2612 Brooklyn Ave · Kansas City, MO 64127

$115,000

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 276 Days on market

Built 1920 $91/sqft · 31% below area Est $165k · 31% 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +1.1/10.0

Listing remarks MLS

Fixer Upper, Selling In Its Present Condition. 2 Story Home

Key facts

• Built 1920
• Listed 276 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 flat; 108 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $1,377/mo this rent would consume 50% of the median local household income ($33k/yr) (locally 1943% 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 $795 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.

Negotiation context

• It's been on market 276 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 276 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.20% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.20%
• DSCR: 1.63
• GRM: 7.0

CMA / ARV

• ARV (median comp): $165,491
• List price: $115,000
• Delta: -30.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2510 Woodland Ave	0.28mi	3/2.0	1,243 (-1%)	10mo	$165,000	$133	76
2455 Montgall Ave	0.38mi	3/2.0	1,256 (-0%)	13mo	$170,000	$135	71
2315 Olive St	0.40mi	3/2.0	1,350 (+7%)	13mo	$149,900	$111	58
3009 Garfield Ave	0.49mi	3/1.5	1,396 (+11%)	3mo	$85,000	$61	55
2331 Montgall Ave	0.48mi	4/2.0 (+1)	1,376 (+9%)	4mo	$172,000	$125	54
2915 Wabash Ave	0.43mi	3/1.0	1,108 (-12%)	3mo	$75,000	$68	54
2202 Agnes Ave	0.70mi	3/2.0	1,120 (-11%)	0mo	$100,000	$89	48
2922 E 30th St	0.68mi	3/1.0	1,364 (+8%)	3mo	$73,600	$54	48
2334 Walrond Ave	0.69mi	3/1.5	1,370 (+9%)	8mo	$59,000	$43	45
2510 Bellefontaine Ave	0.58mi	2/1.0 (-1)	1,094 (-13%)	3mo	$54,500	$50	39
3035 Highland Ave	0.61mi	3/2.0	1,448 (+15%)	11mo	$189,000	$131	38
2118 Kansas Ave	0.68mi	4/2.0 (+1)	1,400 (+11%)	10mo	$185,000	$132	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 · 0.94% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $2,795
• Equity at exit: $17,147

10-year hold

• IRR: 9.9%
• Equity multiple: 1.70×
• Total profit: $22,524
• Equity at exit: $9,943

Cash invested: $32,200 (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 64127

• Home prices YoY: -2.6%
• Rents YoY: 0.9%
• Active inventory: 108
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,377 high
• Mortgage (P&I): −$603
• Tax from tax record: −$56 /mo · $674/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $381

Break-even live

Break-even rent $895

Max offer price $115,000

Occupancy floor 67%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2724 Brooklyn Ave Kansas City, MO	3.0	2.5	1398	$1,440	$1.03	23d	1	0.18mi
2708 Olive St Kansas City, MO	4.0	2.0	1585	$1,500	$0.95	16d	1	0.19mi
3009 Garfield Ave Kansas City, MO	3.0	1.5	1334	$1,425	$1.07	43d	1	0.52mi
2729 Grove St Kansas City, MO	3.0	2.0	1510	$1,375	$0.91	43d	1	0.53mi
2637 E 29th St Unit 3 Kansas City, MO	2.0	1.0	954	$1,050	$1.10	43d	1	0.56mi
2101 Vine St Kansas City, MO	1.0–2.0	1.0	942	$1,499	$1.59	16d	1	0.62mi
2003 Wabash Ave Unit B Kansas City, MO	3.0	2.0	1200	$1,095	$0.91	23d	1	0.65mi
2900 E 21st St Kansas City, MO	3.0	1.5	897	$1,650	$1.84	16d	1	0.71mi
2120 Linwood Blvd Kansas City, MO	3.0	1.0	1326	$1,400	$1.06	43d	1	0.72mi
2413 College Ave Kansas City, MO	2.0	2.0	1022	$1,225	$1.20	23d	1	0.73mi
2501 Troost Ave Kansas City, MO	2.0	1.0–2.0	984	$2,679	$2.72	43d	15	0.74mi
3220 E 30th St Unit 1A Kansas City, MO	2.0	1.0	1214	$950	$0.78	43d	1	0.81mi
3233 Park Ave Unit 2 Kansas City, MO	2.0	1.0	950	$1,000	$1.05	23d	1	0.85mi
3233 Park Ave Unit 1 Kansas City, MO	2.0	1.0	950	$1,075	$1.13	43d	1	0.85mi
2419 Bales Ave Kansas City, MO	3.0	1.5	1116	$1,500	$1.34	2d	1	0.86mi
3201 E 20th St Kansas City, MO	2.0	1.0	900	$1,050	$1.17	23d	1	0.87mi
3205 E 31st St Kansas City, MO	4.0	1.0	1800	$1,325	$0.74	23d	1	0.90mi
2725 Campbell St Unit 2725-1 NE Kansas City, MO	2.0	1.0	1000	$1,250	$1.25	43d	1	0.90mi
2727 Campbell St Unit 2727-1SW Kansas City, MO	2.0	1.0	1000	$1,250	$1.25	7d	1	0.91mi
2523 Charlotte St Kansas City, MO	3.0	3.0	1500	$2,050	$1.37	43d	1	0.96mi
3305 E 19th St Kansas City, MO	2.0	1.0	1500	$1,200	$0.80	43d	1	1.01mi
2821 Charlotte St Unit 2n Kansas City, MO	2.0	1.0	935	$1,195	$1.28	43d	1	1.01mi
3304 Agnes Ave Unit Downstairs Kansas City, MO	3.0	1.0	1150	$1,095	$0.95	43d	1	1.01mi
2901 Charlotte St Kansas City, MO	2.0	1.0	1700	$1,700	$1.00	12d	1	1.02mi
2715 Holmes St Kansas City, MO	3.0	2.0	1848	$2,095	$1.13	16d	1	1.03mi
3300 Virginia Ave Unit 2S Kansas City, MO	2.0	1.0	900	$1,000	$1.11	43d	1	1.05mi
3330 Agnes Ave Kansas City, MO	3.0	1.0	1000	$1,410	$1.41	43d	1	1.06mi
2543 Cherry St Apt 3 Kansas City, MO	2.0	1.0	975	$1,402	$1.44	43d	1	1.08mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	7d	1	1.10mi
2018 E 35th St Kansas City, MO	3.0	2.0	1502	$1,800	$1.20	2d	1	1.11mi
2002 E 35th St Kansas City, MO	3.0	2.0	1426	$1,295	$0.91	7d	1	1.11mi
3314 Tracy Ave Kansas City, MO	3.0	1.0	1100	$947	$0.86	7d	1	1.11mi
3314 Tracy Ave Unit B Kansas City, MO	3.0	1.0	1100	$947	$0.86	21d	1	1.11mi
3434 Chestnut Ave Kansas City, MO	2.0	1.0	1512	$1,100	$0.73	10d	1	1.14mi
2915 Cherry St Kansas City, MO	1.0–2.0	1.0–2.0	995	$1,625	$1.63	43d	7	1.15mi
826 Linwood Blvd Kansas City, MO	2.0	2.0	990	$1,045	$1.06	16d	1	1.16mi
2846 Myrtle Ave Kansas City, MO	3.0	2.0	1705	$1,350	$0.79	16d	1	1.16mi
2424 Norton Ave Unit B Kansas City, MO	3.0	1.0	982	$1,150	$1.17	16d	1	1.18mi
2903 Gillham Rd Kansas City, MO	2.0	2.0	1159	$1,695	$1.46	43d	1	1.21mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	23d	1	1.25mi

