3501 E 26th St · Kansas City, MO 64127

$24,900

3 bd · 1.0 ba · 1,416 sqft · SingleFamily public records · 133 Days on market

Built 1908 3,212 sqft lot $18/sqft · 83% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +1.1/10.0

Listing remarks MLS

Don't miss this two bedroom one bathroom home. Sought after Jersey Heights subdivision. Corner lot.

Key facts

• 3,212 sq ft lot
• Garage
• Built 1908

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $893 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 49.3% 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 flat; 108 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 $1,360/mo this rent would consume 49% of the median local household income ($33k/yr) (locally 1943% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $172 of loan paydown is wiped out by about $747 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 + 0.9% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y ago; this cycle's ask has dropped $25k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $21,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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 1908 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 5.46% ✓
• Cap rate: 49.34%
• Cash-on-cash: 153.75%
• DSCR: 7.84
• GRM: 1.5

CMA / ARV

• ARV (median comp): $150,022
• List price: $24,900
• Delta: -83.40%
• 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
2334 Walrond Ave	0.38mi	3/1.5	1,370 (-3%)	8mo	$59,000	$43	68
2512 Mersington Ave	0.26mi	4/1.5 (+1)	1,500 (+6%)	6mo	$72,000	$48	66
2922 E 30th St	0.57mi	3/1.0	1,364 (-4%)	3mo	$73,600	$54	65
2319 Norton Ave	0.50mi	3/1.0	1,495 (+6%)	5mo	$137,500	$92	63
3706 E 29th St	0.39mi	3/1.0	1,248 (-12%)	2mo	$95,000	$76	61
2331 Montgall Ave	0.59mi	4/2.0 (+1)	1,376 (-3%)	4mo	$172,000	$125	56
3023 College Ave	0.55mi	3/1.5	1,320 (-7%)	9mo	$40,000	$30	53
2406 Kensington Ave	0.58mi	4/2.0 (+1)	1,506 (+6%)	7mo	$183,000	$122	48
2636 Spruce St	0.48mi	4/2.0 (+1)	1,282 (-10%)	7mo	$199,000	$155	47
3026 Walrond Ave	0.59mi	2/1.0 (-1)	1,244 (-12%)	8mo	$55,000	$44	40
2420 Spruce Ave	0.52mi	4/2.0 (+1)	1,579 (+12%)	9mo	$158,999	$101	40
2519 Olive St	0.68mi	2/1.5 (-1)	1,600 (+13%)	6mo	$125,000	$78	35

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 · 0.94% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.19×
• Total profit: $50,123
• Equity at exit: $3,713

10-year hold

• IRR: —
• Equity multiple: 16.22×
• Total profit: $106,136
• Equity at exit: $2,153

Cash invested: $6,972 (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 64127

• Home prices YoY: -2.6%
• Rents YoY: 0.9%
• Active inventory: 108
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,360 high
• Mortgage (P&I): −$131
• Tax from tax record: −$40 /mo · $485/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $893

