3217 Thompson Ave · Kansas City, MO 64124

$135,000

3 bd · 1.0 ba · 1,408 sqft · SingleFamily public records · 35 Days on market

Built 1888 3,175 sqft lot $96/sqft · 26% below area Est $181k · 26% under ↓ 16% since listing

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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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.4/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

An Incredible Value Opportunity! Stop renting and start building equity in this charming two-story gem, perfectly positioned for the first-time buyer. Combining historic character with modern convenience, this home features wood flooring and luxury vinyl plank throughout. The updated kitchen and stylishly renovated bathrooms provide a touch of luxury at an unbeatable price point. Spacious living areas and oversized bedrooms offer plenty of room to grow or work from home. Nestled in a desirable historic neighborhood, you’ll enjoy tree-lined charm just minutes from modern amenities. Offered at an exceptional value as the seller pivots to their next project, this home is a prime candidat

Key facts

• Wood flooring
• Oversized bedrooms
• Renovated bathrooms

Tags

• WOOD FLOORING
• LUXURY VINYL PLANK
• UPDATED KITCHEN
• RENOVATED BATHROOMS
• SPACIOUS LIVING AREAS
• OVERSIZED BEDROOMS

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: City/public water (verify); Public sewer
• Home design: Single-family residence; Residential property; 2-story floor plan; Approximately 1,408 square feet above grade
• Construction: Frame construction; Composition roof
• Exterior features: Deck; Porch; Metal and wood fencing; City lot

Interior

• Kitchen: Gas range; Cedar closet in kitchen area; Vinyl flooring in kitchen
• Bedrooms: 3 bedrooms total; One bedroom on the main level; Two bedrooms on the second level
• Flooring: Wood floors in several rooms; Ceramic flooring; Vinyl flooring
• Bathrooms: One full bathroom; One half bathroom; Second-level bathroom with shower over tub
• Heating & cooling: Natural gas forced air heating; Electric cooling (has central cooling)
• Interior features: Ceiling fans throughout; Stained cabinets; Storm doors; Partial storm windows and thermal windows
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 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.
• Zoned schools: Garfield Elementary (math 9% / reading 14%, grade F, #1,022 of 1,115 statewide, top 92%, 649 students, 100% FRL); Northeast Middle School (math 4% / reading 9%, grade F, #384 of 391 statewide, top 98%, 555 students, 100% FRL); Northeast High (math 2% / reading 22%, grade F, #497 of 521 statewide, top 96%, 657 students, 100% FRL) — zoned schools average 100% FRL vs 75% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 53 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% of the median local income ($46k/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 $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1888 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1888 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.47%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

• ARV (median comp): $181,344
• List price: $135,000
• Delta: -25.56%
• 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
3621 Lexington St	0.36mi	3/1.5	1,395 (-1%)	6mo	$165,000	$118	75
3521 Lexington Ave	0.30mi	3/1.0	1,552 (+10%)	2mo	$140,000	$90	68
3430 E 6th St	0.25mi	2/2.0 (-1)	1,558 (+11%)	3mo	$75,000	$48	59
2211 Amie St	0.61mi	3/1.0	1,344 (-4%)	6mo	$122,000	$91	58
402 Kensington Ave	0.70mi	3/2.0	1,376 (-2%)	3mo	$75,000	$55	58
3830 Roberts St	0.40mi	4/2.0 (+1)	1,320 (-6%)	6mo	$70,000	$53	57
421 Prospect Ave	0.38mi	3/2.0	1,215 (-14%)	5mo	$199,000	$164	51
2116 Elma St	0.68mi	3/2.5	1,494 (+6%)	2mo	$250,000	$167	50
404 N Gladstone Blvd	0.72mi	3/1.5	1,512 (+7%)	3mo	$260,000	$172	49
2121 Elma St	0.67mi	3/2.0	1,296 (-8%)	5mo	$220,000	$170	47
2612 E 10th St	0.55mi	4/2.0 (+1)	1,572 (+12%)	3mo	$170,000	$108	44
410 Kensington Ave	0.69mi	4/2.0 (+1)	1,240 (-12%)	5mo	$159,000	$128	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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-6,048
• Equity at exit: $20,129

10-year hold

• IRR: 4.5%
• Equity multiple: 1.32×
• Total profit: $11,933
• Equity at exit: $11,672

Cash invested: $37,800 (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 64124

• Home prices YoY: -26.0%
• Rents YoY: 2.2%
• Active inventory: 53
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,407 high
• Mortgage (P&I): −$708
• Tax from tax record: −$81 /mo · $970/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $267

