1118 Monroe Ave · Kansas City, MO 64127

$150,000

3 bd · 1.0 ba · 1,336 sqft · SingleFamily public records · 70 Days on market

Built 1905 4,421 sqft lot $112/sqft · at area comps Est $155k · 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 +22.0/30.0
• ARV discount +9.1/15.0
• DSCR +7.0/10.0
• 1% rule +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +1.1/10.0

Listing remarks MLS

Charming 3 bedroom, 1 bath two story home located less than 10 minutes from downtown Kansas City with excellent highway access. This inviting home features a welcoming front porch, beautiful hardwood floors throughout, and light, neutral paint that enhances the abundance of natural light from ample windows. The kitchen offer generous cabinetry for storage, while the cozy family room includes a fireplace perfect for relaxing evenings. Enjoy outdoor living on the spacious back patio, ideal for grilling and entertaining, overlooking a nice size yard. Additional highlights include a designated laundry room, an updated bathroom with a shower/tub combo, and an unfinished basement providing excellent storage space. Move in ready and full of charm, don't miss this one! * * AC condensor to be installed prior to closing

Key facts

• Generous cabinetry
• Front porch
• Cozy family room

Tags

• FRONT PORCH
• HARDWOOD FLOORS
• GENEROUS CABINETRY
• COZY FAMILY ROOM
• FIREPLACE
• SPACIOUS BACK PATIO

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 $240 ($3k/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 $144k (3.8% below list).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: 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 flat; 108 active listings in the ZIP; 36 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).
• At $1,443/mo this rent would consume 52% of the median local household income ($33k/yr) (locally 1943% 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 $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 70 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1905 — 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: 0.96% ✗
• Cap rate: 8.21%
• Cash-on-cash: 6.85%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (median comp): $155,466
• List price: $150,000
• Delta: -3.52%
• 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
1114 Monroe Ave	0.01mi	3/1.0	1,336 (0%)	18mo	$169,500	$127	84
1306 Cleveland Ave	0.17mi	3/2.0	1,295 (-3%)	18mo	$160,000	$124	68
810 Monroe Ave	0.26mi	3/1.0	1,200 (-10%)	13mo	$149,900	$125	60
815 Elmwood Ave	0.63mi	3/1.5	1,302 (-2%)	5mo	$74,900	$58	60
3830 Roberts St	0.56mi	4/2.0 (+1)	1,320 (-1%)	6mo	$70,000	$53	57
3809 Bernard Powell Dr	0.62mi	3/4.0	1,318 (-1%)	5mo	$215,000	$163	52
653 Elmwood Ave	0.68mi	3/2.0	1,312 (-2%)	12mo	$89,000	$68	51
428 Spruce Ave	0.72mi	3/1.0	1,400 (+5%)	11mo	$160,000	$114	49
4015 E 18th Pl	0.68mi	3/2.5	1,436 (+8%)	14mo	$249,900	$174	38
713 Elmwood Ave	0.66mi	3/1.0	1,173 (-12%)	17mo	$29,000	$25	35
2805 E 8th St	0.57mi	3/2.0	1,518 (+14%)	20mo	$160,000	$105	30
3519 Thompson Ave	0.59mi	3/1.0	1,144 (-14%)	22mo	$169,000	$148	30

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 · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-12,032
• Equity at exit: $22,365

10-year hold

• IRR: -1.0%
• Equity multiple: 0.94×
• Total profit: $-2,607
• 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 64127

• Home prices YoY: -2.6%
• Rents YoY: 0.9%
• Active inventory: 108
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,443 high
• Mortgage (P&I): −$787
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $240

