4342 Lister Ave · Kansas City, MO 64130

$134,900

2 bd · 1.0 ba · 1,425 sqft · SingleFamily public records · 42 Days on market

Built 1955 7,840 sqft lot $95/sqft · at area comps Est $142k · at est.

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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 +24.0/30.0
• ARV discount +9.7/15.0
• DSCR +7.7/10.0
• 1% rule +5.1/10.0
• 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

ATTENTION INVESTORS - Vacant July 1, was rented for $822.00 a month Section 8). Great opportunity - fantastic return. Please note this property can be purchased individually or as part of a package with MLS #'s 2171185 and 2171187 - Package pricing available! Financial details available, contact listing agent - AS-IS sale inspections welcome.

Key facts

• Hardwood flooring
• Spacious backyard
• 7,840 sq ft lot

Tags

• DEDICATED DINING ROOM
• HARDWOOD FLOORING
• WASHER AND DRYER HOOKUPS
• SPACIOUS BACKYARD

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Converted garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Vinyl siding; Composition roof; Above-grade living area approximately 1,439
• Construction: Vinyl siding construction; Composition roof; Built approximately 51–75 years ago
• Exterior features: Lot about 0.18 acres (approx. 50 × 155)

Interior

• Bedrooms: 3 bedrooms (two on the first floor; one on the second floor)
• Flooring: Tile flooring; Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Electric cooling (central)
• Interior features: Partial basement; 1.5-story floor plan

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: George Melcher Elementary (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 296 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 (+4.4%/yr); 185 active listings in the ZIP; 20 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).
• This rent runs 39% 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 $933 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 42 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.01% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.39%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

• ARV (median comp): $141,961
• List price: $134,900
• Delta: -4.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4736 E 44th Ter	0.12mi	3/1.5 (+1)	1,448 (+2%)	3mo	$135,000	$93	82
4660 E 43rd Ter	0.04mi	3/1.0 (+1)	1,536 (+8%)	3mo	$75,000	$49	78
4632 E 43rd Ter	0.10mi	3/1.0 (+1)	1,400 (-2%)	12mo	$159,500	$114	77
4745 E 44th St	0.11mi	3/2.0 (+1)	1,412 (-1%)	12mo	$84,900	$60	74
4909 E 41st St	0.29mi	3/2.0 (+1)	1,410 (-1%)	13mo	$199,900	$142	65
4621 E 43rd Ter	0.14mi	3/1.5 (+1)	1,248 (-12%)	4mo	$118,750	$95	63
4940 E 40th Pl	0.49mi	3/2.0 (+1)	1,560 (+10%)	1mo	$175,000	$112	52
4905 E 40th Pl	0.42mi	3/2.0 (+1)	1,318 (-8%)	10mo	$199,900	$152	50
4217 Vineyard Rd	0.19mi	3/3.0 (+1)	1,270 (-11%)	13mo	$179,000	$141	49
4920 E 40th Ter	0.42mi	3/2.5 (+1)	1,224 (-14%)	0mo	$115,000	$94	46
4301 Norton Ave	0.52mi	3/1.0 (+1)	1,230 (-14%)	13mo	$150,000	$122	37
5103 E 40th St	0.49mi	3/2.0 (+1)	1,224 (-14%)	13mo	$135,000	$110	34

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-3,133
• Equity at exit: $20,114

10-year hold

• IRR: 8.8%
• Equity multiple: 1.72×
• Total profit: $27,013
• Equity at exit: $11,664

Cash invested: $37,772 (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: 185
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,359 high
• Mortgage (P&I): −$707
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $264

Break-even live

Break-even rent $1,024

Max offer price $134,900

Occupancy floor 76%

Sensitivity live

Price	-10% $340	-5% $302	+0% $264	+5% $226	+10% $188
Rent	-10% $157	-5% $210	+0% $264	+5% $318	+10% $371
Rate	-1.0pp $332	-0.5pp $298	base $264	+0.5pp $229	+1.0pp $193

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4900 E 41st Ter Kansas City, MO	3.0	2.0	1270	$1,500	$1.18	17d	1	0.22mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	44d	1	0.72mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	8d	1	0.80mi
4653 Benton Blvd Kansas City, MO	3.0	2.0	1594	$1,600	$1.00	8d	1	0.95mi
3949 Doctor Martin Luther King Junior Blvd Kansas City, MO	1.0–2.0	1.0–2.0	945	$1,565	$1.66	3d	3	1.01mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	17d	1	1.01mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	24d	1	1.06mi
3739 Bales Ave Kansas City, MO	3.0	2.0	1400	$1,575	$1.12	24d	1	1.15mi
3818 Indiana Ave Kansas City, MO	3.0	1.5	1223	$1,147	$0.94	44d	1	1.18mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	17d	1	1.20mi
4116 Bellefontaine Ave Kansas City, MO	3.0	1.0	1234	$1,000	$0.81	24d	1	1.20mi
4935 College Ave Kansas City, MO	3.0	1.0	1216	$1,350	$1.11	24d	1	1.25mi
3525 Monroe Ave Kansas City, MO	3.0	2.0	1569	$1,500	$0.96	44d	1	1.27mi
3840 Bellefontaine Ave Kansas City, MO	3.0	1.0	1500	$1,500	$1.00	17d	1	1.31mi
4534 S Benton Ave Kansas City, MO	2.0	1.0	912	$1,045	$1.15	17d	1	1.32mi
3332 Norton Ave Kansas City, MO	3.0	1.0	1272	$1,350	$1.06	44d	1	1.37mi
3243 Denver Dr Kansas City, MO	1.0–3.0	1.0	862	$1,088	$1.26	44d	1	1.42mi
4911 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	18d	1	1.44mi
4917 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	24d	1	1.44mi
5013 S Benton Ave Kansas City, MO	3.0	1.0	978	$1,225	$1.25	24d	1	1.50mi

