3235 Garfield Ave · Kansas City, MO 64109

$99,000

5 bd · 2.0 ba · 3,427 sqft · SingleFamily public records · 19 Days on market

Built 1911 7,738 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.9/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Huge 5 bedroom home with great potential. Could be an ideal section 8 location.

Key facts

• Highway access
• Shopping
• Sporting events

Tags

• ESTABLISHED NEIGHBORHOOD
• HIGHWAY ACCESS
• SHOPPING
• SPORTING EVENTS

🏷️ Possibly a rental listed for sale. The $99,000 price doesn't fit this home's estimated sale value (~$222,755) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.6% 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 (+9.5%/yr); 98 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2,660/mo this rent would consume 76% 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 $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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: property tax is 4.4% of price; built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.69% ✓
• Cap rate: 20.58%
• Cash-on-cash: 51.03%
• DSCR: 3.27
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $222,755
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3235 Garfield Ave	0.00mi	5/2.5	3,427 (0%)	1mo	$99,000	$29	97
3008 E Linwood Blvd	0.58mi	5/3.5	3,493 (+2%)	5mo	$305,000	$87	60
3542 Tracy Ave	0.71mi	5/3.0	3,399 (-1%)	10mo	$549,900	$162	53
3515 Virginia Ave	0.60mi	5/2.5	3,901 (+14%)	0mo	$400,000	$103	47
2706 E 36th St	0.57mi	4/1.0 (-1)	3,220 (-6%)	15mo	$99,000	$31	42
3332 Flora Ave	0.42mi	4/2.5 (-1)	2,942 (-14%)	11mo	$189,900	$65	40
3404 & 3400 S Benton Ave	0.50mi	6/2.0 (+1)	3,086 (-10%)	21mo	$110,000	$36	37
2843 Benton Blvd	0.66mi	4/2.5 (-1)	3,624 (+6%)	20mo	$199,000	$55	36
3545 Forest Ave	0.73mi	6/3.5 (+1)	3,753 (+10%)	7mo	$450,000	$120	33
2942 E 29th St	0.73mi	5/3.5	3,613 (+5%)	21mo	$299,995	$83	33
2651 Victor St	0.63mi	6/4.0 (+1)	3,096 (-10%)	11mo	$125,000	$40	32

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: 55.2%
• Equity multiple: 3.64×
• Total profit: $73,274
• Equity at exit: $14,761

10-year hold

• IRR: 62.3%
• Equity multiple: 9.12×
• Total profit: $225,213
• Equity at exit: $8,560

Cash invested: $27,720 (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: 3.1×

Monthly cashflow live

• Estimated rent: $2,660 high
• Mortgage (P&I): −$519
• Tax from tax record: −$362 /mo · $4,347/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $1,179

Break-even live

Break-even rent $1,168

Max offer price $99,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,235	-5% $1,207	+0% $1,179	+5% $1,151	+10% $1,123
Rent	-10% $969	-5% $1,074	+0% $1,179	+5% $1,284	+10% $1,389
Rate	-1.0pp $1,229	-0.5pp $1,204	base $1,179	+0.5pp $1,153	+1.0pp $1,127

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3317 Agnes Ave Kansas City, MO	5.0	2.0	2872	$1,795	$0.62	25d	1	0.59mi
3606 S Benton Ave Kansas City, MO	5.0	3.0	2800	$2,000	$0.71	45d	1	0.68mi
2624 Montgall Ave Kansas City, MO	4.0	3.0	3800	$1,875	$0.49	25d	1	0.85mi
2924 Harrison St Kansas City, MO	5.0	3.0	4605	$60,000	$13.03	25d	1	0.86mi
712 E Armour Blvd Kansas City, MO	4.0	3.5	4409	$3,650	$0.83	25d	1	0.93mi
3839 Harrison Blvd Kansas City, MO	5.0	2.5	2709	$2,950	$1.09	45d	1	1.05mi
2629 Campbell St Kansas City, MO	5.0	3.0	2470	$3,850	$1.56	13d	1	1.10mi
2436 Forest Ave Kansas City, MO	5.0	4.0	2632	$4,000	$1.52	9d	1	1.21mi
3027 McGee St Kansas City, MO	4.0	3.5	3500	$4,200	$1.20	17d	1	1.25mi

