6902 Bellefontaine Ave · Kansas City, MO 64132

$115,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 11 Days on market

Built 1920 5,550 sqft lot Est $105k · 9% over

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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 +28.4/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +6.8/10.0
• Livability +3.9/5.0
• ARV discount +3.2/15.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

Darling 1.5 story with so much potential. Perfect starter for the creative minds! Bring your personal touches to turn this one into your own. Close to highway access, shopping and sporting events. Home sold as is.

Key facts

• 5,550 sq ft lot
• Built 1920
• Listed 10 days

Property features AI

Finance

• Other: Living area listed at 1,040 (source: public records)
• Financial info: Annual tax listed
• HOA & community: No association fees

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 1.5-story floor plan
• Construction: Frame construction; Composition roof; About 101+ years old
• Exterior features: Lot approximately 5,550 square feet

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 10.2% 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); 94 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 36% 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 18y 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1920 — 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: 1.18% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.81%
• DSCR: 1.61
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $105,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6947 Bellefontaine Ave	0.10mi	4/1.0 (+1)	1,019 (-2%)	5mo	$90,000	$88	82
6727 Agnes Ave	0.18mi	3/1.0	1,100 (+6%)	4mo	$90,000	$82	79
6942 College Ave	0.15mi	3/1.5	990 (-5%)	6mo	$80,000	$81	78
7033 Bellefontaine Ave	0.20mi	3/1.5	1,161 (+12%)	0mo	$130,000	$112	69
7013 Bellefontaine Ave	0.15mi	2/1.0 (-1)	1,144 (+10%)	6mo	$90,000	$79	66
2401 E 68th Ter	0.42mi	2/1.0 (-1)	984 (-5%)	6mo	$85,000	$86	61
3608 E 72nd St	0.51mi	3/1.0	959 (-8%)	3mo	$74,900	$78	61
7409 Walrond Ave	0.64mi	4/1.0 (+1)	974 (-6%)	1mo	$109,900	$113	54
4015 E 68th Ter	0.62mi	3/1.0	916 (-12%)	5mo	$139,900	$153	47
2230 E 67th Ter	0.52mi	2/1.0 (-1)	897 (-14%)	1mo	$99,900	$111	47
7233 Park Ave	0.64mi	3/1.0	910 (-12%)	4mo	$170,000	$187	46
6745 Cleveland Ave	0.48mi	2/1.0 (-1)	1,186 (+14%)	5mo	$119,750	$101	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: 34.4%
• Equity multiple: 3.68×
• Total profit: $86,178
• Equity at exit: $103,601

10-year hold

• IRR: 29.7%
• Equity multiple: 8.30×
• Total profit: $235,086
• 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: 94
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,358 high
• Mortgage (P&I): −$603
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $371

Break-even live

Break-even rent $889

Max offer price $115,000

Occupancy floor 68%

Sensitivity live

Price	-10% $436	-5% $403	+0% $371	+5% $338	+10% $306
Rent	-10% $263	-5% $317	+0% $371	+5% $424	+10% $478
Rate	-1.0pp $429	-0.5pp $400	base $371	+0.5pp $341	+1.0pp $311

