4347 Indiana Ave · Kansas City, MO 64130

$39,000

3 bd · 2.0 ba · 1,746 sqft · SingleFamily public records · 113 Days on market

Built 1930 5,475 sqft lot $22/sqft · 76% below area ↓ 13% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is being In It's Present Condition The Seller will not entertain creative financing. The Seller will accept Cash or Hard Money offers no more then 10 day inspection period.

Key facts

• 5,475 sq ft lot
• 4 garage spots
• Built 1930

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $919 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $39k).
• Recommended offer: $35k (9.0% below list) — sets the bar for market timing.
• Cap rate 34.6% 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: 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 (+4.4%/yr); 187 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 43% 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 $270 of loan paydown is wiped out by about $1k 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 + 4.4% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $35,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 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 1930 — 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: 3.89% ✓
• Cap rate: 34.57%
• Cash-on-cash: 100.99%
• DSCR: 5.49
• GRM: 2.1

CMA / ARV

• ARV (median comp): $163,746
• List price: $39,000
• Delta: -76.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4321 Bellefontaine Ave	0.21mi	3/1.5	1,664 (-5%)	1mo	$199,000	$120	80
4235 Chestnut Ave	0.40mi	3/2.0	1,800 (+3%)	5mo	$167,500	$93	72
4200 Monroe Ave	0.27mi	3/2.0	1,623 (-7%)	5mo	$100,000	$62	72
4327 Bellefontaine Ave	0.20mi	3/2.0	1,915 (+10%)	6mo	$184,000	$96	69
4125 Chestnut Ave	0.48mi	3/1.0	1,711 (-2%)	1mo	$60,000	$35	69
4221 Chestnut Ave	0.42mi	4/1.5 (+1)	1,694 (-3%)	1mo	$110,000	$65	68
4043 Monroe Ave	0.42mi	3/1.5	1,632 (-6%)	2mo	$142,900	$88	66
4210 Montgall Ave	0.51mi	4/2.0 (+1)	1,682 (-4%)	1mo	$74,900	$45	64
3915 Benton Blvd	0.58mi	3/2.0	1,672 (-4%)	4mo	$95,000	$57	63
4142 Montgall Ave	0.54mi	3/1.5	1,822 (+4%)	6mo	$140,000	$77	61
3805 Bellefontaine Ave	0.75mi	3/1.5	1,624 (-7%)	5mo	$169,900	$105	48
4226 Prospect Ave	0.56mi	4/2.5 (+1)	1,924 (+10%)	7mo	$134,400	$70	44

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 · 4.42% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.99×
• Total profit: $54,442
• Equity at exit: $5,815

10-year hold

• IRR: —
• Equity multiple: 13.11×
• Total profit: $132,189
• Equity at exit: $3,372

Cash invested: $10,920 (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 64130

• Home prices YoY: -21.5%
• Rents YoY: 4.4%
• Active inventory: 187
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,518 high
• Mortgage (P&I): −$205
• Tax from tax record: −$60 /mo · $717/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $919

Break-even live

Break-even rent $355

Max offer price $39,000

Occupancy floor 34%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	16d	1	0.29mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	24d	1	0.30mi
4653 Benton Blvd Kansas City, MO	3.0	2.0	1594	$1,600	$1.00	8d	1	0.33mi
4116 Bellefontaine Ave Kansas City, MO	3.0	1.0	1234	$1,000	$0.81	24d	1	0.42mi
4119 S Benton Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	44d	1	0.47mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	44d	1	0.53mi
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	16d	1	0.69mi
3818 Indiana Ave Kansas City, MO	3.0	1.5	1223	$1,147	$0.94	44d	1	0.70mi
4935 College Ave Kansas City, MO	3.0	1.0	1216	$1,350	$1.11	24d	1	0.71mi
4018 Prospect Ave Kansas City, MO	4.0	1.5	1900	$1,695	$0.89	44d	1	0.72mi
4511 Park Ave Kansas City, MO	4.0	2.5	1915	$1,982	$1.03	24d	1	0.73mi
4107 Olive St Kansas City, MO	3.0	1.5	1271	$1,578	$1.24	8d	1	0.74mi
3920 Spruce Ave Kansas City, MO	2.0	1.0	1968	$1,195	$0.61	24d	1	0.75mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	24d	1	0.77mi
3817 S Benton Ave Kansas City, MO	4.0	1.5	1380	$1,650	$1.20	24d	1	0.79mi
4112 Park Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	14d	1	0.82mi
3713 Cleveland Ave Kansas City, MO	4.0	1.0	1256	$1,250	$1.00	16d	1	0.87mi
3902 Wabash Ave Kansas City, MO	4.0	2.0	1400	$1,850	$1.32	44d	1	0.87mi
4014 Park Ave Kansas City, MO	3.0	2.0	1271	$1,273	$1.00	44d	1	0.88mi
5038 S Benton Ave Kansas City, MO	4.0	3.0	1500	$1,875	$1.25	21d	1	0.91mi
4900 E 41st Ter Kansas City, MO	3.0	2.0	1270	$1,500	$1.18	16d	1	0.92mi
3630 Agnes Ave Kansas City, MO	3.0	2.0	1448	$1,500	$1.04	11d	1	0.96mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	8d	1	1.00mi
4219 Woodland Ave Kansas City, MO	4.0	2.0	1566	$1,900	$1.21	2d	1	1.04mi
5215 Walrond Ave Kansas City, MO	4.0	2.0	1198	$1,710	$1.43	24d	1	1.04mi
4211 Woodland Ave Kansas City, MO	4.0	2.5	1926	$2,010	$1.04	16d	1	1.05mi
2420 E 51st St Kansas City, MO	3.0	2.0	1460	$1,350	$0.92	24d	1	1.05mi
4206 Vineyard Rd Kansas City, MO	4.0	1.5	1056	$1,500	$1.42	14d	1	1.06mi
3525 Monroe Ave Kansas City, MO	3.0	2.0	1569	$1,500	$0.96	44d	1	1.07mi
3524 Bellefontaine Ave Kansas City, MO	3.0	1.0	1228	$1,350	$1.10	44d	1	1.08mi
4910 Michigan Ave Kansas City, MO	3.0	1.5	1199	$1,400	$1.17	8d	1	1.19mi
3419 College Ave Kansas City, MO	4.0	1.0	1608	$1,300	$0.81	2d	1	1.21mi
5114 Brooklyn Ave Kansas City, MO	3.0	1.5	1116	$1,300	$1.16	8d	1	1.22mi
3434 Chestnut Ave Kansas City, MO	2.0	1.0	1512	$1,100	$0.73	11d	1	1.24mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	8d	1	1.30mi
3332 Norton Ave Kansas City, MO	3.0	1.0	1272	$1,350	$1.06	44d	1	1.34mi
3434 Olive St Kansas City, MO	3.0	2.0	2020	$1,445	$0.72	44d	1	1.35mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	24d	1	1.36mi
5115 Woodland Ave Kansas City, MO	4.0	1.0	1136	$1,700	$1.50	44d	1	1.37mi
4232 Virginia Ave Unit 3 Kansas City, MO	3.0	1.0	1296	$1,100	$0.85	12d	1	1.38mi

