113 N White Ave · Kansas City, MO 64123

$139,200

4 bd · 2.0 ba · 1,472 sqft · MultiFamily public records · 83 Days on market

Built 1908 Fair condition 3,972 sqft lot $95/sqft · 28% above area Est $164k · 15% under ↓ 8% since listing

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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 +27.4/30.0
• ARV discount +14.4/15.0
• DSCR +9.6/10.0
• 1% rule +6.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Classic Kansas City architecture. Light and bright inside. Well maintained, move in ready. Fully renovated, beautiful hardwood flooring. This Home is Case Number: 291-616229. A bid can get canceled or rejected at any time so check HUDHomeStore DAILY for status. Buyer Must Have a Mortgage Commitment or proof of cash before bidding. HUD owned homes are sold AS IS.

Key facts

• 3,972 sq ft lot
• Built 1908
• Listed 82 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $139k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: Ac Prep Elementary (math 12% / reading 27%, grade F, #941 of 1,115 statewide, top 86%, 341 students, 99% FRL); Northeast Middle School (math 4% / reading 9%, grade F, #384 of 391 statewide, top 98%, 555 students, 100% FRL); East High School (math 0% / reading 13%, grade F, #516 of 521 statewide, top 99%, 1,112 students, 100% FRL) — zoned schools average 99% FRL vs 75% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 61 active listings in the ZIP; 9 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 ($54k/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 $962 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $130,847 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.49%
• DSCR: 1.56
• GRM: 7.1

CMA / ARV

• ARV (median comp): $164,436
• List price: $139,200
• Delta: -15.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.08×
• Total profit: $3,255
• Equity at exit: $20,755

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $35,997
• Equity at exit: $12,035

Cash invested: $38,976 (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 64123

• Home prices YoY: -8.3%
• Active inventory: 61
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,627 high
• Mortgage (P&I): −$730
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $406

Break-even live

Break-even rent $1,113

Max offer price $139,200

Occupancy floor 70%

Sensitivity live

Price	-10% $484	-5% $445	+0% $406	+5% $366	+10% $327
Rent	-10% $277	-5% $341	+0% $406	+5% $470	+10% $534
Rate	-1.0pp $476	-0.5pp $441	base $406	+0.5pp $370	+1.0pp $333

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: $34,800
• Closing costs: $4,176
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	22d	1	0.05mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	19d	1	0.05mi
135 Lawndale Ave Kansas City, MO	3.0	2.0	920	$1,500	$1.63	10d	1	0.26mi
5213 Wilburn Ct Kansas City, MO	3.0	1.0	1274	$1,375	$1.08	24d	1	0.49mi
441 N Hardesty Ave Kansas City, MO	4.0	1.0	1511	$1,550	$1.03	26d	1	0.49mi
218 N Elmwood Ave Kansas City, MO	4.0	2.0	1184	$1,500	$1.27	46d	1	0.93mi
6011 E 11th St Kansas City, MO	3.0	1.0	900	$1,200	$1.33	19d	1	0.95mi
4405 Norledge Ave Kansas City, MO	3.0	1.0	1510	$1,600	$1.06	46d	1	1.03mi
815 Elmwood Ave Kansas City, MO	3.0	1.5	1302	$1,600	$1.23	17d	1	1.18mi

Listing history 20 events

1. 2026-06-22
   days on market $139,200 Active 83 DOM
2. 2026-06-21
   days on market $139,200 Active 82 DOM
3. 2026-06-18
   days on market $139,200 Active 79 DOM
4. 2026-06-17
   days on market $139,200 Active 78 DOM
5. 2026-06-16
   pricedays on market $139,200 Active 77 DOM
6. 2026-06-15
   days on market $160,080 Active 76 DOM
7. 2026-06-13
   remarks 382-char remark
8. 2026-06-13
   days on market $160,080 Active 74 DOM
9. 2026-06-09
   days on market $160,080 Active 70 DOM
10. 2026-06-08
    days on market $160,080 Active 69 DOM
11. 2026-06-07
    days on market $160,080 Active 68 DOM
12. 2026-06-05
    days on market $160,080 Active 65 DOM
13. 2026-06-03
    days on market $160,080 Active 64 DOM
14. 2026-06-02
    days on market $160,080 Active 63 DOM
15. 2026-06-01
    days on market $160,080 Active 62 DOM
16. 2026-05-31
    days on market $160,080 Active 61 DOM
17. 2026-05-12
    price $160,080 364-char remark

    Show marketing remark (364 chars)

    Classic Kansas City architecture. Light and bright inside. Well maintained, move in ready. Fully renovated, beautiful hardwood flooring. This Home is Case Number: 291-616229. A bid can get canceled or rejected at any time so check HUDHomeStore DAILY for status. Buyer Must Have a Mortgage Commitment or proof of cash before bidding. HUD owned homes are sold AS IS.

18. 2026-03-31
    listed $174,000 Active 364-char remark

    Show marketing remark (364 chars)

    Classic Kansas City architecture. Light and bright inside. Well maintained, move in ready. Fully renovated, beautiful hardwood flooring. This Home is Case Number: 291-616229. A bid can get canceled or rejected at any time so check HUDHomeStore DAILY for status. Buyer Must Have a Mortgage Commitment or proof of cash before bidding. HUD owned homes are sold AS IS.

19. 2022-02-24
    soldstatus
20. 1998-06-12
    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: $1,096 · $91/mo
• Projected year-2 tax: $1,350 · $113/mo
• Expected delta: +$254/yr (+$21/mo · 23.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°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: $19,519
• − Mortgage interest: −$7,797
• − Property taxes: −$1,096
• − Insurance: −$696
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$4,049
• Taxable income: $2,757
• Est. tax owed @ 24.0%: −$662
• After-tax cash flow: $4,206/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This multi-family home requires moderate renovations to improve its curb appeal and interior condition, significantly increasing its resale and rental value.

Repairs flagged

• Major siding — Significant wear and tear
• Major paint — Peeling and chipping
• Major flooring — Worn and outdated carpet
• Moderate kitchen cabinets — Outdated design

Value-add opportunities

• Both new siding and paint — Enhances curb appeal and value
• Both new flooring — Improves living space and rental appeal
• Both updated kitchen cabinets — Modernizes the space and attracts buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
paint · Peeling and chipping	Major	$15,000–50,000
flooring · Worn and outdated carpet	Major	$15,000–50,000
kitchen cabinets · Outdated design	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$48,000–165,000

Value-add ROI direction

• Both new siding and paint — Enhances curb appeal and value ↑
• Both new flooring — Improves living space and rental appeal ↑
• Both updated kitchen cabinets — Modernizes the space and attracts buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 11,833
• Household income: $54,443
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 338.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 48% White 34% Two or more races 25% Black 10% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 37% Puerto Rican 1% Cuban 3%
• Common ancestry: Italian 2% Arab 2% Romanian 1%
• Foreign-born: 22% · Canada, Vietnam, Philippines
• Languages at home: 58% English-only · Spanish 35% Arabic 2% Vietnamese 1%

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: ▼ -35.35%
• Current HPI: 392.4402
• Rent YoY: —
• 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

-8.0% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $160,080 Heartland MLS as Distributed by MLS Grid
• 2026-03-31 Listed $174,000 Heartland MLS as Distributed by MLS Grid
• 2022-02-24 Sold (Public Records) — Public Records
• 1998-06-12 Sold (Public Records) — Public Records

Property tax history

+10.5%/yr

Latest (2025): $1,096 · -44.5% YoY. Source: county tax records.