3345 Montgall Ave · Kansas City, MO
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $473 – $860
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $1,054 – $1,958
Heat risk 4/10 · Minor
- Hot days now (above 107°F)
- 7 days/yr
- Hot days in 30 yrs
- 17 days/yr
Wind risk 2/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 2 days/yr
- Unhealthy air days in 30 yrs
- 3 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the A 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
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- Appreciation +10.0/10.0
- Livability +3.9/5.0
- Rent growth +3.7/5.0
- Condition / age +2.2/5.0
- Schools +0.7/10.0
$85,000
3345 Montgall Ave · Kansas City, MO 64128
4 bd · 1.0 ba · 1,454 sqft · SingleFamily
public records
· 86 Days on market
Built 1905
4,855 sqft lot
$58/sqft
· 38% below area
Est $136k · 38% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Seller requires $1,000 minimum for earnest deposit, and preapproval or proof of funds letter before offer will be submitted to seller. PLEASE FAX OFFERS TO 816.875.4834.
Key facts
- 4,855 sq ft lot
- Built 1905
- Listed 85 days
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 4-bed/1.0-bath single-family listed at $85k. Condition is rated fair.
Deal economics
- At list price, monthly cash flow is $657 ($8k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($1k rent vs $85k).
- Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
- Cap rate 15.6% 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 (+4.7%/yr); 104 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 57d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $1,490/mo this rent would consume 50% of the median local household income ($36k/yr) (locally 16% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.
Forward outlook
- In year one you build about $9k of equity ($588 loan paydown + $8k appreciation (10.0% local appreciation)).
- Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
- At projected returns (10.0% appreciation + 4.7% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
- By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
Negotiation context
- It's been on market 86 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
- 5 sale attempts since 22y ago; this cycle's ask has dropped $14k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Risks & watch-outs
- Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
Recommended offer
$79,900
(6.0% below list)
Questions for the listing agent
- It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.75% ✓
- Cap rate
- 15.57%
- Cash-on-cash
- 33.14%
- DSCR
- 2.47
- GRM
- 4.8
CMA / ARV
- ARV (median comp)
- $136,144
- List price
- $85,000
- Delta
- -37.57%
- 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 |
|---|---|---|---|---|---|---|---|
| 3509 Brooklyn Ave | 0.35mi | 4/2.0 | 1,418 (-2%) | 4mo | $130,000 | $92 | 72 |
| 3800 Chestnut Ave | 0.52mi | 3/1.0 (-1) | 1,470 (+1%) | 3mo | $79,900 | $54 | 67 |
| 3428 S Benton Ave | 0.13mi | 3/1.5 (-1) | 1,260 (-13%) | 1mo | $114,900 | $91 | 64 |
| 3515 Woodland Ave | 0.59mi | 3/1.5 (-1) | 1,470 (+1%) | 0mo | $160,000 | $109 | 64 |
| 3805 Garfield Ave | 0.65mi | 3/2.0 (-1) | 1,429 (-2%) | 1mo | $145,000 | $101 | 57 |
