5744 Indiana Ave · Kansas City, MO 64130

$75,000

2 bd · 1.0 ba · 690 sqft · SingleFamily public records · 235 Days on market

Built 1925 5,558 sqft lot $109/sqft · at area comps Est $149k · 50% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Investor special with solid potential in a rapidly developing area! This 2-bed, 1-bath property offers a functional layout with great bones, ready for your creative touch. The spacious living area, formal dining, and generous kitchen provide a strong foundation for a modern refresh. With the right vision, convert existing space for added storage, a main-level laundry, or a convenient drop zone. Sitting on a deep lot, there’s room to explore exterior improvements, outdoor entertaining, or future expansion. This home is ideal for flippers, buy-and-hold investors, or an Airbnb renovation project. Conveniently located near major highways and minutes to downtown Kansas City, stadiums, shopping, and new development. Opportunity is knocking, perfect for someone ready to add value and capitalize on the growth happening all around the neighborhood. Being sold as-is and priced to move. Bring your toolbox and imagination to unlock the equity this property has to offer. Seller will not lease, rent, or owner finance.

Key facts

• Formal dining
• Generous kitchen
• Convenient drop zone

Tags

• SPACIOUS LIVING AREA
• FORMAL DINING
• GENEROUS KITCHEN
• MAIN-LEVEL LAUNDRY
• CONVENIENT DROP ZONE
• DEEP LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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 (+4.4%/yr); 185 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent runs 33% 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 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 1925 — 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: 1.54% ✓
• Cap rate: 13.52%
• Cash-on-cash: 25.80%
• DSCR: 2.15
• GRM: 5.4

CMA / ARV

• ARV (median comp): $149,221
• List price: $75,000
• Delta: -49.74%
• 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
6149 Agnes Ave	0.52mi	2/1.0	720 (+4%)	1mo	$80,100	$111	67
3313 E 55th St	0.36mi	2/1.0	704 (+2%)	17mo	$49,900	$71	65
5424 College Ave	0.46mi	2/1.0	744 (+8%)	3mo	$70,000	$94	63
5700 Norton Ave	0.45mi	3/1.0 (+1)	704 (+2%)	10mo	$99,000	$141	63
6118 Agnes Ave	0.47mi	2/1.0	660 (-4%)	10mo	$45,000	$68	62
6115 S Benton Ave	0.51mi	2/1.0	704 (+2%)	14mo	$129,900	$185	62
5451 College Ave	0.39mi	2/1.0	720 (+4%)	18mo	$70,000	$97	60
2907 E 61st St	0.47mi	2/1.0	744 (+8%)	7mo	$67,500	$91	60
5416 College Ave	0.47mi	2/1.0	744 (+8%)	10mo	$109,900	$148	56
5420 College Ave	0.47mi	2/1.0	744 (+8%)	11mo	$105,500	$142	56
6133 Indiana Ave	0.45mi	3/1.0 (+1)	768 (+11%)	6mo	$54,900	$71	50
6145 Agnes Ave	0.52mi	2/1.0	780 (+13%)	13mo	$88,779	$114	43

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: 20.9%
• Equity multiple: 1.87×
• Total profit: $18,254
• Equity at exit: $11,183

10-year hold

• IRR: 30.0%
• Equity multiple: 3.85×
• Total profit: $59,918
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,156 high
• Mortgage (P&I): −$393
• Tax from tax record: −$37 /mo · $443/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $451

Break-even live

Break-even rent $584

Max offer price $75,000

Occupancy floor 56%

Sensitivity live

Price	-10% $494	-5% $473	+0% $451	+5% $430	+10% $409
Rent	-10% $360	-5% $406	+0% $451	+5% $497	+10% $543
Rate	-1.0pp $489	-0.5pp $470	base $451	+0.5pp $432	+1.0pp $412

