7015 College Ave · Kansas City, MO 64132

$115,000

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 146 Days on market

Built 1953 5,534 sqft lot $138/sqft · 41% above area Est $82k · 41% over

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Why this score? — see what drove the C+ 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 +25.3/30.0
• Appreciation +10.0/10.0
• DSCR +8.3/10.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

A clean, straightforward 2-bed bungalow on a deep lot in southeast Kansas City — ideal for a new landlord or an owner-occupant seeking affordability and simplicity. Inside, you’ll find durable flooring in the living spaces, neutral finishes, and functional updates throughout. The large kitchen offers plenty of cabinet storage and workspace, while both bedrooms provide comfortable layouts with natural light. The bath features a tiled shower surround and updated vanity. A bonus rear flex room adds laundry space and extra storage. Outside, a spacious backyard with mature trees offers room to expand, garden, or add a shed. With a strong rental market in the area and an attractive price point, this property delivers accessible ownership and solid long-term value.

Key facts

• Durable flooring
• Spacious backyard
• Deep lot

Tags

• DEEP LOT
• DURABLE FLOORING
• LARGE KITCHEN
• TILED SHOWER SURROUND
• BONUS REAR FLEX ROOM
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 (+3.0%/yr); 93 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 32% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $12k 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 + 3.0% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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 1953 — 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: 1.05% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.77%
• DSCR: 1.43
• GRM: 7.9

CMA / ARV

• ARV (median comp): $81,618
• List price: $115,000
• Delta: 40.90%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7103 Agnes Ave	0.21mi	2/1.0	854 (+3%)	0mo	$65,000	$76	85
7040 Agnes Ave	0.22mi	3/1.0 (+1)	840 (+1%)	1mo	$99,900	$119	82
6815 S Benton Ave	0.36mi	2/1.0	832 (0%)	4mo	$99,000	$119	80
7127 Bales Ave	0.20mi	3/1.0 (+1)	864 (+4%)	6mo	$50,000	$58	74
3822 E 68th Ter	0.44mi	2/1.0	799 (-4%)	2mo	$110,000	$138	71
6656 Bales Ave	0.46mi	2/1.0	780 (-6%)	5mo	$79,000	$101	64
2407 E 69th Ter	0.55mi	2/1.0	875 (+5%)	2mo	$105,000	$120	64
4211 E 67th Ter	0.67mi	2/1.0	800 (-4%)	0mo	$140,000	$175	62
7426 Indiana Ave	0.53mi	3/1.0 (+1)	874 (+5%)	2mo	$120,000	$137	60
2230 E 67th Ter	0.73mi	2/1.0	897 (+8%)	1mo	$99,900	$111	52
4015 E 68th Ter	0.51mi	3/1.0 (+1)	916 (+10%)	5mo	$139,900	$153	51
7233 Park Ave	0.69mi	3/1.0 (+1)	910 (+9%)	4mo	$170,000	$187	44

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 · 2.98% rent growth · sell at horizon

5-year hold

• IRR: 31.4%
• Equity multiple: 3.46×
• Total profit: $79,259
• Equity at exit: $103,601

10-year hold

• IRR: 27.1%
• Equity multiple: 7.84×
• Total profit: $220,138
• Equity at exit: $223,420

Cash invested: $32,200 (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 64132

• Home prices YoY: 23.6%
• Rents YoY: 3.0%
• Active inventory: 93
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,209 high
• Mortgage (P&I): −$603
• Tax from tax record: −$42 /mo · $506/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $262

Break-even live

Break-even rent $877

Max offer price $115,000

Occupancy floor 73%

Sensitivity live

Price	-10% $327	-5% $295	+0% $262	+5% $230	+10% $197
Rent	-10% $167	-5% $214	+0% $262	+5% $310	+10% $358
Rate	-1.0pp $320	-0.5pp $291	base $262	+0.5pp $232	+1.0pp $202

