402 Van Brunt Blvd · Kansas City, MO 64124

$150,000

3 bd · 1.0 ba · 1,166 sqft · SingleFamily public records · 27 Days on market

Built 1925 4,958 sqft lot $129/sqft · 24% above area Est $220k · 32% under ↓ 19% since listing

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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 +17.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

If space and storage are at the top of your list, this home delivers in a big way. With multiple living areas and flexible-use rooms, this property offers room to grow, work, and relax. The main level features two comfortable bedrooms and a full bathroom, along with a bright living room, formal dining area, kitchen, and convenient main-floor laundry. Upstairs, you’ll find a third bedroom plus an unfinished attic space full of potential — perfect for a future playroom, game room, home office, or use as additional storage. The finished basement expands your living space even further with a second living area (or non-conforming fourth bedroom), a second full bathroom, a closet, and

Key facts

• Finished basement
• Flexible use rooms
• Fenced backyard

Tags

• MULTIPLE LIVING AREAS
• FLEXIBLE USE ROOMS
• UNFINISHED ATTIC SPACE
• FINISHED BASEMENT
• COZY SUNROOM
• FENCED BACKYARD

Property features AI

Finance

• Other: Living area: 1,566 (total); Above-grade finished area reported as 1,166; Below-grade finished area reported as 400; Property age: 101+ years

Exterior

• Parking: Detached garage; 1 garage space; Off-street parking; Shared driveway
• Utilities: City/public water (verify); Public sewer
• Home design: Single-family residence; Residential property; 1.5-story floor plan; Not in a flood plain
• Construction: Composition roof; Other construction materials; Basement present
• Exterior features: Partial wood fencing; City lot

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms (two on main level, one on second level)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms (one on main level, one in basement)
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Formal dining area; Basement (other)
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/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 $133k (11.3% below list).
• Recommended offer: $133k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: Gladstone Elementary (math 17% / reading 27%, grade F, #910 of 1,115 statewide, top 83%, 372 students, 99% FRL); Northeast High (math 2% / reading 22%, grade F, #497 of 521 statewide, top 96%, 657 students, 100% 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 (+2.2%/yr); 52 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 35% of the median local income ($46k/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 $1k 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.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,981 (11.3% below list)

Questions for the listing agent

1. Built in 1925 — 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: 0.89% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.40%
• DSCR: 1.15
• GRM: 9.4

CMA / ARV

• ARV (median comp): $220,427
• List price: $150,000
• Delta: -15.62%
• 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
137 Chelsea Ave	0.20mi	2/1.0 (-1)	1,190 (+2%)	6mo	$69,900	$59	77
421 Hardesty Ave	0.41mi	3/1.5	1,172 (+0%)	2mo	$99,500	$85	76
517 S Lawn Ave	0.18mi	3/1.0	1,054 (-10%)	5mo	$119,900	$114	71
410 Kensington Ave	0.25mi	4/2.0 (+1)	1,240 (+6%)	4mo	$159,000	$128	65
422 N Kensington Ave	0.60mi	2/1.0 (-1)	1,201 (+3%)	0mo	$179,000	$149	62
3906 Windsor Ave	0.64mi	3/2.0	1,194 (+2%)	3mo	$129,900	$109	60
409 Lawndale Ave	0.60mi	2/1.0 (-1)	1,100 (-6%)	4mo	$75,000	$68	54
815 Elmwood Ave	0.47mi	3/1.5	1,302 (+12%)	5mo	$74,900	$58	52
345 N Denver Ave	0.58mi	3/1.0	1,306 (+12%)	5mo	$129,900	$99	48
322 Barat Ave	0.74mi	2/1.0 (-1)	1,274 (+9%)	4mo	$135,000	$106	42
443 N Quincy Ave	0.67mi	2/1.0 (-1)	1,000 (-14%)	1mo	$169,000	$169	39
3830 Roberts St	0.55mi	4/2.0 (+1)	1,320 (+13%)	6mo	$70,000	$53	38

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.58×
• Total profit: $-17,841
• Equity at exit: $22,365

10-year hold

• IRR: -3.8%
• Equity multiple: 0.76×
• Total profit: $-10,254
• Equity at exit: $12,969

Cash invested: $42,000 (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 64124

• Home prices YoY: -26.0%
• Rents YoY: 2.2%
• Active inventory: 52
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,330 high
• Mortgage (P&I): −$787
• Tax from tax record: −$83 /mo · $991/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $119

Break-even live

Break-even rent $1,179

Max offer price $150,000

Occupancy floor 86%

Sensitivity live

Price	-10% $204	-5% $161	+0% $119	+5% $76	+10% $34
Rent	-10% $14	-5% $66	+0% $119	+5% $171	+10% $224
Rate	-1.0pp $194	-0.5pp $157	base $119	+0.5pp $80	+1.0pp $40

