3721 Agnes Ave · Kansas City, MO 64128

$79,900

2 bd · 1.0 ba · 972 sqft · SingleFamily public records · 44 Days on market

Built 1916 13,920 ac lot $82/sqft · 31% below area Est $116k · 31% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Corporate Owned Property, Sold "AS-IS". No Seller Disclosure, Addendums Apply. YOUR OFFER MUST INCLUDE THE FOLLOWING IN ORDER TO BE PRESENTED TO THE SELLER: Complete Contract, Addendums, Pre-Approval Letter or Proof-of-Funds & Earnest Check

Key facts

• 13920 acre lot
• Garage
• Built 1916

Property features AI

Finance

• Financial info: Tax amount available (not included per instructions)
• HOA & community: No association fees

Exterior

• Parking: Has garage; Other parking features
• Utilities: Public water; Sewer information unknown
• Home design: Single-family residential; Ranch style; Facing information not provided
• Construction: Frame construction; Composition roof
• Exterior features: Paved road access; Lot dimensions approximately 33 x 127

Interior

• Kitchen: Kitchen with dining combo
• Bedrooms: 2 bedrooms (main level)
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Ranch floor plan; Full basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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: Faxon Elementary (math 8% / reading 17%, grade F, #1,007 of 1,115 statewide, top 91%, 301 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 fast (+4.7%/yr); 87 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 41% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($552 loan paydown + $8k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 4.7% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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: 1.53% ✓
• Cap rate: 13.45%
• Cash-on-cash: 25.57%
• DSCR: 2.14
• GRM: 5.4

CMA / ARV

• ARV (median comp): $116,497
• List price: $79,900
• Delta: -31.41%
• 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
3711 Bellefontaine Ave	0.06mi	3/1.0 (+1)	1,007 (+4%)	5mo	$120,000	$119	82
3838 S Benton Ave	0.20mi	3/1.0 (+1)	1,066 (+10%)	3mo	$90,000	$84	67
2303 E 41st St E	0.63mi	2/1.0	918 (-6%)	4mo	$80,000	$87	58
3640 Cleveland Ave	0.47mi	2/2.0	900 (-7%)	4mo	$105,000	$117	58
3536 College Ave	0.26mi	3/1.0 (+1)	1,086 (+12%)	6mo	$96,000	$88	58
4016 Askew Ave	0.51mi	3/1.0 (+1)	899 (-8%)	6mo	$80,000	$89	54
3942 Myrtle Ave	0.66mi	2/1.0	890 (-8%)	3mo	$85,000	$96	53
4128 Agnes Ave	0.52mi	2/1.0	1,098 (+13%)	7mo	$42,000	$38	48
3630 Jackson Ave	0.72mi	2/1.0	888 (-9%)	5mo	$59,000	$66	48
3936 Wabash Ave	0.45mi	3/2.0 (+1)	1,099 (+13%)	2mo	$89,900	$82	47
3304 Askew Ave	0.63mi	3/1.0 (+1)	1,066 (+10%)	3mo	$45,000	$42	47
3335 Park Ave	0.64mi	2/1.0	1,115 (+15%)	4mo	$115,000	$103	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 4.65% rent growth · sell at horizon

5-year hold

• IRR: 44.4%
• Equity multiple: 4.39×
• Total profit: $75,931
• Equity at exit: $71,980

10-year hold

• IRR: 39.1%
• Equity multiple: 10.13×
• Total profit: $204,171
• Equity at exit: $155,228

Cash invested: $22,372 (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 64128

• Home prices YoY: 21.6%
• Rents YoY: 4.7%
• Active inventory: 87
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,225 high
• Mortgage (P&I): −$419
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $477

Break-even live

Break-even rent $621

Max offer price $79,900

Occupancy floor 56%

Sensitivity live

Price	-10% $522	-5% $499	+0% $477	+5% $454	+10% $432
Rent	-10% $380	-5% $428	+0% $477	+5% $525	+10% $574
Rate	-1.0pp $517	-0.5pp $497	base $477	+0.5pp $456	+1.0pp $435

