2947 Garfield Ave · Kansas City, MO 64109

$125,000

2 bd · 2.0 ba · 777 sqft · SingleFamily public records · 14 Days on market

Built 1909 4,278 sqft lot $161/sqft · 96% above area Est $125k · at est.

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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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Rent growth +4.9/5.0
• 1% rule +4.4/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

TOTALLY REBUILT house in up & coming area! New siding, roof, electrical, plumbing, HVAC, Water Heater, interior/exterior paint, tile, appliances and more! Nicely appointed kitchen with new stainless appliances & island, all new remodeled tile bathrooms, finished lower level! Have to see to appreciate. Truly feels like a new home at a great price! Seller is also constructing a new fence around property to have a fully fenced in yard with a partial privacy fence. Don’t miss this one! Price includes small lot to on the north side of property. Recently built police station and many commercial developments are underway.

Key facts

• Off street parking
• Finished basement
• Large pantry

Tags

• FENCED DOUBLE CORNER LOT
• OFF STREET PARKING
• OPEN MAIN LEVEL FLOOR PLAN
• LARGE PANTRY
• ISLAND SINK
• FINISHED BASEMENT

Property features AI

Finance

• Other: Living area approximately 1,527 total (above and below grade combined); Above-grade finished area reported as 777; below-grade finished area reported as 750
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: City/public water (verify); Public sewer
• Home design: Single-family residence; Residential property; Bungalow style; Approximately 101+ years old; Two finished levels (above and below grade)
• Construction: Board & batten siding; Composition roof
• Exterior features: Metal and wood fencing; Corner lot location

Interior

• Bedrooms: Three bedrooms — one on the main level and two in the basement
• Flooring: Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Finished basement; Tile flooring; Bungalow floor plan
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (6.1% below list).
• Recommended offer: $117k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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); Central Middle School (math 0% / reading 9%, grade F, #388 of 391 statewide, top 99%, 428 students, 99% FRL); Southeast High School (math 2% / reading 12%, grade F, #512 of 521 statewide, top 99%, 487 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 (+9.5%/yr); 98 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 34% 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 $864 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 + 8.0% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,316 (6.1% below list)

Questions for the listing agent

1. Built in 1909 — 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: 0.94% ✗
• Cap rate: 8.18%
• Cash-on-cash: 6.73%
• DSCR: 1.30
• GRM: 8.9

CMA / ARV

• ARV (median comp): $125,111
• List price: $125,000
• Delta: -0.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3034 Brooklyn Ave	0.10mi	2/1.0	820 (+6%)	13mo	$65,000	$79	71
2524 Woodland Ave	0.59mi	2/1.0	764 (-2%)	20mo	$36,500	$48	49
3208 E 30th Ter	0.69mi	2/1.0	828 (+7%)	12mo	$120,000	$145	43

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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-1,613
• Equity at exit: $18,638

10-year hold

• IRR: 12.7%
• Equity multiple: 2.22×
• Total profit: $42,658
• Equity at exit: $10,808

Cash invested: $35,000 (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 64109

• Rents YoY: 9.5%
• Active inventory: 98
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,173 high
• Mortgage (P&I): −$656
• Tax from tax record: −$23 /mo · $274/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $196

Break-even live

Break-even rent $925

Max offer price $125,000

Occupancy floor 78%

Sensitivity live

Price	-10% $267	-5% $232	+0% $196	+5% $161	+10% $-23
Rent	-10% $104	-5% $150	+0% $196	+5% $243	+10% $289
Rate	-1.0pp $259	-0.5pp $228	base $196	+0.5pp $164	+1.0pp $131

