4231 Park Ave · Kansas City, MO 64130

$25,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 80 Days on market

Built 1923 5,229 sqft lot $26/sqft · 68% below area ↓ 9% since listing

---

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 +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity! This home is only a half a block from Ivanhoe Park which features a basketball court, a well maintained playground, baseball diamond, and picnic shelter. Potential for a great renovated home, or rental. There are several homes across the street and on the same block that were built in 2023. Huge potential, come view this home and bring your ideas.

Key facts

• Baseball diamond
• Picnic shelter
• Basketball court

Tags

• HALF A BLOCK FROM IVANHOE PARK
• BASKETBALL COURT
• WELL MAINTAINED PLAYGROUND
• BASEBALL DIAMOND
• PICNIC SHELTER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $746 ($9k/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: $24k (6.0% below list) — sets the bar for market timing.
• Cap rate 42.1% 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 fast (+4.4%/yr); 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• This rent runs 33% of the median local income ($42k/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 $173 of loan paydown is wiped out by about $750 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 + 4.4% 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 80 days — a 6% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $23,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — 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: 4.70% ✓
• Cap rate: 42.12%
• Cash-on-cash: 127.94%
• DSCR: 6.69
• GRM: 1.8

CMA / ARV

• ARV (median comp): $77,927
• List price: $25,000
• Delta: -67.92%
• 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
2303 E 41st St E	0.20mi	2/1.0	918 (-4%)	4mo	$80,000	$87	81
3915 Brooklyn Ave	0.42mi	2/1.0	1,020 (+6%)	7mo	$45,000	$44	64
1406 E 45th St	0.61mi	3/1.0 (+1)	928 (-3%)	0mo	$129,000	$139	61
4338 Indiana Ave	0.67mi	2/1.0	1,012 (+5%)	0mo	$150,000	$148	59
4139 Flora Ave	0.51mi	2/1.0	894 (-7%)	8mo	$79,900	$89	58
4128 Agnes Ave	0.43mi	2/1.0	1,098 (+14%)	7mo	$42,000	$38	50
4144 Flora Ave	0.54mi	2/1.0	851 (-11%)	9mo	$109,000	$128	49
3936 Wabash Ave	0.36mi	3/2.0 (+1)	1,099 (+14%)	2mo	$89,900	$82	48
4314 Paseo Blvd	0.60mi	3/2.0 (+1)	908 (-5%)	7mo	$109,500	$121	48
3838 S Benton Ave	0.59mi	3/1.0 (+1)	1,066 (+11%)	3mo	$90,000	$84	47
4427 Agnes Ave	0.50mi	3/1.0 (+1)	1,100 (+15%)	2mo	$69,900	$64	46
4520 Chestnut Ave	0.45mi	3/2.0 (+1)	1,088 (+13%)	3mo	$94,900	$87	45

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 · 4.42% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.46×
• Total profit: $45,209
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 16.41×
• Total profit: $107,862
• Equity at exit: $2,162

Cash invested: $7,000 (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 64130

• Home prices YoY: -21.5%
• Rents YoY: 4.4%
• Active inventory: 187
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,175 high
• Mortgage (P&I): −$131
• Tax from tax record: −$40 /mo · $484/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $746

