3741 Olive St · Kansas City, MO 64109

$95,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 107 Days on market

Built 1911 3,538 sqft lot Est $176k · 46% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Rent growth +4.9/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 2 bed 1 bath home with so much potential! Looking for a fixer upper? Look no further! This home is waiting to be remodeled by someone like you! The living room gets plenty of natural lighting and the kitchen comes with stainless steel appliances. Book your appointment today!

Key facts

• 3,538 sq ft lot
• Built 1911
• Listed 107 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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: 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 (+9.5%/yr); 97 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 35% 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 $657 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 + 8.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1911 — 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: 1.28% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.04%
• DSCR: 1.76
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $176,064
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4005 Highland Ave	0.54mi	1/1.0 (-1)	707 (+5%)	5mo	$185,000	$262	57
4205 Olive St	0.56mi	2/1.0	770 (+15%)	14mo	$45,950	$60	38

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.57×
• Total profit: $15,047
• Equity at exit: $14,165

10-year hold

• IRR: 25.6%
• Equity multiple: 3.75×
• Total profit: $73,170
• Equity at exit: $8,214

Cash invested: $26,600 (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 64109

• Rents YoY: 9.5%
• Active inventory: 97
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,214 high
• Mortgage (P&I): −$498
• Tax from tax record: −$44 /mo · $527/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $378

Break-even live

Break-even rent $736

Max offer price $95,000

Occupancy floor 64%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2305 E 41st St Kansas City, MO	2.0	1.0	750	$1,000	$1.33	7d	1	0.44mi
1207 E Armour Blvd Unit 206 Kansas City, MO	1.0	1.0	625	$1,095	$1.75	23d	1	0.88mi
1205 E Armour Blvd Apt 106 Kansas City, MO	1.0	1.0	625	$995	$1.59	43d	1	0.89mi
1205 E Armour Blvd Apt 105 Kansas City, MO	1.0	1.0	503	$995	$1.98	1d	1	0.89mi
1111 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	812	$1,660	$2.04	43d	9	0.94mi
1111 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	788	$1,660	$2.11	2d	9	0.94mi
1108 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	773	$1,745	$2.26	2d	11	0.95mi
1108 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	780	$1,745	$2.24	43d	5	0.95mi
4232 Virginia Ave Unit 1 Kansas City, MO	1.0	1.0	592	$750	$1.27	19d	1	0.97mi
4200 Tracy Ave Kansas City, MO	1.0	1.0	500	$1,150	$2.30	23d	1	0.97mi
1025 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	779	$1,815	$2.33	43d	22	1.00mi
1025 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	784	$1,835	$2.34	2d	20	1.00mi
1020 E Armour Blvd Kansas City, MO	1.0	1.0	709	$1,510	$2.13	2d	18	1.01mi
1020 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	865	$1,825	$2.11	16d	22	1.01mi
902 E 39th St Kansas City, MO	1.0	1.0	500	$825	$1.65	43d	1	1.04mi
811 E Armour Blvd Kansas City, MO	2.0	1.0	568	$1,150	$2.02	43d	5	1.09mi
3933 Charlotte St Kansas City, MO	1.0	1.0	575	$875	$1.52	21d	1	1.12mi
801 E Armour Blvd Kansas City, MO	2.0	1.0	606	$1,300	$2.15	16d	20	1.13mi
801 E Armour Blvd Kansas City, MO	2.0	1.0	606	$1,400	$2.31	2d	18	1.13mi
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	16d	1	1.15mi
721 E Armour Blvd Kansas City, MO	1.0–2.0	1.0	616	$970	$1.57	43d	1	1.16mi
3240 Harrison St Kansas City, MO	1.0–2.0	1.0	747	$1,199	$1.60	43d	1	1.18mi
1500 E 46th St Kansas City, MO	1.0–3.0	1.0	803	$1,050	$1.31	43d	1	1.20mi
3457 Holmes St Kansas City, MO	1.0	1.0	505	$1,095	$2.17	1d	3	1.20mi
817 E 42nd St Kansas City, MO	1.0	1.0	650	$1,050	$1.62	3d	1	1.20mi
815 E 42nd St Unit 815-3W Kansas City, MO	1.0	1.0	650	$1,050	$1.62	7d	1	1.20mi
809 E 42nd St Unit 809-3W Kansas City, MO	1.0	1.0	650	$1,050	$1.62	43d	1	1.21mi
640 E Armour Blvd Kansas City, MO	2.0	1.0	689	$1,750	$2.54	43d	72	1.23mi
640 E Armour Blvd Kansas City, MO	2.0	1.0	689	$1,750	$2.54	14d	42	1.23mi
801 E 42nd St Unit 3E Kansas City, MO	1.0	1.0	700	$965	$1.38	3d	1	1.23mi
1500 E 29th St Kansas City, MO	1.0	1.0	650	$895	$1.38	7d	1	1.24mi
625 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	650	$1,175	$1.81	7d	3	1.26mi
3330 Charlotte St Kansas City, MO	1.0	1.0	670	$995	$1.49	43d	1	1.26mi
615 E Armour Blvd Kansas City, MO	1.0	1.0	432	$990	$2.29	2d	14	1.29mi
615 E Armour Blvd Kansas City, MO	1.0	1.0	390	$995	$2.55	43d	9	1.29mi
3035 Harrison St Kansas City, MO	1.0–2.0	1.0	725	$1,250	$1.72	2d	1	1.29mi
601 E Armour Blvd Kansas City, MO	1.0	1.0	571	$995	$1.74	16d	9	1.31mi
601 E Armour Blvd Kansas City, MO	1.0	1.0	571	$1,000	$1.75	3d	11	1.31mi
607 E 42nd St Kansas City, MO	1.0–2.0	1.0	625	$1,150	$1.84	3d	3	1.32mi
605 E 42nd St Unit 605-1B Kansas City, MO	1.0	1.0	400	$915	$2.29	23d	1	1.33mi

