3720 Wayne Ave · Kansas City, MO 64109

$205,000

4 bd · 1.0 ba · 1,462 sqft · SingleFamily public records · 16 Days on market

Built 1910 8,845 sqft lot Est $171k · 20% over

---

Why this score? — see what drove the F 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 +14.8/30.0
• Rent growth +4.9/5.0
• DSCR +4.5/10.0
• Livability +3.9/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful Newly Remodeled Bungalow in the Paseo Heights Neighborhood, This 3 Bedroom 2 Bath Home has great Curve Appeal and Maintence Free for years to come with Metal Siding, New HVAC, Plumbing, Electrical, Gutters and Newer Roof. The Exterior updates includes New Paint, Landscape, and Driveway Coating. The Interior offers an elegant paint color with a New Kitchen, Granite Countertops, Tile Backsplash, Sink, Faucet, Stainless Appliance, Tile Flooring in Kitchen and Bathrooms, New Tub, Shower, Vanities, Mirrors, Toilets, LED Lights/Fans, Door, Window Covering, Refinished Wood floors, Carpet, and Freshly Painted Basement. Close to Downtown, The Plaza Area, Shopping and Dining

Key facts

• New kitchen
• Metal siding
• New hvac

Tags

• NEWLY REMODELED BUNGALOW
• METAL SIDING
• NEW HVAC
• NEW KITCHEN
• GRANITE COUNTERTOPS
• TILE BACKSPLASH

Property features AI

Finance

• Other: Lot approximately 8,845 square feet
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property type; Bungalow style
• Construction: Metal siding; Composition roof
• Exterior features: Off-street parking; Not in a flood plain

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator; Electric range; Stainless steel appliances
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling (air conditioning)
• Interior features: Window coverings; Thermal windows; Bungalow floor plan; Security system; Smoke detectors; Living/Dining combo
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $55 ($663/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 $161k (21.5% below list).
• Recommended offer: $161k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Faxon Elementary (math 8% / reading 17%, grade F, #1,007 of 1,115 statewide, top 91%, 301 students, 99% FRL); Central High School (math 2% / reading 17%, grade F, #507 of 521 statewide, top 98%, 535 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); 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).
• At $1,610/mo this rent would consume 46% of the median local household income ($42k/yr) (locally 853% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $161,000 (21.5% below list)

Questions for the listing agent

1. Built in 1910 — 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. 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?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.15%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $171,054
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1605 E 37th St	0.06mi	3/1.5 (-1)	1,338 (-8%)	4mo	$115,000	$86	72
3509 Brooklyn Ave	0.49mi	4/2.0	1,418 (-3%)	3mo	$130,000	$92	66
3920 Paseo Blvd	0.28mi	4/1.5	1,630 (+12%)	1mo	$190,000	$117	64
2112 E 36th St	0.42mi	3/2.0 (-1)	1,343 (-8%)	2mo	$150,000	$112	56
3910 Wabash Ave	0.61mi	4/2.0	1,366 (-7%)	1mo	$10,000	$7	56
3320 Tracy Ave	0.56mi	3/3.0 (-1)	1,435 (-2%)	4mo	$260,000	$181	55
3337 Flora Ave	0.46mi	3/2.0 (-1)	1,600 (+9%)	2mo	$178,900	$112	52
3431 Wabash Ave	0.69mi	3/1.5 (-1)	1,533 (+5%)	3mo	$214,900	$140	50
3915 Charlotte St	0.58mi	3/1.5 (-1)	1,624 (+11%)	3mo	$338,000	$208	45
4239 Tracy Ave	0.69mi	3/2.5 (-1)	1,602 (+10%)	1mo	$425,000	$265	40
4030 Charlotte St	0.69mi	3/2.0 (-1)	1,296 (-11%)	2mo	$250,000	$193	38
4102 Charlotte St	0.72mi	3/2.5 (-1)	1,622 (+11%)	1mo	$189,000	$117	37

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: -9.7%
• Equity multiple: 0.63×
• Total profit: $-21,291
• Equity at exit: $30,566

10-year hold

• IRR: 4.8%
• Equity multiple: 1.42×
• Total profit: $24,315
• Equity at exit: $17,725

Cash invested: $57,400 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,610 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$56 /mo · $674/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $55

