the HVAC system and the electrical system. These improvements were professionally performed, and transferable warranties for the HVAC and electrical work are available. The seller has also obtained quotes for roof work, which will be provided to the buyer upon request to assist in evaluating potential future maintenance. Additionally, the property was recently exterminated as part of routine maintenance. Documentation or service details can be made available to the buyer.

Key facts

• Recent extermination
• Roof work quotes
• Hvac system updates

Tags

• HVAC SYSTEM UPDATES
• ELECTRICAL SYSTEM UPDATES
• TRANSFERABLE WARRANTIES
• ROOF WORK QUOTES
• RECENT EXTERMINATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Cap rate 11.0% 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 26d 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).
• At $1,613/mo this rent would consume 46% of the median local household income ($42k/yr) (locally 1132% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $885 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,000

Questions for the listing agent

1. Built in 1913 — 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: 1.26% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.69%
• DSCR: 1.74
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $137,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4321 Bellefontaine Ave	0.36mi	3/1.5	1,664 (+4%)	1mo	$199,000	$120	74
4617 S Benton St	0.18mi	3/1.0	1,430 (-11%)	1mo	$90,000	$63	73
4221 Chestnut Ave	0.37mi	4/1.5 (+1)	1,694 (+6%)	1mo	$110,000	$65	65
4125 Chestnut Ave	0.49mi	3/1.0	1,711 (+7%)	1mo	$60,000	$35	65
4210 Montgall Ave	0.38mi	4/2.0 (+1)	1,682 (+5%)	1mo	$74,900	$45	64
4235 Chestnut Ave	0.33mi	3/2.0	1,800 (+12%)	5mo	$167,500	$93	56
4200 Monroe Ave	0.73mi	3/2.0	1,623 (+1%)	5mo	$100,000	$62	55
4423 Flora Ave	0.73mi	4/2.0 (+1)	1,636 (+2%)	1mo	$140,000	$86	53
4230 Benton Blvd	0.44mi	3/2.0	1,410 (-12%)	6mo	$125,000	$89	51
4142 Montgall Ave	0.44mi	3/1.5	1,822 (+14%)	6mo	$140,000	$77	49
4200 Agnes Ave	0.45mi	4/2.0 (+1)	1,399 (-13%)	6mo	$189,000	$135	44
5038 S Benton Ave	0.69mi	4/3.0 (+1)	1,460 (-9%)	2mo	$147,000	$101	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: 9.3%
• Equity multiple: 1.37×
• Total profit: $13,305
• Equity at exit: $19,085

10-year hold

• IRR: 19.5%
• Equity multiple: 2.73×
• Total profit: $62,170
• Equity at exit: $11,067

Cash invested: $35,840 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$671
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $499

Break-even live

Break-even rent $982

Max offer price $128,000

Occupancy floor 64%

Sensitivity live

Price	-10% $571	-5% $535	+0% $499	+5% $462	+10% $426
Rent	-10% $371	-5% $435	+0% $499	+5% $562	+10% $626
Rate	-1.0pp $563	-0.5pp $531	base $499	+0.5pp $465	+1.0pp $432

