3733 Prospect Ave · Kansas City, MO 64128

$56,900

3 bd · 1.0 ba · 1,629 sqft · SingleFamily public records · 19 Days on market

Built 1911 6,412 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 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

Home needs updating but could make a great rental. Check it out! Full walk out basement. 3 bedrooms and full bath on 2nd floor with finished half story on top. Large Half bath on main floor. Home already offers vinyl siding! --->OFFER ACCEPTED AWAITING FINAL DOCUMENTS

Key facts

• Adjacent kitchen
• Living room
• Finished attic space

Tags

• LIVING ROOM
• ADJACENT KITCHEN
• DINING ROOM
• FINISHED ATTIC SPACE
• HALF BATHROOM
• UNFINISHED BASEMENT

Property features AI

Finance

• Other: Lot size approximately 6,412 square feet; Above-grade living area reported as 1,629 (public records); Property age listed as 101 years or more
• HOA & community: Association fee paid annually (if applicable); No maintenance provided

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 2.5 to 3 stories; Faces west; Located inside city limits
• Construction: Wood siding exterior; Composition roof
• Exterior features: Deck; Covered patio; Metal fencing; Level lot; Paved road with public maintenance

Interior

• Bedrooms: 4 bedrooms
• Flooring: Wood
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Wood flooring; Formal dining area; Finished basement with inside entrance (unfinished areas remain); Living room fireplace
• Laundry & utility: Laundry room on the upper level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $57k.

Deal economics

• At list price, monthly cash flow is $805 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $57k).
• Recommended offer: $56k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.3% 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 rising fast (+4.7%/yr); 87 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,505/mo this rent would consume 50% 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 $6k of equity ($393 loan paydown + $6k 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y 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 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $56,046 (1.5% below list)

Questions for the listing agent

1. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.64% ✓
• Cap rate: 23.28%
• Cash-on-cash: 60.66%
• DSCR: 3.70
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $127,062
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3800 Chestnut Ave	0.11mi	3/1.0	1,470 (-10%)	1mo	$79,900	$54	78
3547 Bellefontaine Ave	0.37mi	3/1.0	1,748 (+7%)	0mo	$95,000	$54	70
3431 Wabash Ave	0.38mi	3/1.5	1,533 (-6%)	3mo	$214,900	$140	68
4125 Chestnut Ave	0.50mi	3/1.0	1,711 (+5%)	1mo	$60,000	$35	67
3717 Indiana Ave	0.49mi	4/1.5 (+1)	1,644 (+1%)	2mo	$129,000	$78	67
4210 Montgall Ave	0.58mi	4/2.0 (+1)	1,682 (+3%)	1mo	$74,900	$45	57
4221 Chestnut Ave	0.62mi	4/1.5 (+1)	1,694 (+4%)	1mo	$110,000	$65	56
3905 Highland Ave	0.60mi	4/2.0 (+1)	1,700 (+4%)	2mo	$267,500	$157	54
3509 Brooklyn Ave	0.39mi	4/2.0 (+1)	1,418 (-13%)	3mo	$130,000	$92	49
3933 Monroe Ave	0.72mi	2/1.0 (-1)	1,440 (-12%)	3mo	$64,000	$44	39
3937 Highland Ave	0.62mi	4/2.5 (+1)	1,850 (+14%)	1mo	$282,500	$153	37
3218 Benton Blvd	0.72mi	4/2.5 (+1)	1,854 (+14%)	0mo	$155,000	$84	32

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: 74.1%
• Equity multiple: 6.32×
• Total profit: $84,837
• Equity at exit: $51,260

10-year hold

• IRR: 68.6%
• Equity multiple: 14.50×
• Total profit: $215,039
• Equity at exit: $110,544

Cash invested: $15,932 (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: 87
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,505 high
• Mortgage (P&I): −$298
• Tax from tax record: −$61 /mo · $738/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $805

Break-even live

Break-even rent $486

Max offer price $56,900

Occupancy floor 41%

Sensitivity live

Price	-10% $838	-5% $821	+0% $805	+5% $789	+10% $773
Rent	-10% $686	-5% $746	+0% $805	+5% $865	+10% $924
Rate	-1.0pp $834	-0.5pp $820	base $805	+0.5pp $791	+1.0pp $776

