3810 Benton Blvd · Kansas City, MO 64128

$225,000

4 bd · 1.5 ba · 1,512 sqft · SingleFamily public records · 4 Days on market

Built 1916 4,619 sqft lot

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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 +10.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Schools +1.5/10.0

Listing remarks MLS

This is a HomeSteps home being sold "AS IS", no warranties, no guarantees, no disclosures expressed or implied. Lot size & sq ft taken from MLS tax. Buyer MUST be pre-approved and a copy of approval & earnest check submitted with offer. Submit Proof of funds if cash.

Key facts

• 4,619 sq ft lot
• Garage
• Built 1916

Property features AI

Exterior

• Parking: Rear-facing garage; 1-car garage
• Utilities: Public water; Sewer: unknown; Metro Free telecom
• Home design: Single family residence; Residential property; 2 stories; Approximately 1512 above-grade living area; About 101+ years old
• Construction: Frame construction; Composition roof; Partial basement
• Exterior features: City lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating; Electric cooling (central air)
• Interior features: Formal dining area; Partial stone/rock basement; Has fireplace (living room)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (31.2% below list).
• Recommended offer: $155k (31.2% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: M. L. King Elementary (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 665 students, 100% FRL); Central Middle School (math 0% / reading 9%, grade F, #388 of 391 statewide, top 99%, 428 students, 99% FRL); Central High School (math 2% / reading 17%, grade F, #507 of 521 statewide, top 98%, 535 students, 99% FRL) — zoned schools average 99% FRL vs 75% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 26d 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 $1,547/mo this rent would consume 51% 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 $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,703 (31.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1916 — 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. 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?
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: 0.69% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.95%
• DSCR: 0.91
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $117,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3800 Chestnut Ave	0.24mi	3/1.0 (-1)	1,470 (-3%)	1mo	$79,900	$54	76
3717 Indiana Ave	0.19mi	4/1.5	1,644 (+9%)	2mo	$129,000	$78	75
3915 Benton Blvd	0.15mi	3/2.0 (-1)	1,672 (+11%)	4mo	$95,000	$57	65
3431 Wabash Ave	0.60mi	3/1.5 (-1)	1,533 (+1%)	3mo	$214,900	$140	62
3910 Wabash Ave	0.44mi	4/2.0	1,366 (-10%)	1mo	$10,000	$7	61
4043 Monroe Ave	0.48mi	3/1.5 (-1)	1,632 (+8%)	2mo	$142,900	$88	58
3509 Brooklyn Ave	0.69mi	4/2.0	1,418 (-6%)	3mo	$130,000	$92	53
4221 Chestnut Ave	0.57mi	4/1.5	1,694 (+12%)	1mo	$110,000	$65	52
4210 Montgall Ave	0.59mi	4/2.0	1,682 (+11%)	1mo	$74,900	$45	51
4125 Chestnut Ave	0.46mi	3/1.0 (-1)	1,711 (+13%)	1mo	$60,000	$35	49
4321 Bellefontaine Ave	0.65mi	3/1.5 (-1)	1,664 (+10%)	1mo	$199,000	$120	47
2112 E 36th St	0.68mi	3/2.0 (-1)	1,343 (-11%)	2mo	$150,000	$112	41

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: 23.3%
• Equity multiple: 2.88×
• Total profit: $118,508
• Equity at exit: $202,698

10-year hold

• IRR: 21.1%
• Equity multiple: 6.71×
• Total profit: $359,547
• Equity at exit: $437,126

Cash invested: $63,000 (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: 12.1×

Monthly cashflow live

• Estimated rent: $1,547 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-102

Break-even live

Break-even rent $1,677

Max offer price $206,901

Occupancy floor —

Sensitivity live

Price	-10% $25	-5% $-39	+0% $-102	+5% $-166	+10% $-230
Rent	-10% $-225	-5% $-164	+0% $-102	+5% $-41	+10% $20
Rate	-1.0pp $11	-0.5pp $-45	base $-102	+0.5pp $-161	+1.0pp $-220