Listing history 26 events

1. 2026-06-18
   days on market $115,000 Active 276 DOM
2. 2026-06-17
   days on market $115,000 Active 275 DOM
3. 2026-06-16
   days on market $115,000 Active 274 DOM
4. 2026-06-15
   days on market $115,000 Active 273 DOM
5. 2026-06-13
   days on market $115,000 Active 271 DOM
6. 2026-06-09
   days on market $115,000 Active 267 DOM
7. 2026-06-08
   days on market $115,000 Active 266 DOM
8. 2026-06-07
   days on market $115,000 Active 265 DOM
9. 2026-06-05
   days on market $115,000 Active 262 DOM
10. 2026-06-03
    days on market $115,000 Active 261 DOM
11. 2026-06-02
    days on market $115,000 Active 260 DOM
12. 2026-06-01
    days on market $115,000 Active 259 DOM
13. 2026-05-31
    days on market $115,000 Active 258 DOM
14. 2025-09-15
    listed $115,000 Active 59-char remark

    Show marketing remark (59 chars)

    Fixer Upper, Selling In Its Present Condition. 2 Story Home

15. 2025-09-03
    historical
16. 2024-11-18
    status Active
17. 2024-11-05
    historical Active Under Contract
18. 2024-09-03
    listed $115,000 Active
19. 2023-11-13
    historical
20. 2023-09-25
    price $120,000
21. 2023-09-25
    status Active
22. 2023-08-25
    status Pending
23. 2023-03-17
    listed $125,000 Active
24. 2021-11-16
    status Pending
25. 2021-11-16
    historical
26. 2021-09-15
    listed $70,000 Active

ⓘ 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: $674 · $56/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$441/yr (+$37/mo · 65.4%)

ⓘ 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: $16,528
• − Mortgage interest: −$6,442
• − Property taxes: −$674
• − Insurance: −$575
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$3,345
• Taxable income: $2,847
• Est. tax owed @ 24.0%: −$683
• After-tax cash flow: $3,888/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): 17,668
• Household income: $33,111
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 1943.0

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: Black 42% Hispanic / Latino 40% Two or more races 13% White 12% Native American 1%
• Hispanic origin (detail): Mexican 28%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 29%

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: ▼ -7.88%
• Current HPI: 289.2468
• Rent YoY: ▲ 0.94%
• 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

+64.3% since first listed

13 events — show timeline

• 2025-09-15 Listed $115,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-03 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-11-18 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-11-05 Contingent — Heartland MLS as Distributed by MLS Grid
• 2024-09-03 Listed $115,000 Heartland MLS as Distributed by MLS Grid
• 2023-11-13 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-09-25 Price Changed $120,000 Heartland MLS as Distributed by MLS Grid
• 2023-09-25 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-08-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-03-17 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 2021-11-16 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-11-16 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2021-09-15 Listed $70,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+6.6%/yr

Latest (2025): $674 · +0.3% YoY. Source: county tax records.