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: $14,225
• Closing costs: $1,707
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3817 S Benton Ave Kansas City, MO	4.0	1.5	1380	$1,650	$1.20	24d	1	0.20mi
3902 Wabash Ave Kansas City, MO	4.0	2.0	1400	$1,850	$1.32	44d	1	0.22mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	11d	1	0.23mi
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	17d	1	0.31mi
4018 Prospect Ave Kansas City, MO	4.0	1.5	1900	$1,695	$0.89	44d	1	0.35mi
3434 Chestnut Ave Kansas City, MO	2.0	1.0	1512	$1,100	$0.73	11d	1	0.36mi
3524 Bellefontaine Ave Kansas City, MO	3.0	1.0	1228	$1,350	$1.10	44d	1	0.37mi
3434 Olive St Kansas City, MO	3.0	2.0	2020	$1,445	$0.72	44d	1	0.39mi
4014 Park Ave Kansas City, MO	3.0	2.0	1271	$1,273	$1.00	44d	1	0.41mi
4107 Olive St Kansas City, MO	3.0	1.5	1271	$1,578	$1.24	8d	1	0.46mi
3818 Indiana Ave Kansas City, MO	3.0	1.5	1223	$1,147	$0.94	44d	1	0.47mi
2018 E 35th St Kansas City, MO	3.0	2.0	1502	$1,800	$1.20	4d	1	0.48mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	8d	1	0.49mi
2002 E 35th St Kansas City, MO	3.0	2.0	1426	$1,295	$0.91	8d	1	0.51mi
4119 S Benton Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	44d	1	0.51mi
4112 Park Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	15d	1	0.52mi
4116 Bellefontaine Ave Kansas City, MO	3.0	1.0	1234	$1,000	$0.81	24d	1	0.54mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	24d	1	0.55mi
3419 College Ave Kansas City, MO	4.0	1.0	1608	$1,300	$0.81	3d	1	0.58mi
3304 Agnes Ave Unit Downstairs Kansas City, MO	3.0	1.0	1150	$1,095	$0.95	44d	1	0.59mi
3609 Wayne Ave Kansas City, MO	3.0	1.5	1118	$1,900	$1.70	24d	1	0.65mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	24d	1	0.66mi
3525 Monroe Ave Kansas City, MO	3.0	2.0	1569	$1,500	$0.96	44d	1	0.72mi
3713 Cleveland Ave Kansas City, MO	4.0	1.0	1256	$1,250	$1.00	17d	1	0.73mi
2120 Linwood Blvd Kansas City, MO	3.0	1.0	1326	$1,400	$1.06	44d	1	0.77mi
4211 Woodland Ave Kansas City, MO	4.0	2.5	1926	$2,010	$1.04	17d	1	0.79mi
4219 Woodland Ave Kansas City, MO	4.0	2.0	1566	$1,900	$1.21	3d	1	0.82mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	24d	1	0.82mi
3205 E 31st St Kansas City, MO	4.0	1.0	1800	$1,325	$0.74	24d	1	0.88mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	17d	1	0.90mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	44d	1	0.91mi
3009 Garfield Ave Kansas City, MO	3.0	1.5	1334	$1,425	$1.07	44d	1	0.97mi
4511 Park Ave Kansas City, MO	4.0	2.5	1915	$1,982	$1.03	24d	1	0.98mi
3332 Norton Ave Kansas City, MO	3.0	1.0	1272	$1,350	$1.06	44d	1	1.01mi
3220 E 30th St Unit 1A Kansas City, MO	2.0	1.0	1214	$950	$0.78	44d	1	1.03mi
3920 Spruce Ave Kansas City, MO	2.0	1.0	1968	$1,195	$0.61	24d	1	1.05mi
1111 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	788	$1,660	$2.11	3d	9	1.05mi
1111 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	812	$1,660	$2.04	44d	9	1.05mi
4228 Virginia Ave Kansas City, MO	3.0	1.0	1200	$1,250	$1.04	11d	1	1.05mi
4117 Forest Ave Kansas City, MO	2.0	2.0	1300	$1,390	$1.07	24d	1	1.05mi

Listing history 12 events

1. 2026-06-21
   days on market $56,900 Active 19 DOM
2. 2026-06-18
   days on market $56,900 Active 16 DOM
3. 2026-06-17
   days on market $56,900 Active 15 DOM
4. 2026-06-16
   days on market $56,900 Active 14 DOM
5. 2026-06-15
   days on market $56,900 Active 13 DOM
6. 2026-06-13
   days on market $56,900 Active 11 DOM
7. 2026-06-09
   days on market $56,900 Active 7 DOM
8. 2026-06-08
   days on market $56,900 Active 6 DOM
9. 2026-06-07
   days on market $56,900 Active 5 DOM
10. 2026-06-05
    days on market $56,900 Active 2 DOM
11. 2026-06-02
    remarks 494-char remark
12. 2026-06-02
    listed $56,900 Active 1 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: $738 · $61/mo
• Projected year-2 tax: $738 · $61/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $18,059
• − Mortgage interest: −$3,187
• − Property taxes: −$738
• − Insurance: −$284
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$1,655
• Taxable income: $9,305
• Est. tax owed @ 24.0%: −$2,233
• After-tax cash flow: $7,431/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

+532.2% since first listed

10 events — show timeline

• 2026-06-02 Listed $56,900 Heartland MLS as Distributed by MLS Grid
• 2008-09-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-05-14 Listed $5,900 Heartland MLS as Distributed by MLS Grid
• 2008-04-01 Sold (Public Records) — Public Records
• 2002-02-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2002-01-15 Listed $15,900 Heartland MLS as Distributed by MLS Grid
• 2000-05-18 Sold (Public Records) — Public Records
• 1998-12-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1998-11-30 Listed $9,000 Heartland MLS as Distributed by MLS Grid
• 1992-10-22 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $738 · +2.9% YoY. Source: county tax records.