7103 College Ave · Kansas City, MO 64132

$107,500

2 bd · 1.0 ba · 192 sqft · SingleFamily public records · 17 Days on market

Built 1930 5,633 sqft lot

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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 +28.7/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• 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

Traditional single family home built in 1930 offers 3 bed, 1 bath, with approximately 1075 square feet of living space. Per Seller, offers MUST BE submitted via www. hubzu.com “SELLER WILL NOT ACTIVATE UTILITIES” Web technology fee $299 & Buyer premium pd @ closing by the buyer.

Key facts

• 5,633 sq ft lot
• Built 1930
• Listed 16 days

Property features AI

Finance

• Financial info: $337 annual tax (as listed)
• HOA & community: No maintenance provided

Exterior

• Parking: Off-street parking
• Utilities: Other water source; Other sewer
• Home design: Single-family residential; Residential property type; Composition roof; Age: approximately 76–100 years
• Construction: Other construction materials
• Exterior features: Lot approximately 5,633 square feet

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 3 bedrooms on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: Raised 1.5-story floor plan; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $106k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 (+3.0%/yr); 94 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); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 33% 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 $11k of equity ($743 loan paydown + $11k 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 $30k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,887 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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: 1.17% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.28%
• DSCR: 1.64
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 2.98% rent growth · sell at horizon

5-year hold

• IRR: 34.8%
• Equity multiple: 3.70×
• Total profit: $81,297
• Equity at exit: $96,845

10-year hold

• IRR: 30.0%
• Equity multiple: 8.35×
• Total profit: $221,315
• Equity at exit: $208,849

Cash invested: $30,100 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,259 high
• Mortgage (P&I): −$564
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $358

Break-even live

Break-even rent $806

Max offer price $107,500

Occupancy floor 67%

Sensitivity live

Price	-10% $419	-5% $389	+0% $358	+5% $328	+10% $297
Rent	-10% $259	-5% $309	+0% $358	+5% $408	+10% $458
Rate	-1.0pp $412	-0.5pp $386	base $358	+0.5pp $330	+1.0pp $302