Listing history 19 events

1. 2026-06-18
   days on market $95,000 Active 107 DOM
2. 2026-06-17
   days on market $95,000 Active 106 DOM
3. 2026-06-16
   days on market $95,000 Active 105 DOM
4. 2026-06-15
   days on market $95,000 Active 104 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   status $95,000 Active 102 DOM
7. 2026-04-25
   status Pending
8. 2026-03-18
   price $95,000
9. 2026-01-14
   listed $110,000 Active
10. 2026-01-08
    historical $110,000
11. 2023-07-13
    soldstatus
12. 2023-07-12
    soldstatus Closed 291-char remark

    Show marketing remark (291 chars)

    Welcome to this 2 bed 1 bath home with so much potential! Looking for a fixer upper? Look no further! This home is waiting to be remodeled by someone like you! The living room gets plenty of natural lighting and the kitchen comes with stainless steel appliances. Book your appointment today!

13. 2023-07-01
    status Pending 291-char remark

    Show marketing remark (291 chars)

    Welcome to this 2 bed 1 bath home with so much potential! Looking for a fixer upper? Look no further! This home is waiting to be remodeled by someone like you! The living room gets plenty of natural lighting and the kitchen comes with stainless steel appliances. Book your appointment today!

14. 2023-06-22
    listed $80,000 Active 291-char remark

    Show marketing remark (291 chars)

    Welcome to this 2 bed 1 bath home with so much potential! Looking for a fixer upper? Look no further! This home is waiting to be remodeled by someone like you! The living room gets plenty of natural lighting and the kitchen comes with stainless steel appliances. Book your appointment today!

15. 2019-05-03
    soldstatus
16. 2017-12-22
    soldstatus Sold 607-char remark

    Show marketing remark (607 chars)

    2 Bedroom 1 Bath single family home. Close to the highway and only minutes from downtown Kansas City. There are so many opportunities available here! It has good bones and a huge basement, with a little TLC this charming bungalow can be the perfect home or investment opportunity. Call and schedule your showing today! * * Investor purchases can be reviewed once the property has been listed in MLS for 21 days * * * * Owner occupant or non-profit organization purchases can be reviewed after 8 days in MLS * * * * * Please check for FNMA approved non-profit organizations in your area * * *

17. 2017-11-27
    status Pending 607-char remark

    Show marketing remark (607 chars)

    2 Bedroom 1 Bath single family home. Close to the highway and only minutes from downtown Kansas City. There are so many opportunities available here! It has good bones and a huge basement, with a little TLC this charming bungalow can be the perfect home or investment opportunity. Call and schedule your showing today! * * Investor purchases can be reviewed once the property has been listed in MLS for 21 days * * * * Owner occupant or non-profit organization purchases can be reviewed after 8 days in MLS * * * * * Please check for FNMA approved non-profit organizations in your area * * *

18. 2017-10-30
    listed $13,000 Active 607-char remark

    Show marketing remark (607 chars)

    2 Bedroom 1 Bath single family home. Close to the highway and only minutes from downtown Kansas City. There are so many opportunities available here! It has good bones and a huge basement, with a little TLC this charming bungalow can be the perfect home or investment opportunity. Call and schedule your showing today! * * Investor purchases can be reviewed once the property has been listed in MLS for 21 days * * * * Owner occupant or non-profit organization purchases can be reviewed after 8 days in MLS * * * * * Please check for FNMA approved non-profit organizations in your area * * *

19. 1983-11-01
    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: $527 · $44/mo
• Projected year-2 tax: $922 · $77/mo
• Expected delta: +$395/yr (+$33/mo · 74.9%)

ⓘ 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 · 16 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: $14,572
• − Mortgage interest: −$5,321
• − Property taxes: −$527
• − Insurance: −$475
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$2,764
• Taxable income: $3,153
• Est. tax owed @ 24.0%: −$757
• After-tax cash flow: $3,775/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): 10,043
• Household income: $41,943
• Rent vs Own: 61.7% rent · 38.3% own
• Severe rent burden: 853.0

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 0.64)
• Race & ethnicity: Black 45% White 39% Hispanic / Latino 9% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 7% · Canada, Philippines, China
• Languages at home: 88% English-only · Spanish 5% Other Asian/Pacific 3% Arabic 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: ▼ -275.12%
• Current HPI: 243.6094
• Rent YoY: ▲ 9.50%
• 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

+630.8% since first listed

13 events — show timeline

• 2026-04-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $95,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-14 Listed $110,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-08 Coming Soon $110,000 Heartland MLS as Distributed by MLS Grid
• 2023-07-13 Sold (Public Records) — Public Records
• 2023-07-12 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-07-01 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-06-22 Listed $80,000 Heartland MLS as Distributed by MLS Grid
• 2019-05-03 Sold (Public Records) — Public Records
• 2017-12-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2017-11-27 Pending — Heartland MLS as Distributed by MLS Grid
• 2017-10-30 Listed $13,000 Heartland MLS as Distributed by MLS Grid
• 1983-11-01 Sold (Public Records) — Public Records

Property tax history

+8.3%/yr

Latest (2025): $527 · +6.4% YoY. Source: county tax records.