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	18d	1	0.22mi
4511 Park Ave Kansas City, MO	4.0	2.5	1915	$1,982	$1.03	25d	1	0.24mi
4119 S Benton Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	45d	1	0.50mi
4653 Benton Blvd Kansas City, MO	3.0	2.0	1594	$1,600	$1.00	9d	1	0.54mi
4116 Bellefontaine Ave Kansas City, MO	3.0	1.0	1234	$1,000	$0.81	25d	1	0.54mi
4107 Olive St Kansas City, MO	3.0	1.5	1271	$1,578	$1.24	9d	1	0.55mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	25d	1	0.56mi
4112 Park Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	16d	1	0.57mi
4018 Prospect Ave Kansas City, MO	4.0	1.5	1900	$1,695	$0.89	45d	1	0.62mi
4219 Woodland Ave Kansas City, MO	4.0	2.0	1566	$1,900	$1.21	3d	1	0.64mi
4211 Woodland Ave Kansas City, MO	4.0	2.5	1926	$2,010	$1.04	18d	1	0.66mi
4935 College Ave Kansas City, MO	3.0	1.0	1216	$1,350	$1.11	25d	1	0.67mi
4014 Park Ave Kansas City, MO	3.0	2.0	1271	$1,273	$1.00	45d	1	0.68mi
5038 S Benton Ave Kansas City, MO	4.0	3.0	1500	$1,875	$1.25	23d	1	0.69mi
2420 E 51st St Kansas City, MO	3.0	2.0	1460	$1,350	$0.92	25d	1	0.71mi
4910 Michigan Ave Kansas City, MO	3.0	1.5	1199	$1,400	$1.17	9d	1	0.71mi
3902 Wabash Ave Kansas City, MO	4.0	2.0	1400	$1,850	$1.32	45d	1	0.78mi
5114 Brooklyn Ave Kansas City, MO	3.0	1.5	1116	$1,300	$1.16	9d	1	0.82mi
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	18d	1	0.83mi
3817 S Benton Ave Kansas City, MO	4.0	1.5	1380	$1,650	$1.20	25d	1	0.88mi
5115 Woodland Ave Kansas City, MO	4.0	1.0	1136	$1,700	$1.50	45d	1	0.93mi
5215 Walrond Ave Kansas City, MO	4.0	2.0	1198	$1,710	$1.43	25d	1	0.93mi
4232 Virginia Ave Unit 3 Kansas City, MO	3.0	1.0	1296	$1,100	$0.85	14d	1	0.95mi
4228 Virginia Ave Kansas City, MO	3.0	1.0	1200	$1,250	$1.04	12d	1	0.95mi
3818 Indiana Ave Kansas City, MO	3.0	1.5	1223	$1,147	$0.94	45d	1	0.96mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	45d	1	0.98mi
4610 Forest Ave Kansas City, MO	3.0	2.0	1365	$2,450	$1.79	45d	1	1.02mi
4614 Forest Ave Kansas City, MO	2.0	2.0	1265	$1,995	$1.58	18d	1	1.03mi
5241 Brookwood Ave Kansas City, MO	3.0	2.0	1431	$1,550	$1.08	45d	1	1.05mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	25d	1	1.05mi
5120 The Paseo Apt 1 Kansas City, MO	2.0	1.0	1500	$1,550	$1.03	45d	1	1.08mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	12d	1	1.08mi
5122 Paseo Blvd Kansas City, MO	3.0	1.0	1573	$1,595	$1.01	12d	1	1.09mi
4117 Forest Ave Kansas City, MO	2.0	2.0	1300	$1,390	$1.07	25d	1	1.10mi
5344 Brooklyn Ave Kansas City, MO	3.0	1.0	2040	$1,495	$0.73	9d	1	1.12mi
5414 Brooklyn Ave Kansas City, MO	3.0	1.5	1856	$1,650	$0.89	18d	1	1.17mi
1330 Rockhurst Rd Kansas City, MO	4.0	2.0	1984	$2,500	$1.26	45d	1	1.18mi
4220 Harrison St Unit 1S Kansas City, MO	3.0	2.0	1200	$1,795	$1.50	9d	1	1.20mi
5410 Euclid Ave Kansas City, MO	3.0	2.0	1119	$1,395	$1.25	45d	1	1.20mi
3920 Spruce Ave Kansas City, MO	2.0	1.0	1968	$1,195	$0.61	25d	1	1.21mi

Listing history 8 events

1. 2026-04-21
   status Pending
2. 2026-04-21
   listed $128,000 Active
3. 2025-07-22
   historical $1,300
4. 2025-05-21
   listed $1,300
5. 2025-05-14
   historical $1,300
6. 2025-04-12
   listed $1,300
7. 2024-05-07
   historical $450
8. 2024-04-24
   listed $450

ⓘ 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: $611 · $51/mo
• Projected year-2 tax: $1,242 · $103/mo
• Expected delta: +$630/yr (+$53/mo · 103.2%)

ⓘ 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,353
• − Mortgage interest: −$7,170
• − Property taxes: −$611
• − Insurance: −$640
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$3,724
• Taxable income: $4,112
• Est. tax owed @ 24.0%: −$987
• After-tax cash flow: $4,996/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

+9746.2% since first listed

8 events — show timeline

• 2026-04-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-21 Listed $128,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-22 Rental Removed $1,300 TURBOTENANT
• 2025-05-21 Listed for Rent $1,300 TURBOTENANT
• 2025-05-14 Rental Removed $1,300 TURBOTENANT
• 2025-04-12 Listed for Rent $1,300 TURBOTENANT
• 2024-05-07 Rental Removed $450 TURBOTENANT
• 2024-04-24 Listed for Rent $450 TURBOTENANT

Property tax history

+2.9%/yr

Latest (2025): $611 · -9.7% YoY. Source: county tax records.