6816 Bales Ave · Kansas City, MO 64132

$115,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 13 Days on market

Built 1957 7,031 sqft lot Est $109k · 6% over

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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 +26.4/30.0
• Appreciation +10.0/10.0
• DSCR +9.0/10.0
• 1% rule +6.1/10.0
• ARV discount +4.8/15.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Super cute recently updated ranch home in the Marlborough neighborhood! 3 bedrooms and 1 bath. FULL WALK-OUT BASEMENT! Great for storage and could be turned into finished living space! Quiet street. This would be great for a first-time buyer or investor!

Key facts

• 7,031 sq ft lot
• Built 1957
• Listed 12 days

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Ranch floor plan
• Construction: Shingle and wood siding; Composition roof
• Exterior features: Not located in a flood plain

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Eat-in kitchen; Full, walk-out basement with concrete finish

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 9.4% 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 (+3.0%/yr); 94 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 34% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $12k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 13y ago 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 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.14%
• DSCR: 1.50
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $108,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4015 E 68th Ter	0.36mi	3/1.0	916 (+0%)	5mo	$139,900	$153	78
3608 E 72nd St	0.45mi	3/1.0	959 (+5%)	3mo	$74,900	$78	68
7040 Agnes Ave	0.43mi	3/1.0	840 (-8%)	2mo	$99,900	$119	66
7103 Agnes Ave	0.44mi	2/1.0 (-1)	854 (-6%)	0mo	$65,000	$76	64
6815 S Benton Ave	0.35mi	2/1.0 (-1)	832 (-9%)	5mo	$99,000	$119	60
3822 E 68th Ter	0.28mi	2/1.0 (-1)	799 (-12%)	2mo	$110,000	$138	59
2230 E 67th Ter	0.74mi	2/1.0 (-1)	897 (-2%)	1mo	$99,900	$111	57
6656 Bales Ave	0.22mi	2/1.0 (-1)	780 (-14%)	5mo	$79,000	$101	57
2407 E 69th Ter	0.65mi	2/1.0 (-1)	875 (-4%)	2mo	$105,000	$120	56
4211 E 67th Ter	0.50mi	2/1.0 (-1)	800 (-12%)	0mo	$140,000	$175	51
7409 Walrond Ave	0.73mi	4/1.0 (+1)	974 (+7%)	1mo	$109,900	$113	48
6329 S Benton St	0.70mi	4/2.0 (+1)	832 (-9%)	3mo	$119,900	$144	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 · 2.98% rent growth · sell at horizon

5-year hold

• IRR: 32.4%
• Equity multiple: 3.53×
• Total profit: $81,615
• Equity at exit: $103,601

10-year hold

• IRR: 28.0%
• Equity multiple: 8.00×
• Total profit: $225,247
• Equity at exit: $223,420

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 64132

• Home prices YoY: 23.6%
• Rents YoY: 3.0%
• Active inventory: 94
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,274 high
• Mortgage (P&I): −$603
• Tax from tax record: −$56 /mo · $674/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $299

Break-even live

Break-even rent $895

Max offer price $115,000

Occupancy floor 72%

Sensitivity live

Price	-10% $364	-5% $332	+0% $299	+5% $266	+10% $234
Rent	-10% $198	-5% $249	+0% $299	+5% $349	+10% $400
Rate	-1.0pp $357	-0.5pp $328	base $299	+0.5pp $269	+1.0pp $239

