4314 Wayne Ave · Kansas City, MO 64110

$119,900

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 33 Days on market

Built 1916 4,078 sqft lot $102/sqft · 15% below area Est $140k · 15% 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 +29.9/30.0
• ARV discount +14.1/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 4314 Wayne, where classic charm meets modern comfort in a beautifully maintained home. This inviting property features spacious living areas filled with natural light, creating a warm and welcoming atmosphere from the moment you step inside. The thoughtfully designed layout offers a seamless flow between the living room, dining space, and kitchen—perfect for both everyday living and entertaining. The kitchen is equipped with ample cabinetry and workspace, making meal preparation both convenient and enjoyable. Generously sized bedrooms provide comfortable retreats, while the bathroom is well-appointed with practical finishes. Outside, the property offers a private yard ideal

Key facts

• Ample cabinetry
• Natural light
• Seamless flow

Tags

• PRIVATE YARD
• NATURAL LIGHT
• AMPLE CABINETRY
• THOUGHTFULLY DESIGNED LAYOUT
• SEAMLESS FLOW

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: City/public water (verify); Public sewer; Cable available, fiber available, high-speed internet available
• Home design: Single-family residence; Residential property; 2 stories; Approximately 1,176 above-grade finished area
• Construction: Board & batten siding and frame construction; Composition roof; Has basement
• Exterior features: Off-street parking; Not in a flood plain

Interior

• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom; 1 bathroom total
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Painted cabinets; Formal dining area; Stone/rock basement
• Laundry & utility: Laundry located on upper/bedroom level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 (+4.0%/yr); tight market (median 1 DOM); 125 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 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 + 4.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1916 — 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: 1.24% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.87%
• DSCR: 1.71
• GRM: 6.7

CMA / ARV

• ARV (median comp): $140,353
• List price: $119,900
• Delta: -14.57%
• 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
4612 Tracy Ave	0.44mi	3/1.5	1,286 (+9%)	6mo	$220,000	$171	57
4000 Garfield Ave	0.50mi	3/2.0	1,250 (+6%)	7mo	$215,000	$172	56
4444 Olive St	0.54mi	3/1.5	1,291 (+10%)	1mo	$120,000	$93	56
4432 Forest Ave	0.35mi	2/2.0 (-1)	1,058 (-10%)	5mo	$165,000	$156	54
4125 Charlotte St	0.58mi	2/1.5 (-1)	1,276 (+8%)	1mo	$265,000	$208	51
3936 Wabash Ave	0.71mi	3/2.0	1,099 (-6%)	2mo	$89,900	$82	50
4030 Charlotte St	0.65mi	3/2.0	1,296 (+10%)	2mo	$250,000	$193	47
4225 Holmes St	0.61mi	2/1.0 (-1)	1,068 (-9%)	6mo	$255,000	$239	46
4119 Holmes St	0.65mi	2/1.0 (-1)	1,060 (-10%)	5mo	$269,000	$254	45
618 E 42nd St	0.65mi	2/2.0 (-1)	1,077 (-8%)	7mo	$265,000	$246	41
620 E 42nd St	0.65mi	2/2.0 (-1)	1,054 (-10%)	8mo	$310,000	$294	37
3915 Brooklyn Ave	0.64mi	2/1.0 (-1)	1,020 (-13%)	8mo	$45,000	$44	37

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 · 3.95% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.30×
• Total profit: $10,238
• Equity at exit: $17,877

10-year hold

• IRR: 17.7%
• Equity multiple: 2.52×
• Total profit: $51,159
• Equity at exit: $10,367

Cash invested: $33,572 (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 64110

• Rents YoY: 4.0%
• Median DOM (111 sales): 1 d
• Active inventory: 125
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,486 high
• Mortgage (P&I): −$629
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $444

Break-even live

Break-even rent $924

Max offer price $119,900

Occupancy floor 65%

Sensitivity live

Price	-10% $512	-5% $478	+0% $444	+5% $410	+10% $376
Rent	-10% $327	-5% $385	+0% $444	+5% $503	+10% $561
Rate	-1.0pp $504	-0.5pp $474	base $444	+0.5pp $413	+1.0pp $381