Listing history 23 events

1. 2026-06-13
   statusdays on market $134,900 Pending 42 DOM
2. 2026-06-09
   days on market $134,900 Active 40 DOM
3. 2026-06-08
   days on market $134,900 Active 39 DOM
4. 2026-06-07
   days on market $134,900 Active 38 DOM
5. 2026-06-05
   days on market $134,900 Active 35 DOM
6. 2026-06-03
   days on market $134,900 Active 34 DOM
7. 2026-06-02
   days on market $134,900 Active 33 DOM
8. 2026-06-01
   days on market $134,900 Active 32 DOM
9. 2026-05-31
   days on market $134,900 Active 31 DOM
10. 2026-04-30
    listed $134,900 Active 941-char remark
11. 2019-09-12
    soldstatus
12. 2019-08-19
    soldstatus Sold 344-char remark

    Show marketing remark (344 chars)

    ATTENTION INVESTORS - Vacant July 1, was rented for $822.00 a month Section 8). Great opportunity - fantastic return. Please note this property can be purchased individually or as part of a package with MLS #'s 2171185 and 2171187 - Package pricing available! Financial details available, contact listing agent - AS-IS sale inspections welcome.

13. 2019-08-03
    historical Contingent - Accepting Backup Offers 344-char remark

    Show marketing remark (344 chars)

    ATTENTION INVESTORS - Vacant July 1, was rented for $822.00 a month Section 8). Great opportunity - fantastic return. Please note this property can be purchased individually or as part of a package with MLS #'s 2171185 and 2171187 - Package pricing available! Financial details available, contact listing agent - AS-IS sale inspections welcome.

14. 2019-07-18
    price $49,500 344-char remark

    Show marketing remark (344 chars)

    ATTENTION INVESTORS - Vacant July 1, was rented for $822.00 a month Section 8). Great opportunity - fantastic return. Please note this property can be purchased individually or as part of a package with MLS #'s 2171185 and 2171187 - Package pricing available! Financial details available, contact listing agent - AS-IS sale inspections welcome.

15. 2019-07-11
    price $55,000 344-char remark

    Show marketing remark (344 chars)

    ATTENTION INVESTORS - Vacant July 1, was rented for $822.00 a month Section 8). Great opportunity - fantastic return. Please note this property can be purchased individually or as part of a package with MLS #'s 2171185 and 2171187 - Package pricing available! Financial details available, contact listing agent - AS-IS sale inspections welcome.

16. 2019-06-28
    price $58,000 344-char remark

    Show marketing remark (344 chars)

    ATTENTION INVESTORS - Vacant July 1, was rented for $822.00 a month Section 8). Great opportunity - fantastic return. Please note this property can be purchased individually or as part of a package with MLS #'s 2171185 and 2171187 - Package pricing available! Financial details available, contact listing agent - AS-IS sale inspections welcome.

17. 2019-06-05
    listed $61,500 Active 344-char remark

    Show marketing remark (344 chars)

    ATTENTION INVESTORS - Vacant July 1, was rented for $822.00 a month Section 8). Great opportunity - fantastic return. Please note this property can be purchased individually or as part of a package with MLS #'s 2171185 and 2171187 - Package pricing available! Financial details available, contact listing agent - AS-IS sale inspections welcome.

18. 2016-03-29
    soldstatus
19. 2016-03-22
    soldstatus Sold

    Show marketing remark (221 chars)

    Investor Special! The Owner is giving a 1yr Guarantee on Rent and Repairs! Buy one or all in a package mls#1947282, 1947280, 1947260, 1947255 all are rented call listing agent for info! Motivated Seller Bring all Offers

20. 2016-01-15
    listed Contingent - Accepting Backup Offers

    Show marketing remark (221 chars)

    Investor Special! The Owner is giving a 1yr Guarantee on Rent and Repairs! Buy one or all in a package mls#1947282, 1947280, 1947260, 1947255 all are rented call listing agent for info! Motivated Seller Bring all Offers

21. 2015-04-24
    soldstatus
22. 2015-03-12
    listed $15,000
23. 2015-02-24
    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: $548 · $46/mo
• Projected year-2 tax: $1,309 · $109/mo
• Expected delta: +$761/yr (+$63/mo · 138.8%)

ⓘ 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 ≥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: $16,303
• − Mortgage interest: −$7,556
• − Property taxes: −$548
• − Insurance: −$674
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$3,924
• Taxable income: $991
• Est. tax owed @ 24.0%: −$238
• After-tax cash flow: $2,930/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

+799.3% since first listed

15 events — show timeline

• 2026-06-11 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-30 Listed $134,900 Heartland MLS as Distributed by MLS Grid
• 2019-09-12 Sold (Public Records) — Public Records
• 2019-08-19 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-08-03 Contingent — Heartland MLS as Distributed by MLS Grid
• 2019-07-18 Price Changed $49,500 Heartland MLS as Distributed by MLS Grid
• 2019-07-11 Price Changed $55,000 Heartland MLS as Distributed by MLS Grid
• 2019-06-28 Price Changed $58,000 Heartland MLS as Distributed by MLS Grid
• 2019-06-05 Listed $61,500 Heartland MLS as Distributed by MLS Grid
• 2016-03-29 Sold (Public Records) — Public Records
• 2016-03-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-01-15 Listed — Heartland MLS as Distributed by MLS Grid
• 2015-04-24 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-03-12 Listed $15,000 Heartland MLS as Distributed by MLS Grid
• 2015-02-24 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $548 · -17.7% YoY. Source: county tax records.