3345 Montgall Ave · Kansas City, MO 64128

$85,000

4 bd · 1.0 ba · 1,454 sqft · SingleFamily public records · 35 Days on market

Built 1905 4,855 sqft lot $58/sqft · 43% below area Est $148k · 43% under

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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 +2.5/5.0
• Schools +1.5/10.0

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. THANK YOU

Key facts

• 4,855 sq ft lot
• Built 1905
• Listed 35 days

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 sewer; Cable available
• Home design: Single-family residence (Bungalow); Faces west; Living area approximately 1,454 above grade
• Construction: Stone and frame construction; Composition roof; Has unfinished stone/rock basement
• Exterior features: Fixer-up condition; Metal fencing; City 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 bathroom; 1 half bathroom; Full bathroom includes shower over tub
• Heating & cooling: Natural gas heating; No central air
• Interior features: Living room with gas fireplace; Living/Dining combo
• Laundry & utility: Laundry in lower level/basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $655 ($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: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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 (+4.7%/yr); 86 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); lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $1,488/mo this rent would consume 49% of the median local household income ($36k/yr) (locally 946% 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 35 days — a 3% lower offer ($82k) 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.75% ✓
• Cap rate: 15.55%
• Cash-on-cash: 33.05%
• DSCR: 2.47
• GRM: 4.8

CMA / ARV

• ARV (median comp): $147,890
• List price: $85,000
• Delta: -42.52%
• 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
3431 Wabash Ave	0.16mi	3/1.5 (-1)	1,533 (+5%)	3mo	$214,900	$140	74
3416 Park Ave	0.28mi	3/1.5 (-1)	1,436 (-1%)	5mo	$125,000	$87	74
3509 Brooklyn Ave	0.35mi	4/2.0	1,418 (-2%)	3mo	$130,000	$92	73
3800 Chestnut Ave	0.52mi	3/1.0 (-1)	1,470 (+1%)	1mo	$79,900	$54	68
2922 E 30th St	0.52mi	3/1.0 (-1)	1,364 (-6%)	3mo	$73,600	$54	58
2112 E 36th St	0.42mi	3/2.0 (-1)	1,343 (-8%)	2mo	$150,000	$112	57
3009 Garfield Ave	0.59mi	3/1.5 (-1)	1,396 (-4%)	3mo	$85,000	$61	57
3910 Wabash Ave	0.69mi	4/2.0	1,366 (-6%)	1mo	$10,000	$7	53
2947 Garfield Ave	0.72mi	3/2.0 (-1)	1,527 (+5%)	0mo	$125,000	$82	49
3717 Indiana Ave	0.61mi	4/1.5	1,644 (+13%)	2mo	$129,000	$78	46
3805 Bellefontaine Ave	0.59mi	3/1.5 (-1)	1,624 (+12%)	5mo	$169,900	$105	42
3337 Flora Ave	0.75mi	3/2.0 (-1)	1,600 (+10%)	2mo	$178,900	$112	38

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: 50.5%
• Equity multiple: 4.80×
• Total profit: $90,534
• Equity at exit: $76,575

10-year hold

• IRR: 44.8%
• Equity multiple: 11.05×
• Total profit: $239,185
• 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.

Methodology + full state rankings →

ZIP-level market 64128

• Home prices YoY: 21.6%
• Rents YoY: 4.7%
• Active inventory: 86
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,488 high
• Mortgage (P&I): −$446
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $655

Break-even live

Break-even rent $658

Max offer price $85,000

Occupancy floor 51%

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
• Reserves months: —
• Total cash needed: —