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4401 Wayne Ave Kansas City, MO	2.0	1.5	955	$1,300	$1.36	24d	1	0.09mi
4209 Flora Ave Kansas City, MO	2.0	1.0	778	$1,200	$1.54	17d	1	0.15mi
4232 Virginia Ave Unit 3 Kansas City, MO	3.0	1.0	1296	$1,100	$0.85	13d	1	0.20mi
4228 Virginia Ave Kansas City, MO	3.0	1.0	1200	$1,250	$1.04	11d	1	0.20mi
1500 E 46th St Kansas City, MO	1.0–3.0	1.0	803	$1,275	$1.59	44d	1	0.33mi
4119 Forest Ave Kansas City, MO	2.0	1.0	950	$1,400	$1.47	13d	1	0.36mi
4117 Forest Ave Kansas City, MO	2.0	2.0	1300	$1,390	$1.07	24d	1	0.37mi
1214 Brush Creek Blvd Unit 03 Kansas City, MO	2.0	1.0	950	$1,050	$1.11	17d	1	0.39mi
4220 Harrison St Unit 1S Kansas City, MO	3.0	2.0	1200	$1,795	$1.50	8d	1	0.45mi
4154 Harrison St Kansas City, MO	2.0	1.0	1100	$1,395	$1.27	44d	1	0.47mi
4610 Forest Ave Kansas City, MO	3.0	2.0	1365	$2,450	$1.79	44d	1	0.47mi
4614 Forest Ave Kansas City, MO	2.0	2.0	1265	$1,995	$1.58	17d	1	0.48mi
820 E 43rd St Kansas City, MO	2.0	1.0	900	$985	$1.09	17d	1	0.49mi
4023 Harrison St Unit 4021-2N Kansas City, MO	2.0	1.0	850	$1,295	$1.52	24d	1	0.54mi
4023 Harrison St Unit 40232-S Kansas City, MO	2.0	1.0	850	$1,250	$1.47	24d	1	0.54mi
2305 E 41st St Kansas City, MO	2.0	1.0	750	$1,000	$1.33	8d	1	0.56mi
4014 Park Ave Kansas City, MO	3.0	2.0	1271	$1,273	$1.00	44d	1	0.59mi
4107 Olive St Kansas City, MO	3.0	1.5	1271	$1,578	$1.24	8d	1	0.60mi
4013 Charlotte St Unit 1N Kansas City, MO	2.0	1.0	900	$1,200	$1.33	24d	1	0.65mi
607 E 42nd St Kansas City, MO	1.0–2.0	1.0	625	$1,150	$1.84	4d	3	0.66mi
4201 Kenwood Ave Kansas City, MO	2.0	1.0	750	$919	$1.23	22d	2	0.68mi
918 E 39th St Kansas City, MO	2.0	1.0	1050	$1,175	$1.12	44d	1	0.70mi
4910 Michigan Ave Kansas City, MO	3.0	1.5	1199	$1,400	$1.17	8d	1	0.76mi
3902 Wabash Ave Kansas City, MO	4.0	2.0	1400	$1,850	$1.32	44d	1	0.78mi
3841 Olive St Kansas City, MO	2.0	1.0	792	$985	$1.24	15d	1	0.79mi
3933 Kenwood Ave Kansas City, MO	2.0	2.0	1050	$2,295	$2.19	4d	1	0.80mi
4925 Tracy Ave Unit 1 Kansas City, MO	2.0	1.0	1000	$1,400	$1.40	44d	1	0.80mi
3909 Kenwood Ave #1 Kansas City, MO	2.0	1.0	875	$1,295	$1.48	8d	1	0.83mi
4333 Oak St Kansas City, MO	2.0	2.0	1250	$1,295	$1.04	44d	1	0.84mi
406 E 43rd St Unit 3E Kansas City, MO	2.0	1.0	1100	$1,675	$1.52	44d	1	0.85mi
4534 S Benton Ave Kansas City, MO	2.0	1.0	912	$1,045	$1.15	17d	1	0.86mi
319 E 43rd St Unit 1 Kansas City, MO	2.0	1.0	1100	$1,470	$1.34	15d	1	0.87mi
4105 Oak St Kansas City, MO	2.0	1.0	1200	$1,250	$1.04	44d	1	0.88mi
3609 Wayne Ave Kansas City, MO	3.0	1.5	1118	$1,900	$1.70	24d	1	0.89mi
4930 Park Ave Kansas City, MO	3.0	1.0	900	$1,300	$1.44	17d	1	0.91mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	17d	1	0.92mi
4116 Bellefontaine Ave Kansas City, MO	3.0	1.0	1234	$1,000	$0.81	24d	1	0.97mi
3710 Wabash Ave Unit 2S Kansas City, MO	2.0	1.0	875	$850	$0.97	24d	1	0.98mi
5120 The Paseo Apt 1 Kansas City, MO	2.0	1.0	1500	$1,550	$1.03	44d	1	1.00mi
5115 Woodland Ave Kansas City, MO	4.0	1.0	1136	$1,700	$1.50	44d	1	1.00mi