Listing history 19 events

1. 2026-06-18
   days on market $39,000 Active 113 DOM
2. 2026-06-17
   days on market $39,000 Active 112 DOM
3. 2026-06-16
   days on market $39,000 Active 111 DOM
4. 2026-06-15
   days on market $39,000 Active 110 DOM
5. 2026-06-13
   days on market $39,000 Active 108 DOM
6. 2026-06-09
   days on market $39,000 Active 104 DOM
7. 2026-06-08
   days on market $39,000 Active 103 DOM
8. 2026-06-07
   days on market $39,000 Active 102 DOM
9. 2026-06-05
   days on market $39,000 Active 99 DOM
10. 2026-06-03
    days on market $39,000 Active 98 DOM
11. 2026-06-02
    days on market $39,000 Active 97 DOM
12. 2026-06-01
    days on market $39,000 Active 96 DOM
13. 2026-05-31
    days on market $39,000 Active 95 DOM
14. 2026-04-23
    price $39,000 186-char remark

    Show marketing remark (186 chars)

    This property is being In It's Present Condition The Seller will not entertain creative financing. The Seller will accept Cash or Hard Money offers no more then 10 day inspection period.

15. 2026-04-14
    status Active 186-char remark

    Show marketing remark (186 chars)

    This property is being In It's Present Condition The Seller will not entertain creative financing. The Seller will accept Cash or Hard Money offers no more then 10 day inspection period.

16. 2026-03-04
    historical Active Under Contract 186-char remark

    Show marketing remark (186 chars)

    This property is being In It's Present Condition The Seller will not entertain creative financing. The Seller will accept Cash or Hard Money offers no more then 10 day inspection period.

17. 2026-02-26
    listed $45,000 Active 186-char remark

    Show marketing remark (186 chars)

    This property is being In It's Present Condition The Seller will not entertain creative financing. The Seller will accept Cash or Hard Money offers no more then 10 day inspection period.

18. 2026-02-25
    historical $45,000 186-char remark

    Show marketing remark (186 chars)

    This property is being In It's Present Condition The Seller will not entertain creative financing. The Seller will accept Cash or Hard Money offers no more then 10 day inspection period.

19. 2025-06-16
    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: $717 · $60/mo
• Projected year-2 tax: $717 · $60/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥107°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: $18,220
• − Mortgage interest: −$2,185
• − Property taxes: −$717
• − Insurance: −$195
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$1,135
• Taxable income: $11,074
• Est. tax owed @ 24.0%: −$2,658
• After-tax cash flow: $8,370/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): 19,644
• Household income: $42,221
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1132.0

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 (80%)
• Race & ethnicity: Black 80% White 9% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Swedish 0%
• Foreign-born: 6% · Canada
• 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: ▼ -73.32%
• Current HPI: 267.491
• Rent YoY: ▲ 4.42%
• 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

-13.3% since first listed

6 events — show timeline

• 2026-04-23 Price Changed $39,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-14 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-04 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-02-26 Listed $45,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-25 Coming Soon $45,000 Heartland MLS as Distributed by MLS Grid
• 2025-06-16 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $717 · -43.7% YoY. Source: county tax records.