7708 Grand Ave · Kansas City, MO 64114

$100,000

3 bd · 1.0 ba · 1,434 sqft · SingleFamily public records · 6 Days on market

Built 1939 6,740 sqft lot

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Location! Location! Location! Great potential on a great block! CASH ONLY! Quick close wanted. No disclosure-sold as is. No showings-no exception-no trespassing until this property is active in the MLS. DEADLINE FOR OFFERS IS Wednesday April 29th 5:00 pm.

Key facts

• 6,740 sq ft lot
• Garage
• Built 1939

Property features AI

Finance

• Other: Living area reported as 1,434 (public records); Age approximately 76–100 years

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Cable available; Fiber available; High-speed internet available
• Home design: Single-family residence; Residential property; Fixer condition; Attached property; Faces front; 1.5 stories
• Construction: Brick/mortar construction; Composition roof
• Exterior features: Not in a flood plain; Lot approximately 6,740 square feet

Interior

• Bedrooms: 4 bedrooms total; Bedrooms on first and second floors (some on first, some on second)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Full basement; Formal living room; Formal dining area; Main-floor bedroom; Main-floor primary bedroom; 1.5-story floor plan; Has fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $599 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• 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: 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 fast (+4.6%/yr); 174 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $691 of loan paydown is wiped out by about $3k 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 + 4.6% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.84% ✓
• Cap rate: 13.48%
• Cash-on-cash: 25.69%
• DSCR: 2.14
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $325,518
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7708 Grand Ave	0.00mi	4/1.0 (+1)	1,434 (0%)	0mo	$100,000	$70	95
7530 Oak St	0.24mi	3/1.0	1,455 (+2%)	0mo	$329,000	$226	86
7520 Oak St	0.25mi	3/2.0	1,445 (+1%)	0mo	$375,000	$260	83
101 E 80th Ter	0.43mi	3/1.0	1,508 (+5%)	1mo	$175,000	$116	71
243 E 72nd Ter	0.58mi	3/1.5	1,434 (0%)	2mo	$384,900	$268	69
7404 Walnut St	0.39mi	3/2.0	1,514 (+6%)	0mo	$349,900	$231	68
7523 Walnut St	0.22mi	3/2.0	1,589 (+11%)	2mo	$360,000	$227	66
27 W 74th St	0.43mi	3/1.0	1,321 (-8%)	1mo	$300,000	$227	66
1116 E 77th Ter	0.69mi	3/2.0	1,460 (+2%)	2mo	$215,000	$147	60
7148 Oak St	0.67mi	3/1.5	1,331 (-7%)	2mo	$379,000	$285	53
7316 Charlotte St	0.64mi	3/2.5	1,600 (+12%)	1mo	$389,900	$244	44
8210 Mcgee St	0.64mi	4/2.0 (+1)	1,611 (+12%)	2mo	$314,900	$195	39

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 · 4.57% rent growth · sell at horizon

5-year hold

• IRR: 21.4%
• Equity multiple: 1.89×
• Total profit: $25,047
• Equity at exit: $14,910

10-year hold

• IRR: 30.7%
• Equity multiple: 4.00×
• Total profit: $83,990
• Equity at exit: $8,646

Cash invested: $28,000 (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 64114

• Rents YoY: 4.6%
• Active inventory: 174
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,840 high
• Mortgage (P&I): −$524
• Tax from tax record: −$288 /mo · $3,457/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $599