Listing history 30 events

1. 2026-06-09
   status $119,900 Pending 33 DOM
2. 2026-06-08
   days on market $119,900 Active 33 DOM
3. 2026-06-07
   days on market $119,900 Active 32 DOM
4. 2026-06-05
   days on market $119,900 Active 29 DOM
5. 2026-06-03
   days on market $119,900 Active 28 DOM
6. 2026-06-02
   days on market $119,900 Active 27 DOM
7. 2026-06-01
   days on market $119,900 Active 26 DOM
8. 2026-05-31
   days on market $119,900 Active 25 DOM
9. 2026-05-06
   listed $119,900 Active 1069-char remark
10. 2026-02-15
    historical
11. 2026-01-16
    price $160,000
12. 2026-01-08
    price $164,000
13. 2026-01-05
    listed $165,000 Active
14. 2025-04-30
    historical
15. 2025-03-11
    price $179,500
16. 2025-02-08
    price $185,000
17. 2025-01-24
    listed $190,000 Active
18. 2023-02-22
    soldstatus
19. 2023-02-21
    soldstatus Closed
20. 2023-02-06
    historical Active Under Contract
21. 2023-02-01
    listed $83,999 Active
22. 2022-12-30
    historical
23. 2022-11-28
    price $86,000
24. 2022-11-28
    status Active
25. 2022-11-11
    status Pending
26. 2022-10-31
    price $78,000
27. 2022-10-13
    listed $84,900 Active
28. 2018-01-09
    soldstatus
29. 2014-12-31
    soldstatus
30. 2007-11-27
    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: $1,163 · $97/mo
• Expected delta: +$552/yr (+$46/mo · 90.3%)

ⓘ 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,826
• − Mortgage interest: −$6,716
• − Property taxes: −$611
• − Insurance: −$600
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$3,488
• Taxable income: $3,559
• Est. tax owed @ 24.0%: −$854
• After-tax cash flow: $4,473/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): 16,878
• Household income: $63,044
• Rent vs Own: 52.2% rent · 47.8% own
• Severe rent burden: 962.0

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 0.63)
• Race & ethnicity: White 49% Black 34% Two or more races 10% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -514.37%
• Current HPI: 371.8501
• Rent YoY: ▲ 3.95%
• 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

+41.2% since first listed

23 events — show timeline

• 2026-06-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-06 Listed $119,900 Heartland MLS as Distributed by MLS Grid
• 2026-02-15 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-01-16 Price Changed $160,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-08 Price Changed $164,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-05 Listed $165,000 Heartland MLS as Distributed by MLS Grid
• 2025-04-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-03-11 Price Changed $179,500 Heartland MLS as Distributed by MLS Grid
• 2025-02-08 Price Changed $185,000 Heartland MLS as Distributed by MLS Grid
• 2025-01-24 Listed $190,000 Heartland MLS as Distributed by MLS Grid
• 2023-02-22 Sold (Public Records) — Public Records
• 2023-02-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-02-06 Contingent — Heartland MLS as Distributed by MLS Grid
• 2023-02-01 Listed $83,999 Heartland MLS as Distributed by MLS Grid
• 2022-12-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-11-28 Price Changed $86,000 Heartland MLS as Distributed by MLS Grid
• 2022-11-28 Relisted — Heartland MLS as Distributed by MLS Grid
• 2022-11-11 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-10-31 Price Changed $78,000 Heartland MLS as Distributed by MLS Grid
• 2022-10-13 Listed $84,900 Heartland MLS as Distributed by MLS Grid
• 2018-01-09 Sold (Public Records) — Public Records
• 2014-12-31 Sold (Public Records) — Public Records
• 2007-11-27 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $611 · -45.7% YoY. Source: county tax records.