Listing history 14 events

1. 2026-04-17
   status Pending
2. 2026-04-07
   status Active
3. 2025-11-24
   status Pending
4. 2025-11-15
   listed $99,000 Active
5. 2020-05-21
   soldstatus
6. 2018-07-26
   soldstatus
7. 2012-02-29
   soldstatus
8. 2011-11-04
   soldstatus
9. 2010-12-02
   historical 79-char remark

   Show marketing remark (79 chars)

   Huge 5 bedroom home with great potential. Could be an ideal section 8 location.

10. 2010-11-02
    listed $85,000 79-char remark

    Show marketing remark (79 chars)

    Huge 5 bedroom home with great potential. Could be an ideal section 8 location.

11. 2006-01-11
    soldstatus
12. 2006-01-05
    soldstatus 343-char remark

    Show marketing remark (343 chars)

    ELEGANT, STATELY, WELL-MAINTAINED. GRACIOUS FOYER, FORMAL LIVING & DINING ROOMS, STAIN GLASS WINDOWS, CUSTOM WINDOW TREATMENTS, WONDERFUL ORGINAL MOLDINGS & HARDWOODS (UNDER CARPET) LARGE SUN PORCH OFF MSTR BDRM, 5BDRMS WITH OVERSIZE CLOSETS, BUTLER'S PANTRY, 3RD FLR MOTHER-IN-LAW APARTMENT W/ FULL KITCHEN. QUALITY CRAFTSMANSHIP.

13. 2005-09-12
    listed $89,999 343-char remark

    Show marketing remark (343 chars)

    ELEGANT, STATELY, WELL-MAINTAINED. GRACIOUS FOYER, FORMAL LIVING & DINING ROOMS, STAIN GLASS WINDOWS, CUSTOM WINDOW TREATMENTS, WONDERFUL ORGINAL MOLDINGS & HARDWOODS (UNDER CARPET) LARGE SUN PORCH OFF MSTR BDRM, 5BDRMS WITH OVERSIZE CLOSETS, BUTLER'S PANTRY, 3RD FLR MOTHER-IN-LAW APARTMENT W/ FULL KITCHEN. QUALITY CRAFTSMANSHIP.

14. 1990-04-09
    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: $4,347 · $362/mo
• Projected year-2 tax: $4,347 · $362/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 ≥106°F today · 16 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: $31,920
• − Mortgage interest: −$5,546
• − Property taxes: −$4,347
• − Insurance: −$495
• − Repairs & maintenance: −$2,554
• − Management: −$2,554
• − Depreciation: −$2,880
• Taxable income: $13,545
• Est. tax owed @ 24.0%: −$3,251
• After-tax cash flow: $10,894/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

+10.0% since first listed

14 events — show timeline

• 2026-04-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-07 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-11-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-11-15 Listed $99,000 Heartland MLS as Distributed by MLS Grid
• 2020-05-21 Sold (Public Records) — Public Records
• 2018-07-26 Sold (Public Records) — Public Records
• 2012-02-29 Sold (Public Records) — Public Records
• 2011-11-04 Sold (Public Records) — Public Records
• 2010-12-02 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2010-11-02 Listed $85,000 Heartland MLS as Distributed by MLS Grid
• 2006-01-11 Sold (Public Records) — Public Records
• 2006-01-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-09-12 Listed $89,999 Heartland MLS as Distributed by MLS Grid
• 1990-04-09 Sold (Public Records) — Public Records

Property tax history

+18.2%/yr

Latest (2025): $4,347 · -23.4% YoY. Source: county tax records.