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2512 E 59th St Kansas City, MO	2.0	1.0	750	$1,150	$1.53	44d	1	0.51mi
5713 Brooklyn Ave Kansas City, MO	2.0	1.0	600	$1,200	$2.00	8d	1	0.70mi
2205 E 59th St Kansas City, MO	2.0	1.0	724	$1,025	$1.42	17d	1	0.71mi
3315 E 52nd St Kansas City, MO	2.0	1.0	662	$1,125	$1.70	24d	1	0.72mi
5702 Euclid Ave Kansas City, MO	2.0	1.0	683	$1,000	$1.46	44d	1	0.85mi
3017 E 51st St Kansas City, MO	2.0	1.0	621	$1,303	$2.10	8d	1	0.86mi
3601 E Meyer Blvd Kansas City, MO	1.0	1.0	560	$900	$1.61	44d	1	1.05mi
1702 Bushman Dr Kansas City, MO	1.0–2.0	1.0–2.0	895	$1,065	$1.19	44d	1	1.09mi
6921 Prospect Ave Unit C Kansas City, MO	1.0	1.0	538	$850	$1.58	5d	1	1.48mi

Listing history 21 events

1. 2026-06-21
   days on market $75,000 Active 235 DOM
2. 2026-06-18
   days on market $75,000 Active 232 DOM
3. 2026-06-17
   days on market $75,000 Active 231 DOM
4. 2026-06-16
   days on market $75,000 Active 230 DOM
5. 2026-06-15
   days on market $75,000 Active 229 DOM
6. 2026-06-13
   days on market $75,000 Active 227 DOM
7. 2026-06-09
   days on market $75,000 Active 223 DOM
8. 2026-06-08
   days on market $75,000 Active 222 DOM
9. 2026-06-08
   price $75,000 Active 221 DOM
10. 2026-06-07
    days on market $89,950 Active 221 DOM
11. 2026-06-05
    days on market $89,950 Active 218 DOM
12. 2026-06-03
    days on market $89,950 Active 217 DOM
13. 2026-06-02
    days on market $89,950 Active 216 DOM
14. 2026-06-01
    days on market $89,950 Active 215 DOM
15. 2026-05-31
    days on market $89,950 Active 214 DOM
16. 2025-10-29
    listed $89,950 Active 1025-char remark

    Show marketing remark (1025 chars)

    Investor special with solid potential in a rapidly developing area! This 2-bed, 1-bath property offers a functional layout with great bones, ready for your creative touch. The spacious living area, formal dining, and generous kitchen provide a strong foundation for a modern refresh. With the right vision, convert existing space for added storage, a main-level laundry, or a convenient drop zone. Sitting on a deep lot, there’s room to explore exterior improvements, outdoor entertaining, or future expansion. This home is ideal for flippers, buy-and-hold investors, or an Airbnb renovation project. Conveniently located near major highways and minutes to downtown Kansas City, stadiums, shopping, and new development. Opportunity is knocking, perfect for someone ready to add value and capitalize on the growth happening all around the neighborhood. Being sold as-is and priced to move. Bring your toolbox and imagination to unlock the equity this property has to offer. Seller will not lease, rent, or owner finance.

17. 2004-10-13
    soldstatus
18. 2004-08-24
    soldstatus 93-char remark

    Show marketing remark (93 chars)

    Investors will like this 2 bedroom, carpeted rehab home. Move-in condition. Bring all offers.

19. 2004-06-18
    listed $29,900 93-char remark

    Show marketing remark (93 chars)

    Investors will like this 2 bedroom, carpeted rehab home. Move-in condition. Bring all offers.

20. 2002-04-05
    soldstatus
21. 1982-02-01
    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: $443 · $37/mo
• Projected year-2 tax: $728 · $61/mo
• Expected delta: +$285/yr (+$24/mo · 64.4%)

ⓘ 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,866
• − Mortgage interest: −$4,201
• − Property taxes: −$443
• − Insurance: −$375
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$2,182
• Taxable income: $4,447
• Est. tax owed @ 24.0%: −$1,067
• After-tax cash flow: $4,350/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

+200.8% since first listed

6 events — show timeline

• 2025-10-29 Listed $89,950 Heartland MLS as Distributed by MLS Grid
• 2004-10-13 Sold (Public Records) — Public Records
• 2004-08-24 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-06-18 Listed $29,900 Heartland MLS as Distributed by MLS Grid
• 2002-04-05 Sold (Public Records) — Public Records
• 1982-02-01 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $443 · -31.1% YoY. Source: county tax records.