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7115 Bales Ave Kansas City, MO	3.0	1.0	865	$1,350	$1.56	16d	1	0.17mi
7036 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	810	$1,200	$1.48	3d	1	0.19mi
7127 Bales Ave Kansas City, MO	3.0	1.0	900	$1,350	$1.50	24d	1	0.19mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,645	$1.50	24d	1	0.27mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	15d	1	0.30mi
6817 Cleveland Ave Kansas City, MO	2.0	1.0	779	$1,100	$1.41	44d	1	0.37mi
6703 Walrond Ave Kansas City, MO	2.0	1.0	912	$1,200	$1.32	2d	1	0.40mi
7317 Agnes Ave Kansas City, MO	2.0	1.0	767	$895	$1.17	24d	1	0.45mi
6921 Prospect Ave Unit C Kansas City, MO	1.0	1.0	538	$850	$1.58	4d	1	0.47mi
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	13d	1	0.51mi
3601 E Meyer Blvd Kansas City, MO	1.0	1.0	560	$900	$1.61	44d	1	0.52mi
7412 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	780	$1,200	$1.54	3d	1	0.53mi
7426 Indiana Ave Kansas City, MO	3.0	1.0	1100	$1,400	$1.27	44d	1	0.54mi
6901 Jackson Ave Unit 6903 Kansas City, MO	3.0	1.0	1000	$1,200	$1.20	21d	1	0.56mi
3106 E 75th St Kansas City, MO	3.0	1.5	985	$1,225	$1.24	21d	1	0.60mi
6941 Spruce Ave Kansas City, MO	2.0	1.0	815	$950	$1.17	44d	1	0.61mi
2421 E 67th Ter Kansas City, MO	2.0	1.0	816	$1,125	$1.38	16d	1	0.63mi
2430 E 67th Ter Kansas City, MO	3.0	2.0	960	$1,195	$1.24	44d	1	0.64mi
7411 Montgall Ave Kansas City, MO	3.0	1.0	840	$1,200	$1.43	44d	1	0.64mi
2120 E 68th Ter Kansas City, MO	2.0	1.0	930	$1,200	$1.29	24d	1	0.77mi
7560 Prospect Ave Unit F Kansas City, MO	1.0	1.0	900	$925	$1.03	44d	1	0.91mi
7560 Prospect Ave Unit G Kansas City, MO	1.0	1.0	900	$925	$1.03	4d	1	0.93mi
1831 E 68th St Kansas City, MO	3.0	1.0	1043	$1,250	$1.20	16d	1	0.93mi
7427 Arleta Blvd Kansas City, MO	2.0	1.0	805	$1,150	$1.43	44d	1	0.98mi
1805 E 67th St Kansas City, MO	2.0	1.0	1064	$1,200	$1.13	16d	1	1.04mi
3604 E 61st St Unit 3604 Kansas City, MO	3.0	1.0	875	$1,300	$1.49	44d	1	1.16mi
6029 Indiana Ave Kansas City, MO	2.0	1.0	832	$1,150	$1.38	44d	1	1.19mi
1435 E 66th Ter Kansas City, MO	3.0	1.0	988	$1,340	$1.36	13d	1	1.23mi
6653 Lydia Ave Kansas City, MO	3.0	1.0	962	$1,500	$1.56	16d	1	1.29mi
1861 E 78th St Kansas City, MO	3.0	1.0	864	$1,095	$1.27	16d	1	1.31mi
1830 E 78th St Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	13d	1	1.33mi
6404 The Paseo Kansas City, MO	1.0–2.0	1.0–2.0	942	$1,600	$1.70	3d	6	1.38mi
4250 E 60 Ter Unit 4250 Kansas City, MO	2.0	1.0	783	$895	$1.14	24d	1	1.39mi
2512 E 59th St Kansas City, MO	2.0	1.0	750	$1,150	$1.53	44d	1	1.48mi