| 2112 E 36th St | 0.42mi | 3/2.0 (-1) | 1,343 (-8%) | 3mo | $150,000 | $112 | 56 |
| 3615 College Ave | 0.48mi | 3/1.5 (-1) | 1,598 (+10%) | 1mo | $175,000 | $110 | 53 |
| 3910 Wabash Ave | 0.69mi | 4/2.0 | 1,366 (-6%) | 2mo | $10,000 | $7 | 52 |
| 2947 Garfield Ave | 0.72mi | 3/2.0 (-1) | 1,527 (+5%) | 2mo | $125,000 | $82 | 47 |
| 3810 Benton Blvd | 0.61mi | 3/2.5 (-1) | 1,580 (+9%) | 0mo | $225,000 | $142 | 46 |
| 3717 Indiana Ave | 0.61mi | 4/1.5 | 1,644 (+13%) | 3mo | $129,000 | $78 | 45 |
| 3337 Flora Ave | 0.75mi | 3/2.0 (-1) | 1,600 (+10%) | 4mo | $178,900 | $112 | 36 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
10.0% appreciation · 4.65% rent growth · sell at horizon
5-year hold
- IRR
- 50.6%
- Equity multiple
- 4.81×
- Total profit
- $90,657
- Equity at exit
- $76,575
10-year hold
- IRR
- 44.9%
- Equity multiple
- 11.06×
- Total profit
- $239,463
- Equity at exit
- $165,136
Cash invested: $23,800 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 39 active · 23 under contract
- Months of supply
- 8.1 mo (12%/mo absorbed)
- Median asking
- $139,000 ($99/sqft)
- Median days on market
- 44 d
- This list price
- 8% of active listings are priced below it
- ARV vs active asking
- -5.3% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 64128
- Home prices YoY
- 21.6%
- Rents YoY
- 4.7%
- Active inventory
- 104
- Price-to-rent
- 4.8×
Monthly cashflow live
↻
- Estimated rent
- $1,490 high interval (Pro) →
- Mortgage (P&I)
- −$446
- Tax from tax record
- −$39 /mo · $464/yr
- Insurance
- −$35
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$313
- Net cashflow
- $657
Break-even live
Break-even rent
$658
Max offer price
$85,000
Occupancy floor
51%
Sensitivity live
| Price | -10% $705 | -5% $681 | +0% $657 | +5% $633 | +10% $609 |
|---|---|---|---|---|---|
| Rent | -10% $540 | -5% $599 | +0% $657 | +5% $716 | +10% $775 |
| Rate | -1.0pp $700 | -0.5pp $679 | base $657 | +0.5pp $635 | +1.0pp $613 |
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
- $21,250
- Closing costs
- $2,550
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 3330 Agnes Ave Kansas City, MO | 3.0 | 1.0 | 1000 | $1,410 | $1.41 | 93d | 1 | 0.17mi |
| 3346 Agnes Ave Kansas City, MO | 3.0 | 1.0 | 1400 | $1,200 | $0.86 | 57d | 1 | 0.17mi |
| 3346 Agnes Ave Kansas City, MO | 3.0 | 1.0 | 1400 | $1,150 | $0.82 | 35d | 1 | 0.17mi |
| 3304 Agnes Ave Unit Downstairs Kansas City, MO | 3.0 | 1.0 | 1150 | $1,095 | $0.95 | 93d | 1 | 0.19mi |
| 3417 Brooklyn Ave Kansas City, MO | 3.0 | 1.5 | 945 | $1,595 | $1.69 | 47d | 1 | 0.31mi |
| 3417 Brooklyn Ave Kansas City, MO | 3.0 | 1.5 | 945 | $1,595 | $1.69 | 28d | 1 | 0.31mi |
| 3331 Benton Blvd Kansas City, MO | 3.0 | 1.0 | 1755 | $1,350 | $0.77 | 41d | 1 | 0.33mi |
| 3524 Bellefontaine Ave Kansas City, MO | 3.0 | 1.0 | 1228 | $1,350 | $1.10 | 93d | 1 | 0.33mi |
| 3604 Park Ave Kansas City, MO | 3.0 | 1.5 | 1320 | $1,550 | $1.17 | 47d | 1 | 0.40mi |
| 3604 Park Ave Kansas City, MO | 3.0 | 1.5 | 1320 | $1,550 | $1.17 | 35d | 1 | 0.40mi |
| 3419 College Ave Kansas City, MO | 4.0 | 1.0 | 1608 | $1,300 | $0.81 | 51d | 1 | 0.40mi |
| 2018 E 35th St Kansas City, MO | 3.0 | 2.0 | 1502 | $1,650 | $1.10 | 20d | 1 | 0.41mi |