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3710 Wabash Ave Unit 2S Kansas City, MO	2.0	1.0	875	$850	$0.97	24d	1	0.31mi
3841 Olive St Kansas City, MO	2.0	1.0	792	$985	$1.24	15d	1	0.38mi
4005 Bales Ave Kansas City, MO	2.0	1.0	792	$1,050	$1.33	44d	1	0.47mi
3330 Agnes Ave Kansas City, MO	3.0	1.0	1000	$1,410	$1.41	44d	1	0.48mi
3310 College Ave Kansas City, MO	3.0	1.0	874	$995	$1.14	44d	1	0.55mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	24d	1	0.57mi
2305 E 41st St Kansas City, MO	2.0	1.0	750	$1,000	$1.33	8d	1	0.60mi
3233 Park Ave Unit 1 Kansas City, MO	2.0	1.0	950	$1,075	$1.13	44d	1	0.71mi
3233 Park Ave Unit 2 Kansas City, MO	2.0	1.0	950	$1,000	$1.05	24d	1	0.71mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	44d	1	0.73mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	17d	1	0.74mi
4216 Cleveland Ave Kansas City, MO	2.0	1.0	780	$1,125	$1.44	17d	1	0.77mi
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	17d	1	0.84mi
3609 Wayne Ave Kansas City, MO	3.0	1.5	1118	$1,900	$1.70	24d	1	0.86mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	17d	1	0.88mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	8d	1	0.93mi
2637 E 29th St Unit 3 Kansas City, MO	2.0	1.0	954	$1,050	$1.10	44d	1	1.00mi
4534 S Benton Ave Kansas City, MO	2.0	1.0	912	$1,045	$1.15	17d	1	1.03mi
4209 Flora Ave Kansas City, MO	2.0	1.0	778	$1,200	$1.54	17d	1	1.08mi
4401 Wayne Ave Kansas City, MO	2.0	1.5	955	$1,300	$1.36	24d	1	1.18mi
1207 E Armour Blvd Unit 206 Kansas City, MO	1.0	1.0	625	$1,095	$1.75	24d	1	1.18mi
1205 E Armour Blvd Apt 106 Kansas City, MO	1.0	1.0	625	$995	$1.59	44d	1	1.19mi
4902 E 39th St Kansas City, MO	2.0	1.0	820	$1,300	$1.59	17d	1	1.20mi
3300 Virginia Ave Unit 2S Kansas City, MO	2.0	1.0	900	$1,000	$1.11	44d	1	1.20mi
1102 E 37th St Unit 201 Kansas City, MO	1.0	1.0	1000	$1,350	$1.35	24d	1	1.24mi
4232 Virginia Ave Unit 1 Kansas City, MO	1.0	1.0	592	$750	$1.27	21d	1	1.24mi
3314 Tracy Ave Kansas City, MO	3.0	1.0	1100	$947	$0.86	8d	1	1.25mi
3314 Tracy Ave Unit B Kansas City, MO	3.0	1.0	1100	$947	$0.86	22d	1	1.25mi
1111 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	788	$1,660	$2.11	3d	9	1.25mi
1111 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	812	$1,660	$2.04	44d	9	1.25mi
4119 Forest Ave Kansas City, MO	2.0	1.0	950	$1,400	$1.47	13d	1	1.25mi
1108 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	780	$1,745	$2.24	44d	5	1.26mi
1108 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	773	$1,745	$2.26	3d	11	1.26mi
2701 Benton Blvd Unit 2705-3 Kansas City, MO	2.0	1.0	800	$1,200	$1.50	8d	1	1.29mi
2701 Benton Blvd Unit 2703-2 Kansas City, MO	2.0	1.0	800	$1,200	$1.50	3d	1	1.29mi
3032 Elmwood Ave Kansas City, MO	3.0	1.0	1027	$1,275	$1.24	8d	1	1.30mi
1025 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	784	$1,835	$2.34	3d	20	1.30mi
1025 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	779	$1,815	$2.33	44d	22	1.30mi
1020 E Armour Blvd Kansas City, MO	2.0	1.0–2.0	865	$1,825	$2.11	17d	22	1.32mi
1020 E Armour Blvd Kansas City, MO	1.0	1.0	709	$1,510	$2.13	4d	18	1.32mi

