311 Lawn St · Kansas City, MO 64124

$140,000

4 bd · 1.0 ba · 1,900 sqft · SingleFamily public records · 67 Days on market

Built 1911 5,227 sqft lot $74/sqft · 36% below area Est $222k · 37% under

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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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.0/10.0
• 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 MLS

Classic Kansas City Shirtwaist in the Historic Northeast offering timeless character, generous space, and strong upside potential. This brick-and-siding home features beautiful Craftsman woodwork, original floors, and a layout designed for flexibility across three full stories. The main level includes a spacious living area and a den ideal for a home office or additional sitting room. A large front porch creates a welcoming entry, while the back deck overlooks a yard with mature fruit trees, including cherry, plum, and pear. The property also includes a private drive and a two-car garage, a valuable feature in this area. Upstairs, the second floor offers well-sized bedrooms along with a sun porch that brings in natural light. The third floor provides additional bonus space suitable for guests, hobbies, or creative use. The partially finished basement includes a half bath and offers further potential for expanded living or storage. The home includes four bedrooms, one full bath, one half bath on the main level, and an additional half bath in the basement. Major updates have already been completed, including new plumbing, a new gas line, a new hot water heater, and a furnace that is approximately two years old. The home will require cosmetic updates, along with a new air conditioning system and some deck repairs, and is priced accordingly. This is an excellent opportunity for a buyer to move in immediately while updating over time and building equity in one of Kansas City’s most architecturally rich neighborhoods. * * Note * * The basement did have a kitchen, bathroom and non conforming bedroom. Currently we have the square footage of the basement as unfinished but could be renovated again as partially finished. All square footage to be determined by buyer.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1911

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 Middle School (math 4% / reading 9%, grade F, #384 of 391 statewide, top 98%, 555 students, 100% 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); 53 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 44% 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 $968 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.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1911 — 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: 1.20% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.69%
• DSCR: 1.56
• GRM: 6.9

CMA / ARV

• ARV (median comp): $221,604
• List price: $140,000
• Delta: -36.82%
• 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
414 Quincy Ave	0.26mi	3/1.5 (-1)	2,008 (+6%)	3mo	$170,000	$85	68
137 N Van Brunt Blvd	0.26mi	4/2.5	1,766 (-7%)	3mo	$163,400	$93	68
701 Elmwood Ave	0.48mi	5/2.0 (+1)	1,885 (-1%)	4mo	$199,000	$106	64
223 N Kensington Ave	0.34mi	3/2.5 (-1)	1,818 (-4%)	5mo	$184,950	$102	62
801 Elmwood Ave	0.55mi	3/2.0 (-1)	1,840 (-3%)	1mo	$75,000	$41	59
101 Jackson Ave	0.34mi	4/1.5	2,148 (+13%)	3mo	$225,000	$105	58
4440 Norledge Ave	0.40mi	3/2.0 (-1)	1,742 (-8%)	3mo	$235,000	$135	56
504 Denver Ave	0.37mi	3/1.5 (-1)	1,707 (-10%)	4mo	$140,000	$82	56
131 N Chelsea Ave	0.27mi	4/2.0	2,172 (+14%)	8mo	$250,000	$115	53
3939 Sunrise Dr	0.59mi	4/2.5	2,150 (+13%)	2mo	$299,900	$139	43
3532 Windsor Ave	0.71mi	4/2.0	2,113 (+11%)	4mo	$285,000	$135	41
3521 Windsor Ave	0.73mi	3/2.0 (-1)	1,718 (-10%)	7mo	$249,950	$145	35

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $2,356
• Equity at exit: $20,874

10-year hold

• IRR: 10.4%
• Equity multiple: 1.78×
• Total profit: $30,584
• Equity at exit: $12,105

Cash invested: $39,200 (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: 53
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,681 high
• Mortgage (P&I): −$734
• Tax from tax record: −$121 /mo · $1,454/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $414

Break-even live

Break-even rent $1,157

Max offer price $140,000

Occupancy floor 70%

Sensitivity live

Price	-10% $494	-5% $454	+0% $414	+5% $375	+10% $335
Rent	-10% $282	-5% $348	+0% $414	+5% $481	+10% $547
Rate	-1.0pp $485	-0.5pp $450	base $414	+0.5pp $378	+1.0pp $341

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4405 Norledge Ave Kansas City, MO	3.0	1.0	1510	$1,600	$1.06	46d	1	0.42mi
5213 Wilburn Ct Kansas City, MO	3.0	1.0	1274	$1,375	$1.08	23d	1	0.50mi
815 Elmwood Ave Kansas City, MO	3.0	1.5	1302	$1,600	$1.23	16d	1	0.55mi
3523 Saint John Ave Kansas City, MO	3.0	1.0	1500	$995	$0.66	25d	1	0.68mi
3510 Garner Ave Kansas City, MO	3.0	2.0	1536	$1,400	$0.91	5d	1	0.70mi
441 N Hardesty Ave Kansas City, MO	4.0	1.0	1511	$1,550	$1.03	25d	1	0.70mi
3429 Morrell Ave Kansas City, MO	4.0	1.5	1800	$1,650	$0.92	9d	1	0.74mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	18d	1	0.91mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	22d	1	0.91mi
311 Bellefontaine Ave Kansas City, MO	3.0	2.0	1360	$2,200	$1.62	46d	1	1.05mi
307 Bellefontaine Ave Kansas City, MO	3.0	3.0	2023	$3,500	$1.73	18d	1	1.05mi
916 Bellefontaine Ave Kansas City, MO	3.0	1.5	1399	$1,650	$1.18	18d	1	1.18mi
1233 Benton Blvd Kansas City, MO	4.0	2.5	1500	$2,500	$1.67	46d	1	1.27mi
2919 E 12th St Kansas City, MO	3.0	2.0	1943	$2,000	$1.03	46d	1	1.35mi
1812 Elmwood Ave Kansas City, MO	3.0	1.0	1650	$1,600	$0.97	18d	1	1.42mi
1805 Jackson Ave Kansas City, MO	4.0	2.0	1250	$1,250	$1.00	46d	1	1.43mi