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3233 Park Ave Unit 1 Kansas City, MO	2.0	1.0	950	$1,075	$1.13	45d	1	0.38mi
3233 Park Ave Unit 2 Kansas City, MO	2.0	1.0	950	$1,000	$1.05	25d	1	0.38mi
2637 E 29th St Unit 3 Kansas City, MO	2.0	1.0	954	$1,050	$1.10	45d	1	0.38mi
1500 E 29th St Kansas City, MO	1.0	1.0	650	$895	$1.38	9d	1	0.40mi
2938 Flora Ave Unit 1s Kansas City, MO	2.0	1.0	795	$875	$1.10	5d	1	0.41mi
2538 Woodland Ave Unit 2B Kansas City, MO	2.0	1.0	850	$950	$1.12	22d	1	0.57mi
2701 Benton Blvd Unit 2705-3 Kansas City, MO	2.0	1.0	800	$1,200	$1.50	9d	1	0.60mi
2701 Benton Blvd Unit 2703-2 Kansas City, MO	2.0	1.0	800	$1,200	$1.50	3d	1	0.60mi
3300 Virginia Ave Unit 2S Kansas City, MO	2.0	1.0	900	$1,000	$1.11	45d	1	0.67mi
1108 E 30th St Unit St301 Kansas City, MO	1.0	1.0	830	$1,095	$1.32	45d	1	0.68mi
3330 Agnes Ave Kansas City, MO	3.0	1.0	1000	$1,410	$1.41	45d	1	0.69mi
3314 Tracy Ave Kansas City, MO	3.0	1.0	1100	$947	$0.86	9d	1	0.74mi
3314 Tracy Ave Unit B Kansas City, MO	3.0	1.0	1100	$947	$0.86	22d	1	0.74mi
3035 Harrison St Kansas City, MO	1.0–2.0	1.0	725	$1,250	$1.72	4d	1	0.77mi
2454 Benton Blvd Unit 2458-2 Kansas City, MO	1.0	1.0	750	$1,000	$1.33	9d	1	0.77mi
2454 Benton Blvd Unit 2460-3 Kansas City, MO	1.0	1.0	750	$1,100	$1.47	18d	1	0.78mi
2454 Benton Blvd Unit 2456-1 Kansas City, MO	1.0	1.0	750	$1,000	$1.33	18d	1	0.78mi
3310 College Ave Kansas City, MO	3.0	1.0	874	$995	$1.14	45d	1	0.82mi
3609 Wayne Ave Kansas City, MO	3.0	1.5	1118	$1,900	$1.70	25d	1	0.85mi
901 E 28th St Kansas City, MO	1.0	1.0	900	$947	$1.05	17d	1	0.86mi
3240 Harrison St Kansas City, MO	1.0–2.0	1.0	747	$1,199	$1.60	45d	1	0.90mi
2725 Campbell St Unit 2725-1 NE Kansas City, MO	2.0	1.0	1000	$1,250	$1.25	45d	1	0.90mi
826 Linwood Blvd Kansas City, MO	2.0	2.0	990	$1,045	$1.06	18d	1	0.90mi
1207 E Armour Blvd Unit 206 Kansas City, MO	1.0	1.0	625	$1,095	$1.75	25d	1	0.90mi
3710 Wabash Ave Unit 2S Kansas City, MO	2.0	1.0	875	$850	$0.97	25d	1	0.90mi
1205 E Armour Blvd Apt 106 Kansas City, MO	1.0	1.0	625	$995	$1.59	45d	1	0.91mi
2727 Campbell St Unit 2727-1SW Kansas City, MO	2.0	1.0	1000	$1,250	$1.25	9d	1	0.91mi
1108 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	773	$1,745	$2.26	4d	11	0.92mi
1108 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	780	$1,745	$2.24	45d	5	0.92mi
2501 Troost Ave Kansas City, MO	2.0	1.0–2.0	984	$2,679	$2.72	45d	15	0.92mi
2821 Charlotte St Unit 2n Kansas City, MO	2.0	1.0	935	$1,195	$1.28	45d	1	0.93mi
1111 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	788	$1,660	$2.11	4d	9	0.95mi
1111 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	812	$1,660	$2.04	45d	9	0.95mi
1020 E Armour Blvd Kansas City, MO	1.0	1.0	709	$1,510	$2.13	4d	18	0.97mi
1020 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	865	$1,825	$2.11	17d	22	0.97mi
2732 Charlotte St Kansas City, MO	1.0	1.0	600	$950	$1.58	45d	1	0.97mi
2732 Charlotte St Kansas City, MO	1.0	1.0	600	$950	$1.58	4d	1	0.97mi
3403 Campbell St #9 Kansas City, MO	2.0	1.0	900	$1,100	$1.22	21d	1	0.97mi
712 E Linwood Blvd Kansas City, MO	1.0	1.0	625	$1,195	$1.91	4d	1	0.99mi
3233 Charlotte St Unit 2s Kansas City, MO	1.0	1.0	850	$900	$1.06	25d	1	0.99mi