Listing history 24 events

1. 2026-06-21
   days on market $79,900 Active 44 DOM
2. 2026-06-18
   days on market $79,900 Active 41 DOM
3. 2026-06-17
   days on market $79,900 Active 40 DOM
4. 2026-06-16
   days on market $79,900 Active 39 DOM
5. 2026-06-15
   days on market $79,900 Active 38 DOM
6. 2026-06-13
   days on market $79,900 Active 36 DOM
7. 2026-06-09
   days on market $79,900 Active 32 DOM
8. 2026-06-08
   days on market $79,900 Active 31 DOM
9. 2026-06-07
   days on market $79,900 Active 30 DOM
10. 2026-06-05
    days on market $79,900 Active 27 DOM
11. 2026-06-03
    days on market $79,900 Active 26 DOM
12. 2026-06-02
    days on market $79,900 Active 25 DOM
13. 2026-06-01
    days on market $79,900 Active 24 DOM
14. 2026-05-31
    days on market $79,900 Active 23 DOM
15. 2026-05-08
    listed $79,900 Active 589-char remark
16. 2007-12-28
    soldstatus
17. 2007-12-27
    soldstatus 256-char remark

    Show marketing remark (256 chars)

    Corporate Owned Property, Sold "AS-IS". No Seller Disclosure, Addendums Apply. YOUR OFFER MUST INCLUDE THE FOLLOWING IN ORDER TO BE PRESENTED TO THE SELLER: Complete Contract, Addendums, Pre-Approval Letter or Proof-of-Funds & Earnest Check

18. 2007-10-06
    listed $19,900 256-char remark

    Show marketing remark (256 chars)

    Corporate Owned Property, Sold "AS-IS". No Seller Disclosure, Addendums Apply. YOUR OFFER MUST INCLUDE THE FOLLOWING IN ORDER TO BE PRESENTED TO THE SELLER: Complete Contract, Addendums, Pre-Approval Letter or Proof-of-Funds & Earnest Check

19. 2006-11-09
    soldstatus
20. 2005-03-04
    soldstatus
21. 2001-01-31
    soldstatus
22. 2001-01-30
    soldstatus
23. 2001-01-24
    soldstatus
24. 1982-09-01
    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: $464 · $39/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$311/yr (+$26/mo · 67.1%)

ⓘ 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 ≥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: $14,700
• − Mortgage interest: −$4,476
• − Property taxes: −$464
• − Insurance: −$400
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$2,324
• Taxable income: $4,685
• Est. tax owed @ 24.0%: −$1,124
• After-tax cash flow: $4,597/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): 11,912
• Household income: $36,088
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 946.0

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 (79%)
• Race & ethnicity: Black 79% Hispanic / Latino 9% White 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Swedish 1% Hispanic 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 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: ▲ 73.41%
• Current HPI: 412.6862
• Rent YoY: ▲ 4.65%
• 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

+301.5% since first listed

10 events — show timeline

• 2026-05-08 Listed $79,900 Heartland MLS as Distributed by MLS Grid
• 2007-12-28 Sold (Public Records) — Public Records
• 2007-12-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-10-06 Listed $19,900 Heartland MLS as Distributed by MLS Grid
• 2006-11-09 Sold (Public Records) — Public Records
• 2005-03-04 Sold (Public Records) — Public Records
• 2001-01-31 Sold (Public Records) — Public Records
• 2001-01-30 Sold (Public Records) — Public Records
• 2001-01-24 Sold (Public Records) — Public Records
• 1982-09-01 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $464 · -1.2% YoY. Source: county tax records.