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: $26,875
• Closing costs: $3,225
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7115 Bales Ave Kansas City, MO	3.0	1.0	865	$1,350	$1.56	18d	1	0.15mi
7127 Bales Ave Kansas City, MO	3.0	1.0	900	$1,350	$1.50	25d	1	0.15mi
7036 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	810	$1,200	$1.48	4d	1	0.15mi
7232 College Ave Kansas City, MO	3.0	1.5	—	$1,575	—	18d	1	0.16mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,645	$1.50	25d	1	0.17mi
6925 Indiana Ave Unit 1 Kansas City, MO	1.0	1.0	—	$975	—	5d	1	0.25mi
7240 Agnes Ave Kansas City, MO	3.0	1.0	1140	$1,350	$1.18	3d	1	0.26mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	16d	1	0.28mi
7327 Bellefontaine Ave Kansas City, MO	3.0	1.0	—	$1,300	—	12d	1	0.29mi
7317 Agnes Ave Kansas City, MO	2.0	1.0	767	$895	$1.17	25d	1	0.30mi
7412 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	780	$1,200	$1.54	4d	1	0.38mi
6821 Bales Ave Kansas City, MO	3.0	1.5	1430	$1,595	$1.12	21d	1	0.39mi
7426 Indiana Ave Kansas City, MO	3.0	1.0	1100	$1,400	$1.27	45d	1	0.40mi
3106 E 75th St Kansas City, MO	3.0	1.5	985	$1,225	$1.24	23d	1	0.45mi
2607 E 73rd St Kansas City, MO	2.0	1.0	1212	$1,050	$0.87	25d	1	0.45mi
6921 Prospect Ave Unit C Kansas City, MO	1.0	1.0	538	$850	$1.58	5d	1	0.48mi
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	14d	1	0.48mi
6817 Cleveland Ave Kansas City, MO	2.0	1.0	779	$1,100	$1.41	45d	1	0.51mi
7411 Montgall Ave Kansas City, MO	3.0	1.0	840	$1,200	$1.43	45d	1	0.51mi
6703 Walrond Ave Kansas City, MO	2.0	1.0	912	$1,200	$1.32	3d	1	0.53mi
6901 Jackson Ave Unit 6903 Kansas City, MO	3.0	1.0	1000	$1,200	$1.20	23d	1	0.65mi
3601 E Meyer Blvd Kansas City, MO	1.0	1.0	560	$900	$1.61	45d	1	0.67mi
6941 Spruce Ave Kansas City, MO	2.0	1.0	815	$950	$1.17	45d	1	0.68mi
2421 E 67th Ter Kansas City, MO	2.0	1.0	816	$1,125	$1.38	18d	1	0.68mi
2430 E 67th Ter Kansas City, MO	3.0	2.0	960	$1,195	$1.24	45d	1	0.70mi
2404 E 67th Ter Kansas City, MO	3.0	1.0	—	$1,095	—	5d	1	0.74mi
7560 Prospect Ave Unit F Kansas City, MO	1.0	1.0	900	$925	$1.03	45d	1	0.77mi
2120 E 68th Ter Kansas City, MO	2.0	1.0	930	$1,200	$1.29	25d	1	0.78mi
7560 Prospect Ave Unit G Kansas City, MO	1.0	1.0	900	$925	$1.03	5d	1	0.78mi
1857 E 68th Ter Kansas City, MO	3.0	2.0	—	$1,450	—	25d	1	0.86mi
7427 Arleta Blvd Kansas City, MO	2.0	1.0	805	$1,150	$1.43	45d	1	0.87mi
6431 S Benton Ave Kansas City, MO	3.0	1.0	1160	$1,225	$1.06	25d	1	0.88mi
1831 E 68th St Kansas City, MO	3.0	1.0	1043	$1,250	$1.20	18d	1	0.94mi
6328 College Ave Kansas City, MO	3.0	1.5	1856	$1,399	$0.75	5d	1	0.97mi
1801 E 74th Ter Kansas City, MO	2.0	1.0	—	$1,145	—	45d	1	0.97mi
7316 Paseo Blvd Kansas City, MO	3.0	1.5	1882	$1,523	$0.81	45d	1	0.97mi
1827 E 75th Ter Kansas City, MO	3.0	1.5	1700	$1,595	$0.94	18d	1	0.98mi
1860 E 76th Ter Kansas City, MO	3.0	2.0	—	$1,600	—	9d	1	1.00mi
1805 E 67th St Kansas City, MO	2.0	1.0	1064	$1,200	$1.13	18d	1	1.06mi
1836 E 77th St Kansas City, MO	2.0	1.0	1200	$1,150	$0.96	23d	1	1.07mi

Listing history 14 events

1. 2026-06-21
   days on market $107,500 Active 17 DOM
2. 2026-06-18
   days on market $107,500 Active 14 DOM
3. 2026-06-17
   days on market $107,500 Active 13 DOM
4. 2026-06-16
   days on market $107,500 Active 12 DOM
5. 2026-06-15
   days on market $107,500 Active 11 DOM
6. 2026-06-13
   days on market $107,500 Active 9 DOM
7. 2026-06-09
   days on market $107,500 Active 5 DOM
8. 2026-06-08
   days on market $107,500 Active 4 DOM
9. 2026-06-07
   statusdays on market $107,500 Active 3 DOM
10. 2026-06-05
    days on market $107,500 Coming Soon 6 DOM
11. 2026-06-03
    days on market $107,500 Coming Soon 5 DOM
12. 2026-06-02
    days on market $107,500 Coming Soon 4 DOM
13. 2026-06-01
    days on market $107,500 Coming Soon 3 DOM
14. 2026-05-31
    days on market $107,500 Coming Soon 2 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: $337 · $28/mo
• Projected year-2 tax: $1,043 · $87/mo
• Expected delta: +$705/yr (+$59/mo · 209.1%)

ⓘ 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,113
• − Mortgage interest: −$6,022
• − Property taxes: −$337
• − Insurance: −$538
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$3,127
• Taxable income: $2,671
• Est. tax owed @ 24.0%: −$641
• After-tax cash flow: $3,659/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

+745.1% since first listed

4 events — show timeline

• 2026-05-29 Coming Soon $107,500 Heartland MLS as Distributed by MLS Grid
• 2016-11-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-10-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2016-10-05 Listed $12,720 Heartland MLS as Distributed by MLS Grid

Property tax history

-1.0%/yr

Latest (2025): $337 · +2.4% YoY. Source: county tax records.