Break-even live

Break-even rent $1,070

Max offer price $135,000

Occupancy floor 76%

Sensitivity live

Price	-10% $343	-5% $305	+0% $267	+5% $228	+10% $190
Rent	-10% $156	-5% $211	+0% $267	+5% $322	+10% $378
Rate	-1.0pp $335	-0.5pp $301	base $267	+0.5pp $232	+1.0pp $196

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 Bellefontaine Ave Unit 2 Kansas City, MO	2.0	2.0	1500	$1,300	$0.87	45d	1	0.17mi
3510 Garner Ave Kansas City, MO	3.0	2.0	1536	$1,400	$0.91	5d	1	0.23mi
311 Bellefontaine Ave Kansas City, MO	3.0	2.0	1360	$2,200	$1.62	45d	1	0.24mi
412 Montgall Ave Unit 412 Kansas City, MO	2.0	2.0	900	$1,200	$1.33	45d	1	0.31mi
3429 Morrell Ave Kansas City, MO	4.0	1.5	1800	$1,650	$0.92	9d	1	0.34mi
3435 E 7th St Kansas City, MO	2.0	1.0	970	$949	$0.98	9d	1	0.34mi
414 Prospect Ave Unit 1 Kansas City, MO	2.0	1.0	900	$1,295	$1.44	9d	1	0.39mi
901 Benton Blvd Unit 7 Kansas City, MO	2.0	1.0	1100	$1,202	$1.09	45d	1	0.41mi
3523 Saint John Ave Kansas City, MO	3.0	1.0	1500	$995	$0.66	25d	1	0.43mi
916 Bellefontaine Ave Kansas City, MO	3.0	1.5	1399	$1,650	$1.18	18d	1	0.45mi
2834 E 10th St Kansas City, MO	2.0	1.5	1020	$1,250	$1.23	45d	1	0.48mi
2826 E 10th St Kansas City, MO	2.0	1.5	1020	$1,250	$1.23	45d	1	0.49mi
2702 Peery Ave Unit 3E Kansas City, MO	2.0	1.0	1000	$895	$0.90	0d	1	0.65mi
220 Brooklyn Ave Kansas City, MO	2.0	1.0	1000	$1,295	$1.29	9d	1	0.68mi
220 Brooklyn Ave Unit 220-2 Kansas City, MO	2.0	1.0	1000	$1,295	$1.29	22d	1	0.68mi
129 Brooklyn Ave Kansas City, MO	2.0	1.0	1225	$1,195	$0.98	12d	1	0.68mi
105 Brooklyn Ave Kansas City, MO	3.0	1.5	1152	$1,250	$1.09	6d	1	0.71mi
3921 Norledge Ave Unit 2E Kansas City, MO	2.0	1.0	900	$950	$1.06	45d	1	0.73mi
1233 Benton Blvd Kansas City, MO	4.0	2.5	1500	$2,500	$1.67	45d	1	0.73mi
347 Maple Blvd Kansas City, MO	3.0	1.5	1300	$1,473	$1.13	0d	1	0.77mi
347 Maple Blvd Kansas City, MO	3.0	1.5	1246	$1,350	$1.08	25d	1	0.77mi
612 Garfield Ave Kansas City, MO	1.0–2.0	1.0–2.0	900	$1,875	$2.08	3d	44	0.82mi
4405 Norledge Ave Kansas City, MO	3.0	1.0	1510	$1,600	$1.06	45d	1	0.93mi
815 Elmwood Ave Kansas City, MO	3.0	1.5	1302	$1,600	$1.23	16d	1	0.95mi
218 N Elmwood Ave Kansas City, MO	4.0	2.0	1184	$1,500	$1.27	45d	1	0.97mi
3305 E 19th St Kansas City, MO	2.0	1.0	1500	$1,200	$0.80	45d	1	1.27mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,006	$0.95	0d	1	1.36mi
5213 Wilburn Ct Kansas City, MO	3.0	1.0	1274	$1,375	$1.08	23d	1	1.38mi
1805 Jackson Ave Kansas City, MO	4.0	2.0	1250	$1,250	$1.00	45d	1	1.38mi
3201 E 20th St Kansas City, MO	2.0	1.0	900	$1,050	$1.17	25d	1	1.39mi
2003 Wabash Ave Unit B Kansas City, MO	3.0	2.0	1200	$1,095	$0.91	25d	1	1.47mi
2900 E 21st St Kansas City, MO	3.0	1.5	897	$1,650	$1.84	18d	1	1.48mi
1812 Elmwood Ave Kansas City, MO	3.0	1.0	1650	$1,600	$0.97	18d	1	1.50mi