| 3630 Agnes Ave Kansas City, MO | 3.0 | 2.0 | 1448 | $1,500 | $1.04 | 60d | 1 | 0.42mi |
| 3639 Agnes Ave Kansas City, MO | 3.0 | 2.0 | 1544 | $1,700 | $1.10 | 12d | 1 | 0.44mi |
| 2002 E 35th St Kansas City, MO | 3.0 | 2.0 | 1426 | $1,150 | $0.81 | 28d | 1 | 0.44mi |
| 3205 E 31st St Kansas City, MO | 4.0 | 1.0 | 1800 | $1,325 | $0.74 | 73d | 1 | 0.46mi |
| 3205 E 31st St Kansas City, MO | 4.0 | 1.0 | 1800 | $1,336 | $0.74 | 17d | 1 | 0.46mi |
| 3310 Askew Ave Kansas City, MO | 3.0 | 2.0 | 1484 | $1,500 | $1.01 | 47d | 1 | 0.55mi |
| 3009 Garfield Ave Kansas City, MO | 3.0 | 1.5 | 1334 | $1,425 | $1.07 | 93d | 1 | 0.56mi |
| 3305 Askew Ave Kansas City, MO | 3.0 | 1.5 | 1428 | $1,450 | $1.02 | 73d | 1 | 0.58mi |
| 3817 S Benton Ave Kansas City, MO | 4.0 | 1.5 | 1380 | $1,600 | $1.16 | 41d | 1 | 0.60mi |
| 3525 Monroe Ave Kansas City, MO | 3.0 | 2.0 | 1569 | $1,500 | $0.96 | 93d | 1 | 0.68mi |
| 3840 Bellefontaine Ave Kansas City, MO | 3.0 | 1.0 | 1500 | $1,500 | $1.00 | 65d | 1 | 0.69mi |
| 3902 Wabash Ave Kansas City, MO | 4.0 | 2.0 | 1400 | $1,850 | $1.32 | 93d | 1 | 0.69mi |
| 3842 Brooklyn Ave Unit 3842 Kansas City, MO | 3.0 | 1.0 | 1100 | $1,425 | $1.30 | 18d | 1 | 0.72mi |
| 3818 Indiana Ave Kansas City, MO | 3.0 | 1.5 | 1223 | $1,147 | $0.94 | 93d | 1 | 0.73mi |
| 3739 Bales Ave Kansas City, MO | 3.0 | 2.0 | 1400 | $1,575 | $1.12 | 73d | 1 | 0.73mi |
| 3609 Wayne Ave Kansas City, MO | 3.0 | 1.5 | 1118 | $1,900 | $1.70 | 73d | 1 | 0.74mi |
| 3911 Benton Blvd Kansas City, MO | 3.0 | 1.0 | 1366 | $1,200 | $0.88 | 27d | 1 | 0.78mi |
| 2708 Olive St Kansas City, MO | 4.0 | 2.0 | 1585 | $1,500 | $0.95 | 66d | 1 | 0.83mi |
| 3713 Cleveland Ave Kansas City, MO | 4.0 | 1.0 | 1256 | $1,250 | $1.00 | 65d | 1 | 0.83mi |
| 2724 Brooklyn Ave Kansas City, MO | 3.0 | 2.5 | 1398 | $1,440 | $1.03 | 73d | 1 | 0.84mi |
| 3024 Flora Ave Kansas City, MO | 3.0 | 1.0 | 1267 | $1,375 | $1.09 | 28d | 1 | 0.86mi |
| 3332 Norton Ave Kansas City, MO | 3.0 | 1.0 | 1272 | $1,350 | $1.06 | 93d | 1 | 0.86mi |
| 4014 Park Ave Kansas City, MO | 3.0 | 2.0 | 1271 | $1,273 | $1.00 | 93d | 1 | 0.86mi |
| 4038 Bellefontaine Ave Kansas City, MO | 3.0 | 1.0 | 1183 | $1,400 | $1.18 | 27d | 1 | 0.91mi |
| 3354 Jackson Ave Kansas City, MO | 3.0 | 1.5 | 1380 | $1,350 | $0.98 | 41d | 1 | 0.92mi |
| 4101 Olive St Kansas City, MO | 3.0 | 2.5 | 1271 | $1,928 | $1.52 | 27d | 1 | 0.93mi |
| 4107 Olive St Kansas City, MO | 3.0 | 2.5 | 1271 | $1,553 | $1.22 | 41d | 1 | 0.94mi |
| 3314 Tracy Ave Kansas City, MO | 3.0 | 1.0 | 1100 | $947 | $0.86 | 57d | 1 | 0.95mi |
Property features AI
Finance
- Other
- Located inside city limits
- HOA & community
- No association fees
Exterior
- Parking
- Off-street parking
- Utilities
- City/public water (verify)Public sewerCable available
- Home design
- Single-family residence (Bungalow)Faces westLiving area approximately 1,454 above grade
- Construction
- Stone and frame constructionComposition roofHas unfinished stone/rock basement
- Exterior features
- Fixer-up conditionMetal fencingCity lot (36 x 135)
Interior
- Kitchen
- Kitchen with laminate counters
- Bedrooms
- 2 bedrooms (one on the main/first level)
- Flooring
- Wood flooring
- Bathrooms
- 1 full bathroom1 half bathroomFull bathroom includes shower over tub
