None · Kansas City, MO 64131

$135,000

3 bd · 1.5 ba · 1,482 sqft · SingleFamily public records · 7 Days on market

Built 1925 0.40 ac lot $91/sqft · 17% above area Est $116k · 16% over

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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 +25.7/30.0
• DSCR +8.6/10.0
• 1% rule +5.8/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for First Time Home Buyer or Investor! This two story home just needs a little TLC! It sits on a large corner lot and has a new furnace and newer roof. Come take a look! It may be the one your buyer has been waiting for!

Key facts

• Covered front porch
• Large side lot
• Hardwood floors

Tags

• HARDWOOD FLOORS
• COVERED FRONT PORCH
• LARGE SIDE LOT

Property features AI

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 2 stories; Entry facing south (corner location)
• Construction: Vinyl siding; Composition roof; Approximately 101+ years old; Basement (unfinished)
• Exterior features: Porch; City lot on a corner

Interior

• Kitchen: Refrigerator; Free-standing electric oven
• Bedrooms: 3 bedrooms
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling (central)
• Interior features: Formal dining area; Unfinished basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 9.2% 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: 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 Elem. (math 8% / reading 22%, grade F, #982 of 1,115 statewide, top 89%, 347 students, 99% FRL); Center Sr. High (math 5% / reading 37%, grade F, #468 of 521 statewide, top 90%, 742 students, 62% FRL) — zoned schools average 81% FRL vs 63% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+4.0%/yr); 131 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $933 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 $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1925 — 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: 1.08% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.31%
• DSCR: 1.46
• GRM: 7.7

CMA / ARV

• ARV (median comp): $115,883
• List price: $135,000
• Delta: 16.50%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8401 Paseo Blvd	0.00mi	3/1.0	1,482 (0%)	0mo	$135,000	$91	98
8401 Wayne Ave	0.13mi	3/2.0	1,436 (-3%)	2mo	$180,000	$125	85
8416 Paseo Blvd	0.03mi	2/1.0 (-1)	1,540 (+4%)	8mo	$65,000	$42	78
1851 E 85th St	0.16mi	3/1.5	1,627 (+10%)	2mo	$150,000	$92	75
1340 E 85th St	0.29mi	3/2.0	1,382 (-7%)	2mo	$115,000	$83	72
8219 Lydia Ave	0.37mi	4/2.0 (+1)	1,456 (-2%)	14mo	$205,000	$141	61
2005 E 81st St	0.39mi	3/2.0	1,648 (+11%)	0mo	$157,000	$95	61
8519 Woodland Ave	0.17mi	3/2.0	1,700 (+15%)	9mo	$55,000	$32	58
8345 Campbell St	0.62mi	3/2.0	1,452 (-2%)	10mo	$159,900	$110	57
8111 Wayne Ave	0.42mi	4/2.0 (+1)	1,414 (-5%)	11mo	$114,900	$81	56
8042 Brooklyn Ave	0.45mi	3/1.5	1,261 (-15%)	4mo	$100,000	$79	50
1012 E 83rd Ter	0.59mi	4/1.5 (+1)	1,369 (-8%)	15mo	$235,000	$172	42

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 · 3.97% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $203
• Equity at exit: $20,129

10-year hold

• IRR: 10.7%
• Equity multiple: 1.86×
• Total profit: $32,642
• Equity at exit: $11,672

Cash invested: $37,800 (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 64131

• Rents YoY: 4.0%
• Active inventory: 131
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,456 high
• Mortgage (P&I): −$708
• Tax from tax record: −$61 /mo · $735/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $325

Break-even live

Break-even rent $1,045

Max offer price $135,000

Occupancy floor 73%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8150 Troost Ave Unit 53 Kansas City, MO	2.0	1.0	900	$1,200	$1.33	43d	1	0.70mi
1830 E 78th St Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	12d	1	0.77mi
8101 Campbell St Kansas City, MO	2.0	1.0	820	$888	$1.08	1d	1	0.79mi
1836 E 77th St Kansas City, MO	2.0	1.0	1200	$1,150	$0.96	21d	1	0.92mi
8701 Chestnut Cir Kansas City, MO	1.0–2.0	1.0–2.0	925	$1,115	$1.21	1d	15	0.96mi
1827 E 75th Ter Kansas City, MO	3.0	1.5	1700	$1,595	$0.94	16d	1	1.10mi
8104 McGee St Kansas City, MO	2.0	1.0	1100	$1,350	$1.23	23d	1	1.18mi
320 E 79th Ter Kansas City, MO	3.0	1.0	1100	$1,700	$1.55	43d	1	1.21mi
408 E 92nd St Kansas City, MO	3.0	1.0	1274	$1,595	$1.25	4d	1	1.32mi
11 W 80th St Kansas City, MO	4.0	3.5	1369	$2,600	$1.90	1d	1	1.41mi
3106 E 75th St Kansas City, MO	3.0	1.5	985	$1,225	$1.24	21d	1	1.44mi
9204 Askew Ave Kansas City, MO	3.0	1.5	1258	$1,527	$1.21	43d	1	1.46mi

Listing history 4 events

1. 2026-05-15
   listed $135,000 Active 1162-char remark
2. 2013-11-18
   soldstatus
3. 2013-11-15
   soldstatus 241-char remark

   Show marketing remark (241 chars)

   Great opportunity for First Time Home Buyer or Investor! This two story home just needs a little TLC! It sits on a large corner lot and has a new furnace and newer roof. Come take a look! It may be the one your buyer has been waiting for!

4. 2013-10-10
   listed $27,500 241-char remark

   Show marketing remark (241 chars)

   Great opportunity for First Time Home Buyer or Investor! This two story home just needs a little TLC! It sits on a large corner lot and has a new furnace and newer roof. Come take a look! It may be the one your buyer has been waiting for!

ⓘ 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: $735 · $61/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$575/yr (+$48/mo · 78.2%)

ⓘ 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,472
• − Mortgage interest: −$7,562
• − Property taxes: −$735
• − Insurance: −$675
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$3,927
• Taxable income: $1,778
• Est. tax owed @ 24.0%: −$427
• After-tax cash flow: $3,471/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): 21,942
• Household income: $64,201
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1249.0

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 0.61)
• Race & ethnicity: White 48% Black 39% Hispanic / Latino 7% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 5% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -253.25%
• Current HPI: 340.8202
• Rent YoY: ▲ 3.97%
• 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

+390.9% since first listed

6 events — show timeline

• 2026-06-08 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2026-05-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-15 Listed $135,000 Heartland MLS as Distributed by MLS Grid
• 2013-11-18 Sold (Public Records) — Public Records
• 2013-11-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2013-10-10 Listed $27,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+0.6%/yr

Latest (2025): $735 · +0.2% YoY. Source: county tax records.