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	43d	1	0.17mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	7d	1	0.17mi
3304 Agnes Ave Unit Downstairs Kansas City, MO	3.0	1.0	1150	$1,095	$0.95	43d	1	0.19mi
3524 Bellefontaine Ave Kansas City, MO	3.0	1.0	1228	$1,350	$1.10	43d	1	0.33mi
3419 College Ave Kansas City, MO	4.0	1.0	1608	$1,300	$0.81	2d	1	0.40mi
2120 Linwood Blvd Kansas City, MO	3.0	1.0	1326	$1,400	$1.06	43d	1	0.40mi
2018 E 35th St Kansas City, MO	3.0	2.0	1502	$1,800	$1.20	3d	1	0.41mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	10d	1	0.42mi
2002 E 35th St Kansas City, MO	3.0	2.0	1426	$1,295	$0.91	7d	1	0.44mi
3205 E 31st St Kansas City, MO	4.0	1.0	1800	$1,325	$0.74	23d	1	0.46mi
3009 Garfield Ave Kansas City, MO	3.0	1.5	1334	$1,425	$1.07	43d	1	0.56mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	23d	1	0.58mi
3817 S Benton Ave Kansas City, MO	4.0	1.5	1380	$1,650	$1.20	23d	1	0.60mi
3525 Monroe Ave Kansas City, MO	3.0	2.0	1569	$1,500	$0.96	43d	1	0.68mi
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	16d	1	0.69mi
3902 Wabash Ave Kansas City, MO	4.0	2.0	1400	$1,850	$1.32	43d	1	0.69mi
3818 Indiana Ave Kansas City, MO	3.0	1.5	1223	$1,147	$0.94	43d	1	0.73mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	23d	1	0.73mi
3609 Wayne Ave Kansas City, MO	3.0	1.5	1118	$1,900	$1.70	23d	1	0.74mi
2708 Olive St Kansas City, MO	4.0	2.0	1585	$1,500	$0.95	17d	1	0.83mi
3713 Cleveland Ave Kansas City, MO	4.0	1.0	1256	$1,250	$1.00	16d	1	0.83mi
2724 Brooklyn Ave Kansas City, MO	3.0	2.5	1398	$1,440	$1.03	23d	1	0.84mi
3332 Norton Ave Kansas City, MO	3.0	1.0	1272	$1,350	$1.06	43d	1	0.86mi
4014 Park Ave Kansas City, MO	3.0	2.0	1271	$1,273	$1.00	43d	1	0.86mi
4107 Olive St Kansas City, MO	3.0	1.5	1271	$1,578	$1.24	7d	1	0.94mi
3314 Tracy Ave Unit B Kansas City, MO	3.0	1.0	1100	$947	$0.86	21d	1	0.95mi
3314 Tracy Ave Kansas City, MO	3.0	1.0	1100	$947	$0.86	7d	1	0.95mi
4119 S Benton Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	43d	1	0.98mi
2846 Myrtle Ave Kansas City, MO	3.0	2.0	1705	$1,350	$0.79	16d	1	0.98mi
4116 Bellefontaine Ave Kansas City, MO	3.0	1.0	1234	$1,000	$0.81	23d	1	0.98mi
4112 Park Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	14d	1	0.98mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	23d	1	1.08mi
2729 Grove St Kansas City, MO	3.0	2.0	1510	$1,375	$0.91	43d	1	1.09mi
3414 Elmwood Ave Kansas City, MO	4.0	1.0	1109	$1,300	$1.17	16d	1	1.17mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	43d	1	1.18mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	7d	1	1.22mi
3032 Elmwood Ave Kansas City, MO	3.0	1.0	1027	$1,275	$1.24	7d	1	1.23mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	16d	1	1.25mi
4219 Woodland Ave Kansas City, MO	4.0	2.0	1566	$1,900	$1.21	2d	1	1.25mi
2419 Bales Ave Kansas City, MO	3.0	1.5	1116	$1,500	$1.34	3d	1	1.30mi

Listing history 24 events

1. 2026-06-18
   days on market $85,000 Active 35 DOM
2. 2026-06-17
   days on market $85,000 Active 34 DOM
3. 2026-06-16
   days on market $85,000 Active 33 DOM
4. 2026-06-15
   pricedays on market $85,000 Active 32 DOM
5. 2026-06-13
   days on market $99,500 Active 30 DOM
6. 2026-06-09
   days on market $99,500 Active 26 DOM
7. 2026-06-08
   days on market $99,500 Active 25 DOM
8. 2026-06-07
   days on market $99,500 Active 24 DOM
9. 2026-06-05
   days on market $99,500 Active 21 DOM
10. 2026-06-03
    days on market $99,500 Active 20 DOM
11. 2026-06-02
    days on market $99,500 Active 19 DOM
12. 2026-06-01
    days on market $99,500 Active 18 DOM
13. 2026-05-31
    days on market $99,500 Active 17 DOM
14. 2026-05-14
    listed $99,500 Active 57-char remark
15. 2026-05-08
    historical
16. 2026-04-03
    listed $120,000 Active
17. 2026-03-16
    historical
18. 2008-02-06
    soldstatus

    Show marketing remark (179 chars)

    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. THANK YOU

19. 2008-02-04
    listed $38,000

    Show marketing remark (179 chars)

    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. THANK YOU

20. 2007-08-21
    listed $38,000
21. 2006-07-06
    soldstatus
22. 2004-09-23
    soldstatus
23. 2004-07-24
    listed $26,500
24. 1995-10-10
    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: $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

Taxation est. · year 1

• Rental income: $17,853
• − Mortgage interest: −$4,761
• − Property taxes: −$464
• − Insurance: −$425
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$2,473
• Taxable income: $6,874
• Est. tax owed @ 24.0%: −$1,650
• After-tax cash flow: $6,216/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): 11,912
• Household income: $36,088
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 946.0

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 (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
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

+220.8% since first listed

12 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%/yr

Latest (2025): $464 · -45.8% YoY. Source: county tax records.