Listing history 26 events

1. 2026-06-18
   days on market $115,000 Active 146 DOM
2. 2026-06-17
   days on market $115,000 Active 145 DOM
3. 2026-06-16
   days on market $115,000 Active 144 DOM
4. 2026-06-15
   days on market $115,000 Active 143 DOM
5. 2026-06-13
   days on market $115,000 Active 141 DOM
6. 2026-06-09
   days on market $115,000 Active 137 DOM
7. 2026-06-08
   days on market $115,000 Active 136 DOM
8. 2026-06-07
   days on market $115,000 Active 135 DOM
9. 2026-06-05
   days on market $115,000 Active 132 DOM
10. 2026-06-03
    days on market $115,000 Active 131 DOM
11. 2026-06-02
    days on market $115,000 Active 130 DOM
12. 2026-06-01
    days on market $115,000 Active 129 DOM
13. 2026-05-31
    days on market $115,000 Active 128 DOM
14. 2026-01-23
    listed $115,000 Active 780-char remark

    Show marketing remark (780 chars)

    A clean, straightforward 2-bed bungalow on a deep lot in southeast Kansas City — ideal for a new landlord or an owner-occupant seeking affordability and simplicity. Inside, you’ll find durable flooring in the living spaces, neutral finishes, and functional updates throughout. The large kitchen offers plenty of cabinet storage and workspace, while both bedrooms provide comfortable layouts with natural light. The bath features a tiled shower surround and updated vanity. A bonus rear flex room adds laundry space and extra storage. Outside, a spacious backyard with mature trees offers room to expand, garden, or add a shed. With a strong rental market in the area and an attractive price point, this property delivers accessible ownership and solid long-term value.

15. 2026-01-23
    historical

    Show marketing remark (780 chars)

    A clean, straightforward 2-bed bungalow on a deep lot in southeast Kansas City — ideal for a new landlord or an owner-occupant seeking affordability and simplicity. Inside, you’ll find durable flooring in the living spaces, neutral finishes, and functional updates throughout. The large kitchen offers plenty of cabinet storage and workspace, while both bedrooms provide comfortable layouts with natural light. The bath features a tiled shower surround and updated vanity. A bonus rear flex room adds laundry space and extra storage. Outside, a spacious backyard with mature trees offers room to expand, garden, or add a shed. With a strong rental market in the area and an attractive price point, this property delivers accessible ownership and solid long-term value.

16. 2025-11-14
    price $115,000
17. 2025-11-03
    listed $129,900 Active
18. 2010-09-30
    soldstatus
19. 2010-02-17
    soldstatus
20. 2009-12-28
    historical
21. 2009-09-30
    listed $12,350
22. 2007-08-02
    soldstatus
23. 2005-10-07
    soldstatus
24. 2005-08-12
    listed $19,900
25. 2004-04-14
    soldstatus
26. 1985-11-25
    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: $506 · $42/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$610/yr (+$51/mo · 120.5%)

ⓘ 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: $14,511
• − Mortgage interest: −$6,442
• − Property taxes: −$506
• − Insurance: −$575
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$3,345
• Taxable income: $1,321
• Est. tax owed @ 24.0%: −$317
• After-tax cash flow: $2,829/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): 12,084
• Household income: $45,622
• Rent vs Own: 51.2% rent · 48.8% own
• Severe rent burden: 679.0

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 (66%)
• Race & ethnicity: Black 66% White 16% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 2% Scotch-Irish 1% Romanian 1%
• Foreign-born: 6% · Canada, Jamaica
• 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: ▲ 79.13%
• Current HPI: 414.4305
• Rent YoY: ▲ 2.98%
• 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

+477.9% since first listed

13 events — show timeline

• 2026-01-23 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-01-23 Listed $115,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-14 Price Changed $115,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-03 Listed $129,900 Heartland MLS as Distributed by MLS Grid
• 2010-09-30 Sold (Public Records) — Public Records
• 2010-02-17 Sold (Public Records) — Public Records
• 2009-12-28 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2009-09-30 Listed $12,350 Heartland MLS as Distributed by MLS Grid
• 2007-08-02 Sold (Public Records) — Public Records
• 2005-10-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-08-12 Listed $19,900 Heartland MLS as Distributed by MLS Grid
• 2004-04-14 Sold (Public Records) — Public Records
• 1985-11-25 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $506 · -8.8% YoY. Source: county tax records.