- Heating & cooling
- Natural gas heatingNo central air
- Interior features
- Living room with gas fireplaceLiving/Dining combo
- Laundry & utility
- Laundry in lower level/basement
Listing history 50 events
-
2026-08-08days on market $85,000 Active 86 DOM
-
2026-08-07days on market $85,000 Active 85 DOM
-
2026-08-06days on market $85,000 Active 84 DOM
-
2026-08-05days on market $85,000 Active 83 DOM
-
2026-08-04days on market $85,000 Active 82 DOM
-
2026-08-03days on market $85,000 Active 81 DOM
-
2026-07-31days on market $85,000 Active 78 DOM
-
2026-07-30days on market $85,000 Active 76 DOM
-
2026-07-28days on market $85,000 Active 75 DOM
-
2026-07-26days on market $85,000 Active 73 DOM
-
2026-07-24days on market $85,000 Active 71 DOM
-
2026-07-23days on market $85,000 Active 70 DOM
-
2026-07-22days on market $85,000 Active 69 DOM
-
2026-07-21days on market $85,000 Active 68 DOM
-
2026-07-20days on market $85,000 Active 67 DOM
-
2026-07-18days on market $85,000 Active 65 DOM
-
2026-07-18days on market $85,000 Active 64 DOM
-
2026-07-16days on market $85,000 Active 63 DOM
-
2026-07-15days on market $85,000 Active 62 DOM
-
2026-07-14days on market $85,000 Active 61 DOM
-
2026-07-13days on market $85,000 Active 60 DOM
-
2026-07-13days on market $85,000 Active 59 DOM
-
2026-07-11days on market $85,000 Active 58 DOM
-
2026-07-10days on market $85,000 Active 57 DOM
-
2026-07-09days on market $85,000 Active 56 DOM
-
2026-07-07days on market $85,000 Active 54 DOM
-
2026-07-06days on market $85,000 Active 53 DOM
-
2026-07-05days on market $85,000 Active 52 DOM
-
2026-07-03days on market $85,000 Active 50 DOM
-
2026-07-02days on market $85,000 Active 49 DOM
-
2026-07-01days on market $85,000 Active 48 DOM
-
2026-06-30days on market $85,000 Active 47 DOM
-
2026-06-29days on market $85,000 Active 46 DOM
-
2026-06-28days on market $85,000 Active 45 DOM
-
2026-06-27days on market $85,000 Active 44 DOM
-
2026-06-27days on market $85,000 Active 43 DOM
-
2026-06-25days on market $85,000 Active 41 DOM
-
2026-06-22days on market $85,000 Active 39 DOM
-
2026-06-21days on market $85,000 Active 38 DOM
-
2026-06-18days on market $85,000 Active 35 DOM
-
2026-06-17days on market $85,000 Active 34 DOM
-
2026-06-16days on market $85,000 Active 33 DOM
-
2026-06-15pricedays on market $85,000 Active 32 DOM
-
2026-06-13days on market $99,500 Active 30 DOM
-
2026-06-09days on market $99,500 Active 26 DOM
-
2026-06-08days on market $99,500 Active 25 DOM
-
2026-06-07days on market $99,500 Active 24 DOM
-
2026-06-05days on market $99,500 Active 21 DOM
-
2026-06-03days on market $99,500 Active 20 DOM
-
2026-06-02days on market $99,500 Active 19 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
- $464 · $39/mo
- Projected year-2 tax
- $824 · $69/mo
- Expected delta
- +$361/yr (+$30/mo · 77.8%)
ⓘ 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $17,881
- − Mortgage interest
- −$4,761
- − Property taxes
- −$464
- − Insurance
- −$425
- − Repairs & maintenance
- −$1,430
- − Management
- −$1,430
- − Depreciation
- −$2,473
- Taxable income
- $6,897
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,655
- After-tax cash flow
- $6,233/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.