Break-even live

Break-even rent $230

Max offer price $24,900

Occupancy floor 29%

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2419 Bales Ave Kansas City, MO	3.0	1.5	1116	$1,500	$1.34	3d	1	0.28mi
2413 College Ave Kansas City, MO	2.0	2.0	1022	$1,225	$1.20	24d	1	0.32mi
2424 Norton Ave Unit B Kansas City, MO	3.0	1.0	982	$1,150	$1.17	16d	1	0.43mi
2846 Myrtle Ave Kansas City, MO	3.0	2.0	1705	$1,350	$0.79	16d	1	0.45mi
3220 E 30th St Unit 1A Kansas City, MO	2.0	1.0	1214	$950	$0.78	44d	1	0.47mi
2637 E 29th St Unit 3 Kansas City, MO	2.0	1.0	954	$1,050	$1.10	44d	1	0.61mi
3205 E 31st St Kansas City, MO	4.0	1.0	1800	$1,325	$0.74	24d	1	0.62mi
2900 E 21st St Kansas City, MO	3.0	1.5	897	$1,650	$1.84	16d	1	0.70mi
3201 E 20th St Kansas City, MO	2.0	1.0	900	$1,050	$1.17	24d	1	0.71mi
2708 Olive St Kansas City, MO	4.0	2.0	1585	$1,500	$0.95	17d	1	0.71mi
3305 E 19th St Kansas City, MO	2.0	1.0	1500	$1,200	$0.80	44d	1	0.80mi
2724 Brooklyn Ave Kansas City, MO	3.0	2.5	1398	$1,440	$1.03	24d	1	0.84mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	24d	1	0.85mi
3032 Elmwood Ave Kansas City, MO	3.0	1.0	1027	$1,275	$1.24	7d	1	0.86mi
2003 Wabash Ave Unit B Kansas City, MO	3.0	2.0	1200	$1,095	$0.91	24d	1	0.90mi
3304 Agnes Ave Unit Downstairs Kansas City, MO	3.0	1.0	1150	$1,095	$0.95	44d	1	0.91mi
1905 Kensington Ave Kansas City, MO	3.0	2.0	1285	$1,325	$1.03	24d	1	0.93mi
1805 Jackson Ave Kansas City, MO	4.0	2.0	1250	$1,250	$1.00	44d	1	0.94mi
3330 Agnes Ave Kansas City, MO	3.0	1.0	1000	$1,410	$1.41	44d	1	0.97mi
3332 Norton Ave Kansas City, MO	3.0	1.0	1272	$1,350	$1.06	44d	1	0.98mi
3009 Garfield Ave Kansas City, MO	3.0	1.5	1334	$1,425	$1.07	44d	1	0.99mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	7d	1	1.01mi
3419 College Ave Kansas City, MO	4.0	1.0	1608	$1,300	$0.81	2d	1	1.01mi
1812 Elmwood Ave Kansas City, MO	3.0	1.0	1650	$1,600	$0.97	16d	1	1.04mi
2120 Linwood Blvd Kansas City, MO	3.0	1.0	1326	$1,400	$1.06	44d	1	1.08mi
3233 Park Ave Unit 1 Kansas City, MO	2.0	1.0	950	$1,075	$1.13	44d	1	1.09mi
3233 Park Ave Unit 2 Kansas City, MO	2.0	1.0	950	$1,000	$1.05	24d	1	1.09mi
5108 E 30th St Kansas City, MO	3.0	1.0	960	$1,400	$1.46	3d	1	1.11mi
3434 Chestnut Ave Kansas City, MO	2.0	1.0	1512	$1,100	$0.73	10d	1	1.14mi
3525 Monroe Ave Kansas City, MO	3.0	2.0	1569	$1,500	$0.96	44d	1	1.16mi
3524 Bellefontaine Ave Kansas City, MO	3.0	1.0	1228	$1,350	$1.10	44d	1	1.19mi
3414 Elmwood Ave Kansas City, MO	4.0	1.0	1109	$1,300	$1.17	16d	1	1.20mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,031	$0.97	12d	1	1.22mi
2101 Vine St Kansas City, MO	1.0–2.0	1.0	942	$1,499	$1.59	16d	1	1.29mi
2729 Grove St Kansas City, MO	3.0	2.0	1510	$1,375	$0.91	44d	1	1.31mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	10d	1	1.34mi
1233 Benton Blvd Kansas City, MO	4.0	2.5	1500	$2,500	$1.67	44d	1	1.34mi
3243 Denver Dr Kansas City, MO	1.0–3.0	1.0	862	$1,226	$1.42	44d	1	1.34mi
3713 Cleveland Ave Kansas City, MO	4.0	1.0	1256	$1,250	$1.00	16d	1	1.39mi
2018 E 35th St Kansas City, MO	3.0	2.0	1502	$1,800	$1.20	3d	1	1.39mi

Listing history 36 events

1. 2026-06-18
   days on market $24,900 Active 133 DOM
2. 2026-06-17
   days on market $24,900 Active 132 DOM
3. 2026-06-16
   days on market $24,900 Active 131 DOM
4. 2026-06-15
   days on market $24,900 Active 130 DOM
5. 2026-06-13
   days on market $24,900 Active 128 DOM
6. 2026-06-09
   days on market $24,900 Active 124 DOM
7. 2026-06-08
   days on market $24,900 Active 123 DOM
8. 2026-06-07
   days on market $24,900 Active 122 DOM
9. 2026-06-05
   days on market $24,900 Active 119 DOM
10. 2026-06-03
    days on market $24,900 Active 118 DOM
11. 2026-06-02
    days on market $24,900 Active 117 DOM
12. 2026-06-01
    days on market $24,900 Active 116 DOM
13. 2026-05-31
    days on market $24,900 Active 115 DOM
14. 2026-04-28
    price $29,900 99-char remark

    Show marketing remark (99 chars)

    Don't miss this two bedroom one bathroom home. Sought after Jersey Heights subdivision. Corner lot.

15. 2026-03-31
    price $39,900 99-char remark

    Show marketing remark (99 chars)

    Don't miss this two bedroom one bathroom home. Sought after Jersey Heights subdivision. Corner lot.

16. 2026-03-03
    price $44,900 99-char remark

    Show marketing remark (99 chars)

    Don't miss this two bedroom one bathroom home. Sought after Jersey Heights subdivision. Corner lot.

17. 2026-02-05
    listed $49,900 Active 99-char remark

    Show marketing remark (99 chars)

    Don't miss this two bedroom one bathroom home. Sought after Jersey Heights subdivision. Corner lot.

