8311 Wabash Ave · Kansas City, MO 64132

$120,000

3 bd · 1.0 ba · 792 sqft · SingleFamily public records · 11 Days on market

Built 1918 6,406 sqft lot

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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 +26.0/30.0
• Appreciation +10.0/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

UPDATED south KCMO ranch features new interior paint, flooring, and fixtures! Kitchen features paint cabinets, counterspace, and new appliances. New HVAC, HWH, and washer/dryer combo. Off street parking. Close to highways, schools, and parks.

Key facts

• 6,406 sq ft lot
• Built 1918
• Listed 10 days

Property features AI

Finance

• Other: Living area reported as 792; Lot size about 6,406 square feet; Not in a flood plain
• HOA & community: No association fees; Maintenance not provided

Exterior

• Parking: Off-street parking
• Utilities: City/public water (verify); Public sewer
• Home design: Single-family residence; Residential property
• Construction: Frame construction with vinyl siding; Composition roof; Approximately 101 years old
• Exterior features: Metal fencing

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Bungalow/Ranch floor plan; Kit/Dining combo; Stone/rock basement

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 $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 9.3% 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.
• Center 58 (urban): math 12% / reading 29% proficiency, ranked #301 of 324 in MO (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Center Sr. High (math 5% / reading 37%, grade F, #468 of 521 statewide, top 90%, 742 students, 62% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: Rents rising (+3.0%/yr); 94 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 34% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $13k of equity ($830 loan paydown + $12k 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 + 3.0% rent growth), your $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.61%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $76,032
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8321 Olive St	0.06mi	2/1.0 (-1)	803 (+1%)	0mo	$70,000	$87	90
8110 Paseo Blvd	0.56mi	2/1.0 (-1)	792 (0%)	3mo	$75,000	$95	67
2103 E 85th St	0.33mi	3/1.0	864 (+9%)	5mo	$120,000	$139	66
8029 Park Ave	0.39mi	2/1.0 (-1)	744 (-6%)	4mo	$104,500	$140	64
8111 Park Ave	0.30mi	3/2.0	882 (+11%)	3mo	$129,900	$147	61
2131 E 81st St	0.34mi	2/1.0 (-1)	704 (-11%)	2mo	$65,000	$92	59
7924 Park Ave	0.52mi	2/1.0 (-1)	744 (-6%)	5mo	$65,000	$87	57
7907 Chestnut Ave	0.56mi	2/1.0 (-1)	864 (+9%)	1mo	$60,000	$69	53
2121 E 77th Ter	0.72mi	2/1.0 (-1)	832 (+5%)	2mo	$78,000	$94	52
2120 E 78th St	0.69mi	3/2.0	832 (+5%)	6mo	$140,000	$168	50
8236 Flora Ave	0.66mi	3/2.0	864 (+9%)	1mo	$195,000	$226	49
8119 Wayne Ave	0.62mi	2/1.0 (-1)	882 (+11%)	4mo	$85,000	$96	44

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 · 2.98% rent growth · sell at horizon

5-year hold

• IRR: 32.0%
• Equity multiple: 3.51×
• Total profit: $84,204
• Equity at exit: $108,106

10-year hold

• IRR: 27.6%
• Equity multiple: 7.93×
• Total profit: $232,926
• Equity at exit: $233,134

Cash invested: $33,600 (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 64132

• Home prices YoY: 23.6%
• Rents YoY: 3.0%
• Active inventory: 94
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,277 high
• Mortgage (P&I): −$629
• Tax from tax record: −$32 /mo · $389/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $297

Break-even live

Break-even rent $901

Max offer price $120,000

Occupancy floor 72%

Sensitivity live

Price	-10% $365	-5% $331	+0% $297	+5% $263	+10% $229
Rent	-10% $196	-5% $247	+0% $297	+5% $348	+10% $398
Rate	-1.0pp $358	-0.5pp $328	base $297	+0.5pp $266	+1.0pp $234