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 N Elmwood Ave Kansas City, MO	4.0	2.0	1184	$1,500	$1.27	44d	1	0.40mi
815 Elmwood Ave Kansas City, MO	3.0	1.5	1302	$1,600	$1.23	15d	1	0.49mi
5213 Wilburn Ct Kansas City, MO	3.0	1.0	1274	$1,375	$1.08	22d	1	0.51mi
135 Lawndale Ave Kansas City, MO	3.0	2.0	920	$1,500	$1.63	8d	1	0.61mi
3921 Norledge Ave Unit 2E Kansas City, MO	2.0	1.0	900	$950	$1.06	44d	1	0.68mi
3523 Saint John Ave Kansas City, MO	3.0	1.0	1500	$995	$0.66	24d	1	0.75mi
303 White Ave Unit 2 Kansas City, MO	2.0	1.0	1060	$950	$0.90	11d	1	0.79mi
3423 Garner Ave Unit B Kansas City, MO	2.0	1.0	800	$900	$1.12	44d	1	0.81mi
3435 E 7th St Kansas City, MO	2.0	1.0	970	$949	$0.98	8d	1	0.84mi
445 N Lawndale Ave Kansas City, MO	2.0	1.0	700	$1,200	$1.71	24d	1	0.85mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	17d	1	0.88mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	20d	1	0.88mi
203 N Indiana Ave Unit 209 Indiana Kansas City, MO	2.0	1.0	1500	$1,400	$0.93	44d	1	0.92mi
301 Benton Blvd Unit 2 Kansas City, MO	2.0	1.0	850	$1,025	$1.21	24d	1	0.99mi
301 Benton Blvd Unit 3 Kansas City, MO	2.0	1.0	850	$970	$1.14	8d	1	0.99mi
6011 E 11th St Kansas City, MO	3.0	1.0	900	$1,200	$1.33	17d	1	1.07mi
901 Benton Blvd Unit 7 Kansas City, MO	2.0	1.0	1100	$1,202	$1.09	44d	1	1.08mi
311 Bellefontaine Ave Kansas City, MO	3.0	2.0	1360	$2,200	$1.62	44d	1	1.11mi
504 Bellefontaine Ave Unit 2 Kansas City, MO	2.0	2.0	1500	$1,300	$0.87	44d	1	1.14mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,031	$0.97	13d	1	1.16mi
916 Bellefontaine Ave Kansas City, MO	3.0	1.5	1399	$1,650	$1.18	17d	1	1.19mi
412 Montgall Ave Unit 412 Kansas City, MO	2.0	2.0	900	$1,200	$1.33	44d	1	1.25mi
1233 Benton Blvd Kansas City, MO	4.0	2.5	1500	$2,500	$1.67	44d	1	1.27mi
2834 E 10th St Kansas City, MO	2.0	1.5	1020	$1,250	$1.23	44d	1	1.27mi
2826 E 10th St Kansas City, MO	2.0	1.5	1020	$1,250	$1.23	44d	1	1.29mi
414 Prospect Ave Unit 1 Kansas City, MO	2.0	1.0	900	$1,295	$1.44	8d	1	1.34mi
1805 Jackson Ave Kansas City, MO	4.0	2.0	1250	$1,250	$1.00	44d	1	1.38mi
1904 Elmwood Ave Kansas City, MO	4.0	2.0	864	$1,152	$1.33	44d	1	1.44mi
1905 Kensington Ave Kansas City, MO	3.0	2.0	1285	$1,325	$1.03	24d	1	1.45mi
1018 Prospect Ave Unit 1018-2N Kansas City, MO	2.0	1.0	754	$895	$1.19	24d	1	1.49mi

Listing history 26 events

1. 2026-06-18
   days on market $150,000 Active 27 DOM
2. 2026-06-17
   days on market $150,000 Active 26 DOM
3. 2026-06-16
   days on market $150,000 Active 25 DOM
4. 2026-06-15
   days on market $150,000 Active 24 DOM
5. 2026-06-13
   days on market $150,000 Active 22 DOM
6. 2026-06-09
   days on market $150,000 Active 18 DOM
7. 2026-06-08
   days on market $150,000 Active 17 DOM
8. 2026-06-07
   days on market $150,000 Active 16 DOM
9. 2026-06-05
   pricedays on market $150,000 Active 13 DOM
10. 2026-06-03
    days on market $170,000 Active 12 DOM
11. 2026-06-02
    days on market $170,000 Active 11 DOM
12. 2026-06-01
    days on market $170,000 Active 10 DOM
13. 2026-05-31
    days on market $170,000 Active 9 DOM
14. 2026-05-12
    historical
15. 2026-04-16
    price $186,000
16. 2026-03-19
    listed $193,000 Active
17. 2026-02-25
    historical $1,285
18. 2026-02-25
    historical
19. 2026-01-05
    listed $1,285
20. 2024-11-15
    historical $1,285
21. 2024-11-12
    price $1,285
22. 2024-10-10
    listed $1,295
23. 2023-05-05
    historical
24. 2023-04-12
    listed $185,000 Active
25. 2021-10-26
    soldstatus
26. 1983-10-01
    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: $991 · $83/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$464/yr (+$39/mo · 46.9%)

ⓘ 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 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,958
• − Mortgage interest: −$8,402
• − Property taxes: −$991
• − Insurance: −$750
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$4,364
• Taxable loss: −$1,102
• Est. tax savings @ 24.0%: +$264
• After-tax cash flow: $1,691/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): 10,925
• Household income: $46,241
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 541.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 43% White 30% Black 20% Two or more races 10% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 30% Cuban 1%
• Common ancestry: Italian 2% Hispanic 1% Serbian 1%
• Foreign-born: 32% · Canada, Vietnam
• Languages at home: 52% English-only · Spanish 35% Vietnamese 2% Arabic 2%

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: ▼ -125.95%
• Current HPI: 358.4244
• Rent YoY: ▲ 2.20%
• 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

-18.9% since first listed

15 events — show timeline

• 2026-06-04 Price Changed $150,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-22 Listed $170,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-12 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-16 Price Changed $186,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-19 Listed $193,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-25 Rental Removed $1,285 TURBOTENANT
• 2026-02-25 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2026-01-05 Listed for Rent $1,285 TURBOTENANT
• 2024-11-15 Rental Removed $1,285 RENT.
• 2024-11-12 Price Changed $1,285 RENT.
• 2024-10-10 Listed for Rent $1,295 RENT.
• 2023-05-05 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-04-12 Listed $185,000 Heartland MLS as Distributed by MLS Grid
• 2021-10-26 Sold (Public Records) — Public Records
• 1983-10-01 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $991 · +15.8% YoY. Source: county tax records.