Listing history 14 events

1. 2026-06-21
   days on market $140,000 Active 67 DOM
2. 2026-06-18
   days on market $140,000 Active 64 DOM
3. 2026-06-17
   days on market $140,000 Active 63 DOM
4. 2026-06-16
   days on market $140,000 Active 62 DOM
5. 2026-06-15
   days on market $140,000 Active 61 DOM
6. 2026-06-13
   days on market $140,000 Active 59 DOM
7. 2026-06-09
   days on market $140,000 Active 55 DOM
8. 2026-06-08
   days on market $140,000 Active 54 DOM
9. 2026-06-07
   days on market $140,000 Active 53 DOM
10. 2026-06-05
    pricestatusdays on market $140,000 Active 50 DOM
11. 2026-04-02
    listed $150,000 Active 1794-char remark

    Show marketing remark (1794 chars)

    Classic Kansas City Shirtwaist in the Historic Northeast offering timeless character, generous space, and strong upside potential. This brick-and-siding home features beautiful Craftsman woodwork, original floors, and a layout designed for flexibility across three full stories. The main level includes a spacious living area and a den ideal for a home office or additional sitting room. A large front porch creates a welcoming entry, while the back deck overlooks a yard with mature fruit trees, including cherry, plum, and pear. The property also includes a private drive and a two-car garage, a valuable feature in this area. Upstairs, the second floor offers well-sized bedrooms along with a sun porch that brings in natural light. The third floor provides additional bonus space suitable for guests, hobbies, or creative use. The partially finished basement includes a half bath and offers further potential for expanded living or storage. The home includes four bedrooms, one full bath, one half bath on the main level, and an additional half bath in the basement. Major updates have already been completed, including new plumbing, a new gas line, a new hot water heater, and a furnace that is approximately two years old. The home will require cosmetic updates, along with a new air conditioning system and some deck repairs, and is priced accordingly. This is an excellent opportunity for a buyer to move in immediately while updating over time and building equity in one of Kansas City’s most architecturally rich neighborhoods. * * Note * * The basement did have a kitchen, bathroom and non conforming bedroom. Currently we have the square footage of the basement as unfinished but could be renovated again as partially finished. All square footage to be determined by buyer.

12. 2026-04-01
    historical $150,000 1794-char remark

    Show marketing remark (1794 chars)

    Classic Kansas City Shirtwaist in the Historic Northeast offering timeless character, generous space, and strong upside potential. This brick-and-siding home features beautiful Craftsman woodwork, original floors, and a layout designed for flexibility across three full stories. The main level includes a spacious living area and a den ideal for a home office or additional sitting room. A large front porch creates a welcoming entry, while the back deck overlooks a yard with mature fruit trees, including cherry, plum, and pear. The property also includes a private drive and a two-car garage, a valuable feature in this area. Upstairs, the second floor offers well-sized bedrooms along with a sun porch that brings in natural light. The third floor provides additional bonus space suitable for guests, hobbies, or creative use. The partially finished basement includes a half bath and offers further potential for expanded living or storage. The home includes four bedrooms, one full bath, one half bath on the main level, and an additional half bath in the basement. Major updates have already been completed, including new plumbing, a new gas line, a new hot water heater, and a furnace that is approximately two years old. The home will require cosmetic updates, along with a new air conditioning system and some deck repairs, and is priced accordingly. This is an excellent opportunity for a buyer to move in immediately while updating over time and building equity in one of Kansas City’s most architecturally rich neighborhoods. * * Note * * The basement did have a kitchen, bathroom and non conforming bedroom. Currently we have the square footage of the basement as unfinished but could be renovated again as partially finished. All square footage to be determined by buyer.

13. 2002-12-11
    soldstatus
14. 1993-09-30
    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: $1,454 · $121/mo
• Projected year-2 tax: $1,454 · $121/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 2/10 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,174
• − Mortgage interest: −$7,842
• − Property taxes: −$1,454
• − Insurance: −$700
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$4,073
• Taxable income: $2,877
• Est. tax owed @ 24.0%: −$690
• After-tax cash flow: $4,282/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

+0.0% since first listed

4 events — show timeline

• 2026-04-02 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-01 Coming Soon $150,000 Heartland MLS as Distributed by MLS Grid
• 2002-12-11 Sold (Public Records) — Public Records
• 1993-09-30 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,454 · -21.6% YoY. Source: county tax records.