Break-even live

Break-even rent $1,139

Max offer price $150,000

Occupancy floor 78%

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 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1233 Benton Blvd Kansas City, MO	4.0	2.5	1500	$2,500	$1.67	43d	1	0.30mi
901 Benton Blvd Unit 7 Kansas City, MO	2.0	1.0	1100	$1,202	$1.09	43d	1	0.34mi
3435 E 7th St Kansas City, MO	2.0	1.0	970	$949	$0.98	7d	1	0.35mi
916 Bellefontaine Ave Kansas City, MO	3.0	1.5	1399	$1,650	$1.18	16d	1	0.42mi
2834 E 10th St Kansas City, MO	2.0	1.5	1020	$1,250	$1.23	43d	1	0.51mi
2826 E 10th St Kansas City, MO	2.0	1.5	1020	$1,250	$1.23	43d	1	0.52mi
815 Elmwood Ave Kansas City, MO	3.0	1.5	1302	$1,600	$1.23	14d	1	0.63mi
3510 Garner Ave Kansas City, MO	3.0	2.0	1536	$1,400	$0.91	3d	1	0.68mi
3305 E 19th St Kansas City, MO	2.0	1.0	1500	$1,200	$0.80	43d	1	0.71mi
1805 Jackson Ave Kansas City, MO	4.0	2.0	1250	$1,250	$1.00	43d	1	0.71mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,031	$0.97	12d	1	0.72mi
504 Bellefontaine Ave Unit 2 Kansas City, MO	2.0	2.0	1500	$1,300	$0.87	43d	1	0.75mi
1812 Elmwood Ave Kansas City, MO	3.0	1.0	1650	$1,600	$0.97	16d	1	0.84mi
1905 Kensington Ave Kansas City, MO	3.0	2.0	1285	$1,325	$1.03	23d	1	0.84mi
3201 E 20th St Kansas City, MO	2.0	1.0	900	$1,050	$1.17	23d	1	0.84mi
3429 Morrell Ave Kansas City, MO	4.0	1.5	1800	$1,650	$0.92	7d	1	0.91mi
311 Bellefontaine Ave Kansas City, MO	3.0	2.0	1360	$2,200	$1.62	43d	1	0.91mi
412 Montgall Ave Unit 412 Kansas City, MO	2.0	2.0	900	$1,200	$1.33	43d	1	0.92mi
3523 Saint John Ave Kansas City, MO	3.0	1.0	1500	$995	$0.66	23d	1	0.96mi
414 Prospect Ave Unit 1 Kansas City, MO	2.0	1.0	900	$1,295	$1.44	7d	1	0.98mi
2900 E 21st St Kansas City, MO	3.0	1.5	897	$1,650	$1.84	16d	1	0.98mi
2003 Wabash Ave Unit B Kansas City, MO	3.0	2.0	1200	$1,095	$0.91	23d	1	1.07mi
203 N Indiana Ave Unit 209 Indiana Kansas City, MO	2.0	1.0	1500	$1,400	$0.93	43d	1	1.09mi
612 Garfield Ave Kansas City, MO	1.0–2.0	1.0–2.0	900	$1,875	$2.08	1d	44	1.16mi
2419 Bales Ave Kansas City, MO	3.0	1.5	1116	$1,500	$1.34	3d	1	1.18mi
2413 College Ave Kansas City, MO	2.0	2.0	1022	$1,225	$1.20	23d	1	1.18mi
3921 Norledge Ave Unit 2E Kansas City, MO	2.0	1.0	900	$950	$1.06	43d	1	1.19mi
218 N Elmwood Ave Kansas City, MO	4.0	2.0	1184	$1,500	$1.27	43d	1	1.22mi
2424 Norton Ave Unit B Kansas City, MO	3.0	1.0	982	$1,150	$1.17	16d	1	1.24mi
220 Brooklyn Ave Unit 220-2 Kansas City, MO	2.0	1.0	1000	$1,295	$1.29	20d	1	1.25mi
220 Brooklyn Ave Kansas City, MO	2.0	1.0	1000	$1,295	$1.29	7d	1	1.25mi
4405 Norledge Ave Kansas City, MO	3.0	1.0	1510	$1,600	$1.06	43d	1	1.25mi
347 Maple Blvd Kansas City, MO	3.0	1.5	1246	$1,350	$1.08	23d	1	1.26mi
129 Brooklyn Ave Kansas City, MO	2.0	1.0	1225	$1,195	$0.98	10d	1	1.28mi
105 Brooklyn Ave Kansas City, MO	3.0	1.5	1152	$1,250	$1.09	4d	1	1.33mi
5213 Wilburn Ct Kansas City, MO	3.0	1.0	1274	$1,375	$1.08	21d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $150,000 Active 70 DOM
2. 2026-06-17
   days on market $150,000 Active 69 DOM
3. 2026-06-16
   days on market $150,000 Active 68 DOM
4. 2026-06-15
   days on market $150,000 Active 67 DOM
5. 2026-06-13
   days on market $150,000 Active 65 DOM
6. 2026-06-09
   days on market $150,000 Active 61 DOM
7. 2026-06-08
   days on market $150,000 Active 60 DOM
8. 2026-06-07
   days on market $150,000 Active 59 DOM
9. 2026-06-05
   days on market $150,000 Active 56 DOM
10. 2026-06-03
    days on market $150,000 Active 55 DOM
11. 2026-06-02
    days on market $150,000 Active 54 DOM
12. 2026-06-01
    days on market $150,000 Active 53 DOM
13. 2026-05-31
    days on market $150,000 Active 52 DOM
14. 2026-04-09
    listed $150,000 Active 826-char remark

    Show marketing remark (826 chars)

    Charming 3 bedroom, 1 bath two story home located less than 10 minutes from downtown Kansas City with excellent highway access. This inviting home features a welcoming front porch, beautiful hardwood floors throughout, and light, neutral paint that enhances the abundance of natural light from ample windows. The kitchen offer generous cabinetry for storage, while the cozy family room includes a fireplace perfect for relaxing evenings. Enjoy outdoor living on the spacious back patio, ideal for grilling and entertaining, overlooking a nice size yard. Additional highlights include a designated laundry room, an updated bathroom with a shower/tub combo, and an unfinished basement providing excellent storage space. Move in ready and full of charm, don't miss this one! * * AC condensor to be installed prior to closing

15. 2010-12-29
    historical
16. 2010-11-15
    listed $59,000
17. 1989-08-18
    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: $611 · $51/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$844/yr (+$70/mo · 138.1%)

ⓘ 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 · 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: $17,313
• − Mortgage interest: −$8,402
• − Property taxes: −$611
• − Insurance: −$750
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$4,364
• Taxable income: $416
• Est. tax owed @ 24.0%: −$100
• After-tax cash flow: $2,777/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): 17,668
• Household income: $33,111
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 1943.0

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 0.65)
• Race & ethnicity: Black 42% Hispanic / Latino 40% Two or more races 13% White 12% Native American 1%
• Hispanic origin (detail): Mexican 28%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 29%

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: ▼ -7.88%
• Current HPI: 289.2468
• Rent YoY: ▲ 0.94%
• 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

+154.2% since first listed

4 events — show timeline

• 2026-04-09 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2010-12-29 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2010-11-15 Listed $59,000 Heartland MLS as Distributed by MLS Grid
• 1989-08-18 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $611 · -26.3% YoY. Source: county tax records.