18. 2024-03-26
    soldstatus
19. 2024-03-19
    soldstatus Closed 703-char remark

    Show marketing remark (703 chars)

    This completely rehabbed home will make the perfect home for you. Be greeted by the newly painted exterior with update porch railing and new front door. Once you enter the home, you are taken back by the spacious Livingroom with fireplace and gorgeous updated light fixtures. Proceed on to the large dining room and enter the updated kitchen. Plenty of room to entertain in the bonus room behind the kitchen or you could make this a 3rd bedroom. Upstairs you will find 2 very large bedrooms and an updated bathroom. Ready to move your stuff in with new roof, new windows, new hot water heater, new furnace, ac, new electric, exterior and interior freshly painted, new front door, new porch railing, etc.

20. 2024-02-05
    status Pending 703-char remark

    Show marketing remark (703 chars)

    This completely rehabbed home will make the perfect home for you. Be greeted by the newly painted exterior with update porch railing and new front door. Once you enter the home, you are taken back by the spacious Livingroom with fireplace and gorgeous updated light fixtures. Proceed on to the large dining room and enter the updated kitchen. Plenty of room to entertain in the bonus room behind the kitchen or you could make this a 3rd bedroom. Upstairs you will find 2 very large bedrooms and an updated bathroom. Ready to move your stuff in with new roof, new windows, new hot water heater, new furnace, ac, new electric, exterior and interior freshly painted, new front door, new porch railing, etc.

21. 2024-01-19
    listed $170,000 Active 703-char remark

    Show marketing remark (703 chars)

    This completely rehabbed home will make the perfect home for you. Be greeted by the newly painted exterior with update porch railing and new front door. Once you enter the home, you are taken back by the spacious Livingroom with fireplace and gorgeous updated light fixtures. Proceed on to the large dining room and enter the updated kitchen. Plenty of room to entertain in the bonus room behind the kitchen or you could make this a 3rd bedroom. Upstairs you will find 2 very large bedrooms and an updated bathroom. Ready to move your stuff in with new roof, new windows, new hot water heater, new furnace, ac, new electric, exterior and interior freshly painted, new front door, new porch railing, etc.

22. 2023-02-22
    historical
23. 2023-01-25
    price $119,900
24. 2023-01-06
    price $129,900
25. 2022-12-16
    listed $149,900 Active
26. 2022-10-22
    status Pending
27. 2022-10-22
    historical
28. 2022-09-30
    status Active
29. 2022-09-17
    historical Active Under Contract
30. 2022-09-09
    listed $80,000 Active
31. 2013-11-06
    soldstatus
32. 2013-11-04
    soldstatus
33. 2013-05-15
    listed $4,500
34. 2010-08-30
    soldstatus
35. 2010-04-08
    listed $9,900
36. 1990-12-07
    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: $485 · $40/mo
• Projected year-2 tax: $485 · $40/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 ≥106°F today · 15 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: $16,324
• − Mortgage interest: −$1,395
• − Property taxes: −$485
• − Insurance: −$124
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$724
• Taxable income: $10,984
• Est. tax owed @ 24.0%: −$2,636
• After-tax cash flow: $8,084/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): 17,668
• Household income: $33,111
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 1943.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 42% Hispanic / Latino 40% Two or more races 13% White 12% Native American 1%
• Hispanic origin (detail): Mexican 28%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 29%

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: ▼ -7.88%
• Current HPI: 289.2468
• Rent YoY: ▲ 0.94%
• 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

+202.0% since first listed

23 events — show timeline

• 2026-04-28 Price Changed $29,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $39,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $44,900 Heartland MLS as Distributed by MLS Grid
• 2026-02-05 Listed $49,900 Heartland MLS as Distributed by MLS Grid
• 2024-03-26 Sold (Public Records) — Public Records
• 2024-03-19 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-02-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-01-19 Listed $170,000 Heartland MLS as Distributed by MLS Grid
• 2023-02-22 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-01-25 Price Changed $119,900 Heartland MLS as Distributed by MLS Grid
• 2023-01-06 Price Changed $129,900 Heartland MLS as Distributed by MLS Grid
• 2022-12-16 Listed $149,900 Heartland MLS as Distributed by MLS Grid
• 2022-10-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-10-22 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-09-30 Relisted — Heartland MLS as Distributed by MLS Grid
• 2022-09-17 Contingent — Heartland MLS as Distributed by MLS Grid
• 2022-09-09 Listed $80,000 Heartland MLS as Distributed by MLS Grid
• 2013-11-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2013-11-04 Sold (Public Records) — Public Records
• 2013-05-15 Listed $4,500 Heartland MLS as Distributed by MLS Grid
• 2010-08-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-04-08 Listed $9,900 Heartland MLS as Distributed by MLS Grid
• 1990-12-07 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2025): $485 · -16.2% YoY. Source: county tax records.