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 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6817 Cleveland Ave Kansas City, MO	2.0	1.0	779	$1,100	$1.41	45d	1	0.19mi
6703 Walrond Ave Kansas City, MO	2.0	1.0	912	$1,200	$1.32	3d	1	0.26mi
7115 Bales Ave Kansas City, MO	3.0	1.0	865	$1,350	$1.56	17d	1	0.35mi
7127 Bales Ave Kansas City, MO	3.0	1.0	900	$1,350	$1.50	25d	1	0.37mi
7036 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	810	$1,200	$1.48	4d	1	0.39mi
6901 Jackson Ave Unit 6903 Kansas City, MO	3.0	1.0	1000	$1,200	$1.20	22d	1	0.45mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	16d	1	0.46mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,645	$1.50	25d	1	0.49mi
6941 Spruce Ave Kansas City, MO	2.0	1.0	815	$950	$1.17	45d	1	0.54mi
2430 E 67th Ter Kansas City, MO	3.0	2.0	960	$1,195	$1.24	45d	1	0.65mi
2421 E 67th Ter Kansas City, MO	2.0	1.0	816	$1,125	$1.38	17d	1	0.65mi
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	13d	1	0.65mi
7317 Agnes Ave Kansas City, MO	2.0	1.0	767	$895	$1.17	25d	1	0.68mi
7426 Indiana Ave Kansas City, MO	3.0	1.0	1100	$1,400	$1.27	45d	1	0.75mi
7412 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	780	$1,200	$1.54	4d	1	0.76mi
3106 E 75th St Kansas City, MO	3.0	1.5	985	$1,225	$1.24	22d	1	0.82mi
2120 E 68th Ter Kansas City, MO	2.0	1.0	930	$1,200	$1.29	25d	1	0.83mi
7411 Montgall Ave Kansas City, MO	3.0	1.0	840	$1,200	$1.43	45d	1	0.87mi
3604 E 61st St Unit 3604 Kansas City, MO	3.0	1.0	875	$1,300	$1.49	45d	1	0.94mi
6029 Indiana Ave Kansas City, MO	2.0	1.0	832	$1,150	$1.38	45d	1	0.98mi
1831 E 68th St Kansas City, MO	3.0	1.0	1043	$1,250	$1.20	17d	1	0.99mi
1805 E 67th St Kansas City, MO	2.0	1.0	1064	$1,200	$1.13	17d	1	1.07mi
4250 E 60 Ter Unit 4250 Kansas City, MO	2.0	1.0	783	$895	$1.14	25d	1	1.15mi
7427 Arleta Blvd Kansas City, MO	2.0	1.0	805	$1,150	$1.43	45d	1	1.18mi
1435 E 66th Ter Kansas City, MO	3.0	1.0	988	$1,340	$1.36	13d	1	1.27mi
5752 College Ave Kansas City, MO	4.0	1.0	1120	$1,600	$1.43	18d	1	1.30mi
3615 E 58th St Unit 1 Kansas City, MO	2.0	1.0	936	$875	$0.93	45d	1	1.31mi
3617 E 58th St Unit 2 Kansas City, MO	2.0	1.0	936	$875	$0.93	45d	1	1.31mi
2512 E 59th St Kansas City, MO	2.0	1.0	750	$1,150	$1.53	45d	1	1.33mi
6653 Lydia Ave Kansas City, MO	3.0	1.0	962	$1,500	$1.56	17d	1	1.34mi
6404 The Paseo Kansas City, MO	1.0–2.0	1.0–2.0	942	$1,600	$1.70	4d	6	1.37mi
5709 Bales Ave Kansas City, MO	2.0	1.0	782	$1,095	$1.40	25d	1	1.37mi
2205 E 59th St Kansas City, MO	2.0	1.0	724	$1,025	$1.42	17d	1	1.41mi
3600 E 57th St Kansas City, MO	3.0	1.0	1037	$1,250	$1.21	45d	1	1.41mi
1702 Bushman Dr Kansas City, MO	1.0–2.0	1.0–2.0	895	$1,065	$1.19	45d	1	1.45mi

Listing history 8 events

1. 2026-06-21
   days on market $115,000 Active 13 DOM
2. 2026-06-18
   days on market $115,000 Active 10 DOM
3. 2026-06-17
   days on market $115,000 Active 9 DOM
4. 2026-06-16
   days on market $115,000 Active 8 DOM
5. 2026-06-15
   days on market $115,000 Active 7 DOM
6. 2026-06-13
   days on market $115,000 Active 5 DOM
7. 2026-06-09
   remarks 436-char remark
8. 2026-06-09
   listed $115,000 Active 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: $674 · $56/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$441/yr (+$37/mo · 65.4%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,284
• − Mortgage interest: −$6,442
• − Property taxes: −$674
• − Insurance: −$575
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$3,345
• Taxable income: $1,802
• Est. tax owed @ 24.0%: −$432
• After-tax cash flow: $3,156/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): 12,084
• Household income: $45,622
• Rent vs Own: 51.2% rent · 48.8% own
• Severe rent burden: 679.0

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 (66%)
• Race & ethnicity: Black 66% White 16% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 2% Scotch-Irish 1% Romanian 1%
• Foreign-born: 6% · Canada, Jamaica
• 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: ▲ 79.13%
• Current HPI: 414.4305
• Rent YoY: ▲ 2.98%
• 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

+2090.5% since first listed

21 events — show timeline

• 2026-06-08 Listed $115,000 Heartland MLS as Distributed by MLS Grid
• 2024-11-12 Rental Removed $1,275 TURBOTENANT
• 2024-10-20 Price Changed $1,275 TURBOTENANT
• 2024-09-14 Listed for Rent $1,350 TURBOTENANT
• 2024-08-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-06-28 Rental Removed $1,300 APPFOLIO
• 2024-06-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-06-12 Listed $115,000 Heartland MLS as Distributed by MLS Grid
• 2024-05-22 Price Changed $1,300 APPFOLIO
• 2024-04-26 Listed for Rent $1,350 APPFOLIO
• 2021-06-25 Sold (Public Records) — Public Records
• 2021-03-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-02-05 Sold (Public Records) — Public Records
• 2021-01-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-12-30 Price Changed $50,000 Heartland MLS as Distributed by MLS Grid
• 2020-12-30 Listed $500,000 Heartland MLS as Distributed by MLS Grid
• 2018-08-14 Sold (Public Records) — Public Records
• 2013-08-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2013-05-06 Listed $5,000 Heartland MLS as Distributed by MLS Grid
• 2013-04-17 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2013-03-13 Listed $5,250 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $674 · +2.9% YoY. Source: county tax records.