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	18d	1	0.12mi
3818 Indiana Ave Kansas City, MO	3.0	1.5	1223	$1,147	$0.94	45d	1	0.14mi
3817 S Benton Ave Kansas City, MO	4.0	1.5	1380	$1,650	$1.20	25d	1	0.16mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	12d	1	0.20mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	25d	1	0.22mi
3524 Bellefontaine Ave Kansas City, MO	3.0	1.0	1228	$1,350	$1.10	45d	1	0.31mi
3713 Cleveland Ave Kansas City, MO	4.0	1.0	1256	$1,250	$1.00	18d	1	0.42mi
4116 Bellefontaine Ave Kansas City, MO	3.0	1.0	1234	$1,000	$0.81	25d	1	0.42mi
3902 Wabash Ave Kansas City, MO	4.0	2.0	1400	$1,850	$1.32	45d	1	0.44mi
4119 S Benton Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	45d	1	0.45mi
3525 Monroe Ave Kansas City, MO	3.0	2.0	1569	$1,500	$0.96	45d	1	0.46mi
3419 College Ave Kansas City, MO	4.0	1.0	1608	$1,300	$0.81	4d	1	0.46mi
4018 Prospect Ave Kansas City, MO	4.0	1.5	1900	$1,695	$0.89	45d	1	0.47mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	25d	1	0.48mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	9d	1	0.52mi
3604 Park Ave Kansas City, MO	3.0	1.5	1320	$1,550	$1.17	0d	1	0.60mi
4107 Olive St Kansas City, MO	3.0	1.5	1271	$1,578	$1.24	9d	1	0.60mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	45d	1	0.60mi
3304 Agnes Ave Unit Downstairs Kansas City, MO	3.0	1.0	1150	$1,095	$0.95	45d	1	0.62mi
4014 Park Ave Kansas City, MO	3.0	2.0	1271	$1,273	$1.00	45d	1	0.62mi
3434 Olive St Kansas City, MO	3.0	2.0	2020	$1,445	$0.72	45d	1	0.64mi
3310 Askew Ave Kansas City, MO	3.0	2.0	1484	$1,500	$1.01	0d	1	0.65mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	25d	1	0.67mi
4112 Park Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	16d	1	0.69mi
3547 Jackson Ave Kansas City, MO	3.0	1.0	1104	$1,255	$1.14	0d	1	0.71mi
2018 E 35th St Kansas City, MO	3.0	2.0	1502	$1,800	$1.20	5d	1	0.78mi
3332 Norton Ave Kansas City, MO	3.0	1.0	1272	$1,350	$1.06	45d	1	0.78mi
2002 E 35th St Kansas City, MO	3.0	2.0	1426	$1,250	$0.88	0d	1	0.81mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	9d	1	0.82mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	18d	1	0.82mi
3205 E 31st St Kansas City, MO	4.0	1.0	1800	$1,325	$0.74	25d	1	0.86mi
3609 Wayne Ave Kansas City, MO	3.0	1.5	1118	$1,900	$1.70	25d	1	0.98mi
3015 Montgall Ave Kansas City, MO	4.0	2.5	2134	$1,850	$0.87	0d	1	0.99mi
3414 Elmwood Ave Kansas City, MO	4.0	1.0	1109	$1,300	$1.17	18d	1	0.99mi
2120 Linwood Blvd Kansas City, MO	3.0	1.0	1326	$1,400	$1.06	45d	1	0.99mi
4211 Woodland Ave Kansas City, MO	4.0	2.5	1926	$2,010	$1.04	18d	1	1.00mi
4219 Woodland Ave Kansas City, MO	4.0	2.0	1566	$1,900	$1.21	4d	1	1.02mi
4511 Park Ave Kansas City, MO	4.0	2.5	1915	$1,982	$1.03	25d	1	1.04mi
4653 Benton Blvd Kansas City, MO	3.0	2.0	1594	$1,600	$1.00	9d	1	1.10mi
3009 Garfield Ave Kansas City, MO	3.0	1.5	1334	$1,425	$1.07	45d	1	1.17mi

Listing history 2 events

1. 2026-06-21
   days on market $225,000 Coming Soon 4 DOM
2. 2026-06-17
   listed $225,000 Coming Soon 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: $611 · $51/mo
• Projected year-2 tax: $2,182 · $182/mo
• Expected delta: +$1,571/yr (+$131/mo · 257.1%)

ⓘ 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 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: $18,564
• − Mortgage interest: −$12,603
• − Property taxes: −$611
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,485
• − Management: −$1,485
• − Depreciation: −$6,545
• Taxable loss: −$5,291
• Est. tax savings @ 24.0%: +$1,270
• After-tax cash flow: $40/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

+544.7% since first listed

4 events — show timeline

• 2026-06-17 Coming Soon $225,000 Heartland MLS as Distributed by MLS Grid
• 2004-11-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-10-12 Listed $34,900 Heartland MLS as Distributed by MLS Grid
• 1992-03-20 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $611 · -29.9% YoY. Source: county tax records.