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6812 College Ave Kansas City, MO	4.0	2.0	1152	$1,795	$1.56	24d	1	0.16mi
7036 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	810	$1,200	$1.48	3d	1	0.19mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	15d	1	0.21mi
6703 Walrond Ave Kansas City, MO	2.0	1.0	912	$1,200	$1.32	3d	1	0.27mi
6821 Bales Ave Kansas City, MO	3.0	1.5	1430	$1,595	$1.12	21d	1	0.28mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,645	$1.50	24d	1	0.30mi
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	13d	1	0.37mi
7115 Bales Ave Kansas City, MO	3.0	1.0	865	$1,350	$1.56	17d	1	0.38mi
7127 Bales Ave Kansas City, MO	3.0	1.0	900	$1,350	$1.50	24d	1	0.40mi
2421 E 67th Ter Kansas City, MO	2.0	1.0	816	$1,125	$1.38	17d	1	0.42mi
2430 E 67th Ter Kansas City, MO	3.0	2.0	960	$1,195	$1.24	45d	1	0.43mi
7240 Agnes Ave Kansas City, MO	3.0	1.0	1140	$1,350	$1.18	3d	1	0.45mi
6817 Cleveland Ave Kansas City, MO	2.0	1.0	779	$1,100	$1.41	45d	1	0.47mi
7317 Agnes Ave Kansas City, MO	2.0	1.0	767	$895	$1.17	24d	1	0.53mi
2237 E 67th St Kansas City, MO	4.0	1.0	1300	$1,500	$1.15	17d	1	0.54mi
2607 E 73rd St Kansas City, MO	2.0	1.0	1212	$1,050	$0.87	24d	1	0.56mi
2120 E 68th Ter Kansas City, MO	2.0	1.0	930	$1,200	$1.29	24d	1	0.57mi
6431 S Benton Ave Kansas City, MO	3.0	1.0	1160	$1,225	$1.06	24d	1	0.59mi
7412 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	780	$1,200	$1.54	3d	1	0.63mi
7411 Montgall Ave Kansas City, MO	3.0	1.0	840	$1,200	$1.43	45d	1	0.68mi
7426 Indiana Ave Kansas City, MO	3.0	1.0	1100	$1,400	$1.27	45d	1	0.69mi
1850 E 68th Ter Kansas City, MO	4.0	2.0	1400	$1,600	$1.14	17d	1	0.69mi
6901 Jackson Ave Unit 6903 Kansas City, MO	3.0	1.0	1000	$1,200	$1.20	22d	1	0.71mi
3106 E 75th St Kansas City, MO	3.0	1.5	985	$1,225	$1.24	22d	1	0.71mi
1831 E 68th St Kansas City, MO	3.0	1.0	1043	$1,250	$1.20	17d	1	0.74mi
6941 Spruce Ave Kansas City, MO	2.0	1.0	815	$950	$1.17	45d	1	0.78mi
1805 E 67th St Kansas City, MO	2.0	1.0	1064	$1,200	$1.13	17d	1	0.84mi
7427 Arleta Blvd Kansas City, MO	2.0	1.0	805	$1,150	$1.43	45d	1	0.93mi
1435 E 66th Ter Kansas City, MO	3.0	1.0	988	$1,340	$1.36	13d	1	1.03mi
3604 E 61st St Unit 3604 Kansas City, MO	3.0	1.0	875	$1,300	$1.49	45d	1	1.07mi
6029 Indiana Ave Kansas City, MO	2.0	1.0	832	$1,150	$1.38	45d	1	1.07mi
6653 Lydia Ave Kansas City, MO	3.0	1.0	962	$1,500	$1.56	17d	1	1.09mi
6404 The Paseo Kansas City, MO	1.0–2.0	1.0–2.0	942	$1,600	$1.70	3d	6	1.17mi
1836 E 77th St Kansas City, MO	2.0	1.0	1200	$1,150	$0.96	22d	1	1.19mi
4211 E 61st St Kansas City, MO	2.0	1.5	1220	$1,500	$1.23	45d	1	1.21mi
3861 E 60th St Kansas City, MO	3.0	2.0	1491	$1,250	$0.84	4d	1	1.27mi
2512 E 59th St Kansas City, MO	2.0	1.0	750	$1,150	$1.53	45d	1	1.31mi
1702 Bushman Dr Kansas City, MO	1.0–2.0	1.0–2.0	895	$1,065	$1.19	45d	1	1.31mi
1861 E 78th St Kansas City, MO	3.0	1.0	864	$1,095	$1.27	17d	1	1.33mi
1830 E 78th St Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	13d	1	1.34mi

Listing history 7 events

1. 2026-06-21
   days on market $115,000 Active 11 DOM
2. 2026-06-18
   days on market $115,000 Active 8 DOM
3. 2026-06-17
   days on market $115,000 Active 7 DOM
4. 2026-06-16
   days on market $115,000 Active 6 DOM
5. 2026-06-15
   days on market $115,000 Active 5 DOM
6. 2026-06-13
   remarks 213-char remark
7. 2026-06-13
   listed $115,000 Active 3 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: $611 · $51/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$504/yr (+$42/mo · 82.5%)

ⓘ 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,293
• − Mortgage interest: −$6,442
• − Property taxes: −$611
• − Insurance: −$575
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$3,345
• Taxable income: $2,713
• Est. tax owed @ 24.0%: −$651
• After-tax cash flow: $3,797/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

+671.8% since first listed

24 events — show timeline

• 2026-06-10 Listed $115,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-15 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-01-16 Price Changed $152,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-08 Price Changed $158,950 Heartland MLS as Distributed by MLS Grid
• 2026-01-05 Listed $159,000 Heartland MLS as Distributed by MLS Grid
• 2025-04-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-03-24 Price Changed $169,500 Heartland MLS as Distributed by MLS Grid
• 2025-02-07 Listed $175,000 Heartland MLS as Distributed by MLS Grid
• 2023-10-13 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-10-13 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-10-10 Sold (Public Records) — Public Records
• 2023-10-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-09-14 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-09-08 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-08-31 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-08-14 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-08-14 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-08-03 Listed $85,000 Heartland MLS as Distributed by MLS Grid
• 2016-10-31 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-09-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2016-08-23 Price Changed $24,900 Heartland MLS as Distributed by MLS Grid
• 2016-06-22 Listed $28,900 Heartland MLS as Distributed by MLS Grid
• 2008-07-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-05-19 Listed $14,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2025): $611 · -32.1% YoY. Source: county tax records.