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8226 Flora Ave Kansas City, MO	2.0	1.0	862	$1,200	$1.39	4d	1	0.68mi
1861 E 78th St Kansas City, MO	3.0	1.0	864	$1,095	$1.27	17d	1	0.70mi
1830 E 78th St Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	13d	1	0.78mi
8222 Troost Ave Unit 8222-1 Kansas City, MO	2.0	1.0	825	$1,400	$1.70	15d	1	0.99mi
8208 Troost Ave Kansas City, MO	1.0–2.0	1.0	761	$1,395	$1.83	8d	2	1.04mi
8208 Troost Ave Unit 8218-3 Kansas City, MO	2.0	1.0	750	$1,345	$1.79	44d	1	1.04mi
8150 Troost Ave Unit 53 Kansas City, MO	2.0	1.0	900	$1,200	$1.33	44d	1	1.05mi
8101 Campbell St Kansas City, MO	2.0	1.0	820	$888	$1.08	2d	1	1.12mi
3106 E 75th St Kansas City, MO	3.0	1.5	985	$1,225	$1.24	22d	1	1.17mi
7411 Montgall Ave Kansas City, MO	3.0	1.0	840	$1,200	$1.43	44d	1	1.18mi
7427 Arleta Blvd Kansas City, MO	2.0	1.0	805	$1,150	$1.43	44d	1	1.21mi
7412 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	780	$1,200	$1.54	3d	1	1.23mi
7426 Indiana Ave Kansas City, MO	3.0	1.0	1100	$1,400	$1.27	44d	1	1.26mi
7317 Agnes Ave Kansas City, MO	2.0	1.0	767	$895	$1.17	24d	1	1.32mi
8701 Chestnut Cir Kansas City, MO	1.0–2.0	1.0–2.0	925	$1,115	$1.21	2d	15	1.40mi
9355 Bales Ave Kansas City, MO	1.0–3.0	1.0–2.0	1180	$1,438	$1.22	2d	1	1.48mi

Listing history 8 events

1. 2026-06-09
   days on market $120,000 Active 11 DOM
2. 2026-06-08
   days on market $120,000 Active 10 DOM
3. 2026-06-07
   remarks 416-char remark
4. 2026-06-07
   days on market $120,000 Active 9 DOM
5. 2026-06-03
   days on market $120,000 Active 5 DOM
6. 2026-06-02
   days on market $120,000 Active 4 DOM
7. 2026-06-01
   days on market $120,000 Active 3 DOM
8. 2026-05-31
   days on market $120,000 Active 2 DOM

ⓘ 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: $389 · $32/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$775/yr (+$65/mo · 199.5%)

ⓘ 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 3/10 Moderate
• 🌡 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,325
• − Mortgage interest: −$6,722
• − Property taxes: −$389
• − Insurance: −$600
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$3,491
• Taxable income: $1,671
• Est. tax owed @ 24.0%: −$401
• After-tax cash flow: $3,165/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: Center 58
• NCES district ID: 2908250
• Math proficiency: 12% ▼ -15.00%
• Reading proficiency: 29% ▼ -6.00%
• Median HH income: $43,544
• Composite: 17.64/100
• National rank: #9031
• State rank: #301 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): 12,084
• Household income: $45,622
• Rent vs Own: 51.2% rent · 48.8% own
• Severe rent burden: 679.0

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 (66%)
• Race & ethnicity: Black 66% White 16% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 2% Scotch-Irish 1% Romanian 1%
• Foreign-born: 6% · Canada, Jamaica
• 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: ▲ 79.13%
• Current HPI: 414.4305
• Rent YoY: ▲ 2.98%
• 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

+830.2% since first listed

25 events — show timeline

• 2026-05-29 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2023-06-02 Sold (Public Records) — Public Records
• 2023-05-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-05-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-04-21 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2023-02-27 Sold (Public Records) — Public Records
• 2023-02-24 Sold (Public Records) — Public Records
• 2023-02-23 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-02-06 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-02-02 Listed $65,000 Heartland MLS as Distributed by MLS Grid
• 2020-07-24 Sold (Public Records) — Public Records
• 2020-07-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-07-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-07-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-06-09 Listed $22,000 Heartland MLS as Distributed by MLS Grid
• 2010-09-30 Sold (Public Records) — Public Records
• 2010-05-04 Sold (Public Records) — Public Records
• 2010-04-13 Sold (Public Records) — Public Records
• 2010-04-08 Sold (Public Records) — Public Records
• 2009-08-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2009-04-17 Listed $15,000 Heartland MLS as Distributed by MLS Grid
• 2008-01-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-10-30 Listed $12,900 Heartland MLS as Distributed by MLS Grid
• 2001-12-27 Sold (Public Records) — Public Records
• 1986-06-30 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $389 · -44.8% YoY. Source: county tax records.