Listing history 10 events

1. 2026-05-16
   historical Active Under Contract 623-char remark
2. 2026-05-09
   listed $125,000 Active 623-char remark
3. 2026-04-30
   historical
4. 2026-04-30
   historical
5. 2018-10-15
   soldstatus Sold

   Show marketing remark (640 chars)

   TOTALLY REBUILT house in up & coming area! New siding, roof, electrical, plumbing, HVAC, Water Heater, interior/exterior paint, tile, appliances and more! Nicely appointed kitchen with new stainless appliances & island, all new remodeled tile bathrooms, finished lower level! Have to see to appreciate. Truly feels like a new home at a great price! Seller is also constructing a new fence around property to have a fully fenced in yard with a partial privacy fence. Don’t miss this one! Price includes small lot to on the north side of property. Recently built police station and many commercial developments are underway.

6. 2018-08-29
   status Pending

   Show marketing remark (640 chars)

   TOTALLY REBUILT house in up & coming area! New siding, roof, electrical, plumbing, HVAC, Water Heater, interior/exterior paint, tile, appliances and more! Nicely appointed kitchen with new stainless appliances & island, all new remodeled tile bathrooms, finished lower level! Have to see to appreciate. Truly feels like a new home at a great price! Seller is also constructing a new fence around property to have a fully fenced in yard with a partial privacy fence. Don’t miss this one! Price includes small lot to on the north side of property. Recently built police station and many commercial developments are underway.

7. 2018-08-16
   historical Contingent - Accepting Backup Offers

   Show marketing remark (640 chars)

   TOTALLY REBUILT house in up & coming area! New siding, roof, electrical, plumbing, HVAC, Water Heater, interior/exterior paint, tile, appliances and more! Nicely appointed kitchen with new stainless appliances & island, all new remodeled tile bathrooms, finished lower level! Have to see to appreciate. Truly feels like a new home at a great price! Seller is also constructing a new fence around property to have a fully fenced in yard with a partial privacy fence. Don’t miss this one! Price includes small lot to on the north side of property. Recently built police station and many commercial developments are underway.

8. 2018-08-10
   listed $80,000 Active

   Show marketing remark (640 chars)

   TOTALLY REBUILT house in up & coming area! New siding, roof, electrical, plumbing, HVAC, Water Heater, interior/exterior paint, tile, appliances and more! Nicely appointed kitchen with new stainless appliances & island, all new remodeled tile bathrooms, finished lower level! Have to see to appreciate. Truly feels like a new home at a great price! Seller is also constructing a new fence around property to have a fully fenced in yard with a partial privacy fence. Don’t miss this one! Price includes small lot to on the north side of property. Recently built police station and many commercial developments are underway.

9. 2012-03-26
   soldstatus
10. 1994-08-18
    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: $274 · $23/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$939/yr (+$78/mo · 342.6%)

ⓘ 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 · 15 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: $14,078
• − Mortgage interest: −$7,002
• − Property taxes: −$274
• − Insurance: −$625
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$3,636
• Taxable income: $288
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $2,287/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

+56.2% since first listed

12 events — show timeline

• 2026-06-12 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2026-05-23 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-16 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-05-09 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-30 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2018-10-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-08-29 Pending — Heartland MLS as Distributed by MLS Grid
• 2018-08-16 Contingent — Heartland MLS as Distributed by MLS Grid
• 2018-08-10 Listed $80,000 Heartland MLS as Distributed by MLS Grid
• 2012-03-26 Sold (Public Records) — Public Records
• 1994-08-18 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $274 · -62.8% YoY. Source: county tax records.