Condition & rehab AI · 9 photos
45/100
Moderate rehab
Est. rehab $36,350–$65,430 screening
This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, half bath, exterior, and HVAC system.
Repairs flagged
- Major Kitchen cabinets — No photos of kitchen interior, but based on condition of other areas, likely poor
- Major Half bath — Outdated fixtures and tile, likely in poor condition
- Moderate Exterior siding — Weathered and paint chipping
- Moderate Paint — Chipped in some areas
- Minor Windows — Functional, but may need caulking
Value-add opportunities
- Resale Kitchen renovation — Modern kitchen with updated appliances and cabinets can significantly increase resale value ↑
- Resale Half bath renovation — Upgraded fixtures and tile can enhance the home's appeal and increase its resale value ↑
- Both Exterior painting and siding repair — Fresh paint and repairs to siding can improve curb appeal and increase both resale and rental value ↑
- Rental HVAC system inspection and maintenance — A well-maintained HVAC system is crucial for rental properties and can attract tenants ↑
- Both Landscaping and curb appeal improvements — A well-maintained and aesthetically pleasing exterior can increase both resale and rental value ↑
ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 6/100
Zoned Schools
Elementary
M. L. King Elementary
F
MO #1,072/1,115
Nat'l #40,579/41,679
Middle
Central Middle School
F
MO #388/391
Nat'l #13,904/14,009
High
Central High School
F
MO #507/521
Nat'l #16,463/17,239
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
B
Composite livability gradescore 78/100
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 · 719,589 people
- City population
- 439,467
- Metro
- Kansas City, MO-KS
- Population (ZIP)
- 11,912
- Household income
- $36,088
- Rent vs Own
- Severe rent burden
- 16% of renters
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 (79%)
- Race & ethnicity
- Black 79% Hispanic / Latino 9% White 8% Two or more races 7%
- Hispanic origin (detail)
- Mexican 6%
- Common ancestry
- Swedish 1% Hispanic 1%
- Foreign-born
- 7% · Canada
- Languages at home
- 88% English-only · Spanish 7% French/Haitian/Cajun 2%
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
- ▲ 73.41%
- Current HPI
- 412.6862
- Rent YoY
- ▲ 4.65%
- 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 |
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| Insurance | 1 | $21B |
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| Industrial Technology | 1 | $17B |
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| Retail | 1 | $16B |
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| Industrial Distribution | 1 | $10B |
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| Utilities | 1 | $9B |
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Price history
+220.8% since first listed12 events — show timeline
- 2026-06-15 Price Changed $85,000 Heartland MLS as Distributed by MLS Grid
- 2026-05-14 Listed $99,500 Heartland MLS as Distributed by MLS Grid
- 2026-05-08 Listing Removed — Heartland MLS as Distributed by MLS Grid
- 2026-04-03 Listed $120,000 Heartland MLS as Distributed by MLS Grid
- 2026-03-16 Coming Soon — Heartland MLS as Distributed by MLS Grid
- 2008-02-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
- 2008-02-04 Listed $38,000 Heartland MLS as Distributed by MLS Grid
- 2007-08-21 Listed $38,000 Heartland MLS as Distributed by MLS Grid
- 2006-07-06 Sold (Public Records) — Public Records
- 2004-09-23 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
- 2004-07-24 Listed $26,500 Heartland MLS as Distributed by MLS Grid
- 1995-10-10 Sold (Public Records) — Public Records
Property tax history
+5.0%/yrLatest (2025): $464 · -45.8% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…