Listing history 37 events

1. 2026-06-19
   status $135,000 Pending 35 DOM
2. 2026-06-18
   days on market $135,000 Active 35 DOM
3. 2026-06-17
   days on market $135,000 Active 34 DOM
4. 2026-06-16
   days on market $135,000 Active 33 DOM
5. 2026-06-16
   price $135,000 Active 32 DOM
6. 2026-06-15
   days on market $150,000 Active 32 DOM
7. 2026-06-13
   days on market $150,000 Active 30 DOM
8. 2026-06-09
   days on market $150,000 Active 26 DOM
9. 2026-06-08
   days on market $150,000 Active 25 DOM
10. 2026-06-07
    days on market $150,000 Active 24 DOM
11. 2026-06-05
    days on market $150,000 Active 21 DOM
12. 2026-06-03
    days on market $150,000 Active 20 DOM
13. 2026-06-02
    days on market $150,000 Active 19 DOM
14. 2026-06-01
    days on market $150,000 Active 18 DOM
15. 2026-05-31
    days on market $150,000 Active 17 DOM
16. 2026-05-14
    listed $150,000 Active 855-char remark
17. 2025-10-08
    historical
18. 2025-09-03
    price $127,500
19. 2025-08-15
    status Active
20. 2025-08-07
    status Pending
21. 2025-06-03
    listed $135,000 Active
22. 2024-10-24
    historical $1,300
23. 2024-09-05
    price $1,300
24. 2024-07-27
    listed $1,325
25. 2024-07-27
    historical
26. 2024-06-23
    price $165,000
27. 2024-06-15
    price $179,900
28. 2024-05-31
    listed $189,900 Active
29. 2023-01-17
    soldstatus
30. 2023-01-06
    soldstatus
31. 2022-11-22
    historical
32. 2022-10-25
    price $125,600
33. 2022-10-03
    price $139,500
34. 2022-10-01
    price $143,000
35. 2022-09-15
    price $154,900
36. 2022-08-25
    listed $159,900 Active
37. 1989-12-29
    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: $970 · $81/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$340/yr (+$28/mo · 35.1%)

ⓘ 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 3/10 Moderate
• 🌡 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,886
• − Mortgage interest: −$7,562
• − Property taxes: −$970
• − Insurance: −$675
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$3,927
• Taxable income: $1,051
• Est. tax owed @ 24.0%: −$252
• After-tax cash flow: $2,948/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): 10,925
• Household income: $46,241
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 541.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 43% White 30% Black 20% Two or more races 10% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 30% Cuban 1%
• Common ancestry: Italian 2% Hispanic 1% Serbian 1%
• Foreign-born: 32% · Canada, Vietnam
• Languages at home: 52% English-only · Spanish 35% Vietnamese 2% Arabic 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: ▼ -125.95%
• Current HPI: 358.4244
• Rent YoY: ▲ 2.20%
• 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

-15.6% since first listed

23 events — show timeline

• 2026-06-16 Price Changed $135,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-14 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-08 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-09-03 Price Changed $127,500 Heartland MLS as Distributed by MLS Grid
• 2025-08-15 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-08-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-06-03 Listed $135,000 Heartland MLS as Distributed by MLS Grid
• 2024-10-24 Rental Removed $1,300 HMLS
• 2024-09-05 Price Changed $1,300 HMLS
• 2024-07-27 Listed for Rent $1,325 HMLS
• 2024-07-27 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-06-23 Price Changed $165,000 Heartland MLS as Distributed by MLS Grid
• 2024-06-15 Price Changed $179,900 Heartland MLS as Distributed by MLS Grid
• 2024-05-31 Listed $189,900 Heartland MLS as Distributed by MLS Grid
• 2023-01-17 Sold (Public Records) — Public Records
• 2023-01-06 Sold (Public Records) — Public Records
• 2022-11-22 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-10-25 Price Changed $125,600 Heartland MLS as Distributed by MLS Grid
• 2022-10-03 Price Changed $139,500 Heartland MLS as Distributed by MLS Grid
• 2022-10-01 Price Changed $143,000 Heartland MLS as Distributed by MLS Grid
• 2022-09-15 Price Changed $154,900 Heartland MLS as Distributed by MLS Grid
• 2022-08-25 Listed $159,900 Heartland MLS as Distributed by MLS Grid
• 1989-12-29 Sold (Public Records) — Public Records

Property tax history

+8.7%/yr

Latest (2025): $970 · -41.1% YoY. Source: county tax records.