Break-even live

Break-even rent $1,081

Max offer price $100,000

Occupancy floor 62%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7524 Baltimore Ave Kansas City, MO	2.0	1.0	1000	$1,300	$1.30	16d	1	0.28mi
320 E 79th Ter Kansas City, MO	3.0	1.0	1100	$1,700	$1.55	44d	1	0.30mi
119 W 79th Ter Kansas City, MO	3.0	2.0	1312	$2,205	$1.68	2d	1	0.36mi
11 W 80th St Kansas City, MO	4.0	3.5	1369	$2,600	$1.90	2d	1	0.38mi
8104 McGee St Kansas City, MO	2.0	1.0	1100	$1,350	$1.23	24d	1	0.51mi
7919 Jefferson St Kansas City, MO	3.0	1.0	1388	$1,950	$1.40	14d	1	0.57mi
7425 Pennsylvania Ave Kansas City, MO	3.0	2.0	1000	$1,695	$1.70	7d	1	0.58mi
8101 Campbell St Kansas City, MO	2.0	1.0	820	$888	$1.08	2d	1	0.70mi
8150 Troost Ave Unit 53 Kansas City, MO	2.0	1.0	900	$1,200	$1.33	44d	1	0.79mi
822 E 72nd St Kansas City, MO	3.0	3.0	1800	$2,400	$1.33	21d	1	0.87mi
7610 Terrace St Kansas City, MO	2.0	1.0	1000	$1,525	$1.52	44d	1	0.99mi
7544 Terrace St Unit 7544TER Kansas City, MO	2.0	1.0	1000	$1,525	$1.52	44d	1	0.99mi
7528 Terrace St Unit 7528TER Kansas City, MO	2.0	1.0	1000	$1,525	$1.52	44d	1	1.01mi
8419 Pennsylvania Ave Kansas City, MO	3.0	1.0	1200	$1,650	$1.38	14d	1	1.01mi
803 W 84th St Kansas City, MO	2.0	1.0	950	$1,095	$1.15	20d	1	1.05mi
421 W 87 Pl Kansas City, MO	3.0	1.0	1056	$1,195	$1.13	16d	1	1.24mi
1830 E 78th St Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	12d	1	1.24mi
8700 Wornall Rd Kansas City, MO	1.0–3.0	1.0	836	$1,195	$1.43	15d	3	1.25mi
1827 E 75th Ter Kansas City, MO	3.0	1.5	1700	$1,595	$0.94	16d	1	1.26mi
8701 Chestnut Cir Kansas City, MO	1.0–2.0	1.0–2.0	925	$1,115	$1.21	2d	15	1.27mi
1836 E 77th St Kansas City, MO	2.0	1.0	1200	$1,150	$0.96	21d	1	1.27mi
6720 Holmes Rd Kansas City, MO	3.0	3.0	1552	$2,695	$1.74	44d	1	1.30mi
7543 Booth Dr Prairie Village, KS	3.0	2.0	1360	$2,445	$1.80	24d	1	1.30mi
2311 W 79th St Prairie Village, KS	2.0	1.0	1050	$2,300	$2.19	12d	1	1.30mi
8400 State Line Rd Leawood, KS	4.0	3.0	1855	$2,899	$1.56	2d	1	1.37mi
2504 W 76th St Prairie Village, KS	3.0	1.0	950	$1,900	$2.00	17d	1	1.43mi
7632 Rainbow Dr Prairie Village, KS	3.0	1.0	1139	$1,900	$1.67	24d	1	1.47mi

Listing history 4 events

1. 2026-05-01
   status Pending
2. 2026-04-25
   listed $100,000 Active
3. 2026-04-04
   historical $100,000
4. 1989-11-01
   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: $3,457 · $288/mo
• Projected year-2 tax: $3,457 · $288/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $22,079
• − Mortgage interest: −$5,602
• − Property taxes: −$3,457
• − Insurance: −$500
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − Depreciation: −$2,909
• Taxable income: $6,078
• Est. tax owed @ 24.0%: −$1,459
• After-tax cash flow: $5,733/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): 24,229
• Household income: $81,275
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 851.0

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 White (75%)
• Race & ethnicity: White 75% Black 11% Two or more races 8% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 3% Italian 3% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 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: ▼ -311.24%
• Current HPI: 280.5587
• Rent YoY: ▲ 4.57%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-01 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-25 Listed $100,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-04 Coming Soon $100,000 Heartland MLS as Distributed by MLS Grid
• 1989-11-01 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $3,457 · +8.2% YoY. Source: county tax records.