3327 Garfield Ave · Kansas City, MO 64109

$115,000

2 bd · 1.0 ba · 860 sqft · SingleFamily public records · 100 Days on market

Built 1907 4,269 sqft lot $134/sqft · 17% above area Est $99k · 17% over

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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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +5.6/10.0
• Rent growth +4.9/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy, updated bungalow offers 2 bedrooms and 1 bathroom and is perfect for an investor looking for a solid rental property or a first-time home buyer ready to move right in. Many of the major updates have already been completed, giving you peace of mind and added value. Recent improvements include all new windows and exterior doors, freshly painted kitchen cabinets, newly added central A/C, new siding, gutters, and downspouts, refinished hardwood floors, fresh interior paint throughout, and updated light fixtures. With its charming character and extensive updates already done, this home is a great opportunity you won’t want to miss.

Key facts

• 4,269 sq ft lot
• Built 1907
• Listed 99 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 (+9.5%/yr); 97 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 35% 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 $795 of loan paydown is wiped out by about $3k 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 + 8.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1907 — 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. 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: 1.06% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.19%
• DSCR: 1.45
• GRM: 7.9

CMA / ARV

• ARV (median comp): $98,501
• List price: $115,000
• Delta: 16.75%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3034 Brooklyn Ave	0.36mi	2/1.0	820 (-5%)	13mo	$65,000	$79	64
3716 Chestnut Ave	0.62mi	2/1.0	848 (-1%)	11mo	$94,900	$112	59
3240 Brooklyn Ave	0.09mi	3/1.0 (+1)	966 (+12%)	16mo	$155,000	$160	57
3743 Olive St	0.55mi	3/1.0 (+1)	896 (+4%)	10mo	$85,000	$95	54
3011 E 37th St	0.73mi	2/1.0	961 (+12%)	21mo	$80,000	$83	29

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.16×
• Total profit: $5,184
• Equity at exit: $17,147

10-year hold

• IRR: 17.4%
• Equity multiple: 2.74×
• Total profit: $56,086
• Equity at exit: $9,943

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 64109

• Rents YoY: 9.5%
• Active inventory: 97
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,219 high
• Mortgage (P&I): −$603
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $274

Break-even live

Break-even rent $873

Max offer price $115,000

Occupancy floor 73%

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
3233 Park Ave Unit 2 Kansas City, MO	2.0	1.0	950	$1,000	$1.05	23d	1	0.19mi
3233 Park Ave Unit 1 Kansas City, MO	2.0	1.0	950	$1,075	$1.13	43d	1	0.19mi
3609 Wayne Ave Kansas City, MO	3.0	1.5	1118	$1,900	$1.70	23d	1	0.42mi
3710 Wabash Ave Unit 2S Kansas City, MO	2.0	1.0	875	$850	$0.97	23d	1	0.47mi
3300 Virginia Ave Unit 2S Kansas City, MO	2.0	1.0	900	$1,000	$1.11	43d	1	0.52mi
3330 Agnes Ave Kansas City, MO	3.0	1.0	1000	$1,410	$1.41	43d	1	0.55mi
3314 Tracy Ave Kansas City, MO	3.0	1.0	1100	$947	$0.86	7d	1	0.58mi
3314 Tracy Ave Unit B Kansas City, MO	3.0	1.0	1100	$947	$0.86	21d	1	0.58mi
1207 E Armour Blvd Unit 206 Kansas City, MO	1.0	1.0	625	$1,095	$1.75	23d	1	0.61mi
1205 E Armour Blvd Apt 106 Kansas City, MO	1.0	1.0	625	$995	$1.59	43d	1	0.62mi
2938 Flora Ave Unit 1s Kansas City, MO	2.0	1.0	795	$875	$1.10	3d	1	0.63mi
3841 Olive St Kansas City, MO	2.0	1.0	792	$985	$1.24	14d	1	0.65mi
1108 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	780	$1,745	$2.24	43d	5	0.66mi
1108 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	773	$1,745	$2.26	2d	11	0.66mi
2637 E 29th St Unit 3 Kansas City, MO	2.0	1.0	954	$1,050	$1.10	43d	1	0.67mi
1111 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	812	$1,660	$2.04	43d	9	0.68mi
1111 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	788	$1,660	$2.11	2d	9	0.68mi
1500 E 29th St Kansas City, MO	1.0	1.0	650	$895	$1.38	7d	1	0.71mi
1020 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	865	$1,825	$2.11	16d	22	0.73mi
1020 E Armour Blvd Kansas City, MO	1.0	1.0	709	$1,510	$2.13	2d	18	0.73mi
1025 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	779	$1,815	$2.33	43d	22	0.73mi
1025 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	784	$1,835	$2.34	2d	20	0.73mi
3310 College Ave Kansas City, MO	3.0	1.0	874	$995	$1.14	43d	1	0.74mi
1102 E 37th St Unit 201 Kansas City, MO	1.0	1.0	1000	$1,350	$1.35	23d	1	0.79mi
3403 Campbell St #9 Kansas City, MO	2.0	1.0	900	$1,100	$1.22	19d	1	0.79mi
3240 Harrison St Kansas City, MO	1.0–2.0	1.0	747	$1,199	$1.60	43d	1	0.80mi
1108 E 30th St Unit St301 Kansas City, MO	1.0	1.0	830	$1,095	$1.32	43d	1	0.82mi
3035 Harrison St Kansas City, MO	1.0–2.0	1.0	725	$1,250	$1.72	2d	1	0.83mi
811 E Armour Blvd Kansas City, MO	2.0	1.0	568	$1,150	$2.02	43d	5	0.83mi
801 E Armour Blvd Kansas City, MO	2.0	1.0	606	$1,300	$2.15	16d	20	0.86mi
801 E Armour Blvd Kansas City, MO	2.0	1.0	606	$1,400	$2.31	2d	18	0.86mi
826 Linwood Blvd Kansas City, MO	2.0	2.0	990	$1,045	$1.06	17d	1	0.87mi
721 E Armour Blvd Kansas City, MO	1.0–2.0	1.0	616	$970	$1.57	43d	1	0.90mi
3233 Charlotte St Unit 2s Kansas City, MO	1.0	1.0	850	$900	$1.06	23d	1	0.90mi
3330 Charlotte St Kansas City, MO	1.0	1.0	670	$995	$1.49	43d	1	0.91mi
2305 E 41st St Kansas City, MO	2.0	1.0	750	$1,000	$1.33	7d	1	0.92mi
3457 Holmes St Kansas City, MO	1.0	1.0	505	$1,095	$2.17	1d	3	0.92mi
640 E Armour Blvd Kansas City, MO	2.0	1.0	689	$1,750	$2.54	43d	72	0.95mi
640 E Armour Blvd Kansas City, MO	2.0	1.0	689	$1,750	$2.54	14d	42	0.95mi
712 E Linwood Blvd Kansas City, MO	1.0	1.0	625	$1,195	$1.91	2d	1	0.95mi