Break-even live

Break-even rent $1,540

Max offer price $205,000

Occupancy floor 92%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3609 Wayne Ave Kansas City, MO	3.0	1.5	1118	$1,900	$1.70	23d	1	0.13mi
2002 E 35th St Kansas City, MO	3.0	2.0	1426	$1,295	$0.91	7d	1	0.40mi
2018 E 35th St Kansas City, MO	3.0	2.0	1502	$1,800	$1.20	2d	1	0.42mi
3314 Tracy Ave Unit B Kansas City, MO	3.0	1.0	1100	$947	$0.86	21d	1	0.56mi
3314 Tracy Ave Kansas City, MO	3.0	1.0	1100	$947	$0.86	7d	1	0.56mi
4014 Park Ave Kansas City, MO	3.0	2.0	1271	$1,273	$1.00	43d	1	0.57mi
3902 Wabash Ave Kansas City, MO	4.0	2.0	1400	$1,850	$1.32	43d	1	0.60mi
4112 Park Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	14d	1	0.66mi
4228 Virginia Ave Kansas City, MO	3.0	1.0	1200	$1,250	$1.04	10d	1	0.69mi
4232 Virginia Ave Unit 3 Kansas City, MO	3.0	1.0	1296	$1,100	$0.85	12d	1	0.70mi
4219 Woodland Ave Kansas City, MO	4.0	2.0	1566	$1,900	$1.21	1d	1	0.70mi
4107 Olive St Kansas City, MO	3.0	1.5	1271	$1,578	$1.24	7d	1	0.71mi
2120 Linwood Blvd Kansas City, MO	3.0	1.0	1326	$1,400	$1.06	43d	1	0.76mi
4220 Harrison St Unit 1S Kansas City, MO	3.0	2.0	1200	$1,795	$1.50	7d	1	0.79mi
520 E Armour Blvd Kansas City, MO	3.0	1.0–2.0	882	$2,630	$2.98	1d	22	0.83mi
520 E Armour Blvd Kansas City, MO	3.0	1.0–2.0	782	$1,970	$2.52	16d	19	0.83mi
3817 S Benton Ave Kansas City, MO	4.0	1.5	1380	$1,650	$1.20	23d	1	0.83mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	10d	1	0.86mi
3333 Gillham Rd Kansas City, MO	4.0	2.0	1500	$2,000	$1.33	14d	1	0.87mi
3009 Garfield Ave Kansas City, MO	3.0	1.5	1334	$1,425	$1.07	43d	1	0.93mi
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	16d	1	0.94mi
3524 Bellefontaine Ave Kansas City, MO	3.0	1.0	1228	$1,350	$1.10	43d	1	0.94mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	7d	1	0.94mi
404 E 41st St Kansas City, MO	4.0	3.0	1711	$2,650	$1.55	19d	1	0.96mi
3330 Agnes Ave Kansas City, MO	3.0	1.0	1000	$1,410	$1.41	43d	1	0.96mi
4119 S Benton Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	43d	1	0.98mi
3304 Agnes Ave Unit Downstairs Kansas City, MO	3.0	1.0	1150	$1,095	$0.95	43d	1	0.99mi
4138 Locust St Kansas City, MO	4.0	2.0	1763	$2,600	$1.47	7d	1	1.00mi
3830 Warwick Blvd Unit 1S Kansas City, MO	3.0	2.0	1500	$1,600	$1.07	14d	1	1.03mi
4116 Bellefontaine Ave Kansas City, MO	3.0	1.0	1234	$1,000	$0.81	23d	1	1.05mi
1500 E 46th St Kansas City, MO	1.0–3.0	1.0	803	$1,275	$1.59	43d	1	1.09mi
3818 Indiana Ave Kansas City, MO	3.0	1.5	1223	$1,147	$0.94	43d	1	1.11mi
3419 College Ave Kansas City, MO	4.0	1.0	1608	$1,300	$0.81	1d	1	1.13mi
4610 Forest Ave Kansas City, MO	3.0	2.0	1365	$2,450	$1.79	43d	1	1.17mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	23d	1	1.19mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	23d	1	1.20mi
2729 Grove St Kansas City, MO	3.0	2.0	1510	$1,375	$0.91	43d	1	1.20mi
3205 E 31st St Kansas City, MO	4.0	1.0	1800	$1,325	$0.74	23d	1	1.26mi
2724 Brooklyn Ave Kansas City, MO	3.0	2.5	1398	$1,440	$1.03	23d	1	1.26mi
118 W Armour Blvd Kansas City, MO	1.0–3.0	1.0–2.0	934	$2,095	$2.24	23d	7	1.27mi

Listing history 12 events

1. 2026-06-18
   days on market $205,000 Active 16 DOM
2. 2026-06-17
   days on market $205,000 Active 15 DOM
3. 2026-06-16
   days on market $205,000 Active 14 DOM
4. 2026-06-15
   days on market $205,000 Active 13 DOM
5. 2026-06-13
   days on market $205,000 Active 11 DOM
6. 2026-06-09
   days on market $205,000 Active 7 DOM
7. 2026-06-08
   days on market $205,000 Active 6 DOM
8. 2026-06-07
   days on market $205,000 Active 5 DOM
9. 2026-06-05
   days on market $205,000 Active 2 DOM
10. 2026-06-03
    remarks 683-char remark
11. 2026-06-02
    remarks 677-char remark
12. 2026-06-02
    listed $205,000 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: $1,988 · $166/mo
• Expected delta: +$1,314/yr (+$110/mo · 194.8%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,320
• − Mortgage interest: −$11,483
• − Property taxes: −$674
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$5,964
• Taxable loss: −$2,918
• Est. tax savings @ 24.0%: +$700
• After-tax cash flow: $1,363/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

3 events — show timeline

• 2026-06-02 Listed $205,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-29 Sold (Public Records) — Public Records
• 1990-02-22 Sold (Public Records) — Public Records

Property tax history

+12.2%/yr

Latest (2025): $674 · -35.3% YoY. Source: county tax records.