Break-even live

Break-even rent $230

Max offer price $25,000

Occupancy floor 31%

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

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2305 E 41st St Kansas City, MO	2.0	1.0	750	$1,000	$1.33	7d	1	0.19mi
4401 Wayne Ave Kansas City, MO	2.0	1.5	955	$1,300	$1.36	23d	1	0.48mi
3841 Olive St Kansas City, MO	2.0	1.0	792	$985	$1.24	14d	1	0.48mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	16d	1	0.49mi
4534 S Benton Ave Kansas City, MO	2.0	1.0	912	$1,045	$1.15	16d	1	0.50mi
4209 Flora Ave Kansas City, MO	2.0	1.0	778	$1,200	$1.54	16d	1	0.51mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	23d	1	0.59mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	16d	1	0.62mi
4232 Virginia Ave Unit 1 Kansas City, MO	1.0	1.0	592	$750	$1.27	20d	1	0.66mi
1500 E 46th St Kansas City, MO	1.0–3.0	1.0	803	$1,050	$1.31	43d	1	0.66mi
3710 Wabash Ave Unit 2S Kansas City, MO	2.0	1.0	875	$850	$0.97	23d	1	0.71mi
4119 Forest Ave Kansas City, MO	2.0	1.0	950	$1,400	$1.47	12d	1	0.77mi
4005 Bales Ave Kansas City, MO	2.0	1.0	792	$1,050	$1.33	43d	1	0.80mi
1214 Brush Creek Blvd Unit 03 Kansas City, MO	2.0	1.0	950	$1,050	$1.11	17d	1	0.83mi
4930 Park Ave Kansas City, MO	3.0	1.0	900	$1,300	$1.44	16d	1	0.88mi
4216 Cleveland Ave Kansas City, MO	2.0	1.0	780	$1,125	$1.44	16d	1	0.89mi
4911 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	17d	1	0.91mi
3609 Wayne Ave Kansas City, MO	3.0	1.5	1118	$1,900	$1.70	23d	1	0.91mi
4154 Harrison St Kansas City, MO	2.0	1.0	1100	$1,395	$1.27	43d	1	0.92mi
4917 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	23d	1	0.92mi
4023 Harrison St Unit 4021-2N Kansas City, MO	2.0	1.0	850	$1,295	$1.52	23d	1	0.93mi
4023 Harrison St Unit 40232-S Kansas City, MO	2.0	1.0	850	$1,250	$1.47	23d	1	0.93mi
4818 Paseo Blvd Unit 1W Kansas City, MO	1.0	1.0	526	$945	$1.80	23d	1	0.95mi
4818 Paseo Blvd Kansas City, MO	1.0	1.0	526	$945	$1.80	3d	8	0.97mi
4818 Paseo Blvd Kansas City, MO	1.0	1.0	526	$945	$1.80	11d	10	0.97mi
820 E 43rd St Kansas City, MO	2.0	1.0	900	$985	$1.09	17d	1	0.97mi
4818 The Paseo Unit 2N Kansas City, MO	1.0	1.0	526	$945	$1.80	16d	1	0.98mi
4818 The Paseo Unit 3S Kansas City, MO	1.0	1.0	526	$895	$1.70	23d	1	0.98mi
4818 The Paseo Unit 2N Kansas City, MO	1.0	1.0	526	$995	$1.89	23d	1	0.98mi
815 E 42nd St Unit 815-3W Kansas City, MO	1.0	1.0	650	$1,050	$1.62	7d	1	0.99mi
817 E 42nd St Kansas City, MO	1.0	1.0	650	$1,050	$1.62	4d	1	0.99mi
809 E 42nd St Unit 809-3W Kansas City, MO	1.0	1.0	650	$1,050	$1.62	43d	1	1.00mi
1320 E 49th St Kansas City, MO	1.0	1.0	550	$1,000	$1.82	3d	2	1.01mi
801 E 42nd St Unit 3E Kansas City, MO	1.0	1.0	700	$965	$1.38	4d	1	1.02mi
918 E 39th St Kansas City, MO	2.0	1.0	1050	$1,175	$1.12	43d	1	1.02mi
5013 S Benton Ave Kansas City, MO	3.0	1.0	978	$1,225	$1.25	23d	1	1.03mi
4013 Charlotte St Unit 1N Kansas City, MO	2.0	1.0	900	$1,200	$1.33	23d	1	1.05mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	43d	1	1.05mi
3933 Charlotte St Kansas City, MO	1.0	1.0	575	$875	$1.52	21d	1	1.07mi
5114 Brooklyn Ave Kansas City, MO	3.0	1.5	1116	$1,300	$1.16	7d	1	1.09mi

Listing history 12 events

1. 2026-06-05
   days on market $25,000 Active 80 DOM
2. 2026-06-03
   days on market $25,000 Active 79 DOM
3. 2026-06-02
   days on market $25,000 Active 78 DOM
4. 2026-06-01
   days on market $25,000 Active 77 DOM
5. 2026-05-31
   days on market $25,000 Active 76 DOM
6. 2026-03-25
   status Active 379-char remark

   Show marketing remark (379 chars)

   Great investment opportunity! This home is only a half a block from Ivanhoe Park which features a basketball court, a well maintained playground, baseball diamond, and picnic shelter. Potential for a great renovated home, or rental. There are several homes across the street and on the same block that were built in 2023. Huge potential, come view this home and bring your ideas.

7. 2026-03-01
   status Pending 379-char remark

   Show marketing remark (379 chars)

   Great investment opportunity! This home is only a half a block from Ivanhoe Park which features a basketball court, a well maintained playground, baseball diamond, and picnic shelter. Potential for a great renovated home, or rental. There are several homes across the street and on the same block that were built in 2023. Huge potential, come view this home and bring your ideas.

8. 2026-02-20
   listed $25,000 Active 379-char remark

   Show marketing remark (379 chars)

   Great investment opportunity! This home is only a half a block from Ivanhoe Park which features a basketball court, a well maintained playground, baseball diamond, and picnic shelter. Potential for a great renovated home, or rental. There are several homes across the street and on the same block that were built in 2023. Huge potential, come view this home and bring your ideas.

9. 2026-02-04
   historical
10. 2025-12-04
    listed $27,500 Active
11. 2005-12-09
    soldstatus
12. 1992-03-06
    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: $484 · $40/mo
• Projected year-2 tax: $484 · $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 ≥107°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: $14,099
• − Mortgage interest: −$1,400
• − Property taxes: −$484
• − Insurance: −$125
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$727
• Taxable income: $9,107
• Est. tax owed @ 24.0%: −$2,186
• After-tax cash flow: $6,771/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): 19,644
• Household income: $42,221
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1132.0

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 (80%)
• Race & ethnicity: Black 80% White 9% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Swedish 0%
• Foreign-born: 6% · Canada
• 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: ▼ -73.32%
• Current HPI: 267.491
• Rent YoY: ▲ 4.42%
• 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

-9.1% since first listed

7 events — show timeline

• 2026-03-25 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-01 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-20 Listed $25,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-04 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-12-04 Listed $27,500 Heartland MLS as Distributed by MLS Grid
• 2005-12-09 Sold (Public Records) — Public Records
• 1992-03-06 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $484 · +16.9% YoY. Source: county tax records.