Listing history 19 events

1. 2026-06-18
   days on market $115,000 Active 100 DOM
2. 2026-06-17
   days on market $115,000 Active 99 DOM
3. 2026-06-16
   days on market $115,000 Active 98 DOM
4. 2026-06-15
   days on market $115,000 Active 97 DOM
5. 2026-06-13
   days on market $115,000 Active 95 DOM
6. 2026-06-09
   days on market $115,000 Active 91 DOM
7. 2026-06-08
   days on market $115,000 Active 90 DOM
8. 2026-06-07
   days on market $115,000 Active 89 DOM
9. 2026-06-05
   days on market $115,000 Active 86 DOM
10. 2026-06-03
    days on market $115,000 Active 85 DOM
11. 2026-06-02
    days on market $115,000 Active 84 DOM
12. 2026-06-01
    days on market $115,000 Active 83 DOM
13. 2026-05-31
    days on market $115,000 Active 82 DOM
14. 2026-03-11
    listed $115,000 Active 651-char remark

    Show marketing remark (651 chars)

    This cozy, updated bungalow offers 2 bedrooms and 1 bathroom and is perfect for an investor looking for a solid rental property or a first-time home buyer ready to move right in. Many of the major updates have already been completed, giving you peace of mind and added value. Recent improvements include all new windows and exterior doors, freshly painted kitchen cabinets, newly added central A/C, new siding, gutters, and downspouts, refinished hardwood floors, fresh interior paint throughout, and updated light fixtures. With its charming character and extensive updates already done, this home is a great opportunity you won’t want to miss.

15. 2026-03-06
    historical $115,000 651-char remark

    Show marketing remark (651 chars)

    This cozy, updated bungalow offers 2 bedrooms and 1 bathroom and is perfect for an investor looking for a solid rental property or a first-time home buyer ready to move right in. Many of the major updates have already been completed, giving you peace of mind and added value. Recent improvements include all new windows and exterior doors, freshly painted kitchen cabinets, newly added central A/C, new siding, gutters, and downspouts, refinished hardwood floors, fresh interior paint throughout, and updated light fixtures. With its charming character and extensive updates already done, this home is a great opportunity you won’t want to miss.

16. 2025-10-13
    soldstatus
17. 2016-12-27
    soldstatus
18. 2005-09-08
    soldstatus
19. 1986-01-27
    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: $464 · $39/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$652/yr (+$54/mo · 140.6%)

ⓘ 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 · 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: $14,630
• − Mortgage interest: −$6,442
• − Property taxes: −$464
• − Insurance: −$575
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$3,345
• Taxable income: $1,464
• Est. tax owed @ 24.0%: −$351
• After-tax cash flow: $2,931/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): 10,043
• Household income: $41,943
• Rent vs Own: 61.7% rent · 38.3% own
• Severe rent burden: 853.0

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: Black 45% White 39% Hispanic / Latino 9% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 7% · Canada, Philippines, China
• Languages at home: 88% English-only · Spanish 5% Other Asian/Pacific 3% Arabic 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: ▼ -275.12%
• Current HPI: 243.6094
• Rent YoY: ▲ 9.50%
• 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

+0.0% since first listed

6 events — show timeline

• 2026-03-11 Listed $115,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-06 Coming Soon $115,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-13 Sold (Public Records) — Public Records
• 2016-12-27 Sold (Public Records) — Public Records
• 2005-09-08 Sold (Public Records) — Public Records
• 1986-01-27 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $464 · -12.0% YoY. Source: county tax records.