1910 E 80th St · Kansas City, MO 64132

$90,000

3 bd · 1.0 ba · 1,227 sqft · SingleFamily public records · 171 Days on market

Built 1920 6,098 sqft lot $73/sqft · 33% below area Est $112k · 19% 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.9/10.0
• 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

1.5-story home in the Marlborough community with 3 bedrooms and 1 bath. Features include an updated interior, bright living area, spacious bedrooms, and off-street parking. Recent remodeling provides move-in readiness while leaving room for future updates. Convenient access to parks, shopping, and major highways. Suitable for both owner-occupants and investors.

Key facts

• Recent remodeling
• Bright living area
• Updated interior

Tags

• UPDATED INTERIOR
• BRIGHT LIVING AREA
• OFF-STREET PARKING
• RECENT REMODELING
• CONVENIENT ACCESS TO PARKS
• CONVENIENT ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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.
• 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.
• Market conditions: Rents rising (+3.0%/yr); 93 active listings in the ZIP; 32 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 35% 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 $10k of equity ($622 loan paydown + $9k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $38k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.49% ✓
• Cap rate: 12.78%
• Cash-on-cash: 23.16%
• DSCR: 2.03
• GRM: 5.6

CMA / ARV

• ARV (median comp): $111,632
• List price: $90,000
• Delta: -19.38%
• 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
8042 Brooklyn Ave	0.20mi	3/1.5	1,261 (+3%)	4mo	$100,000	$79	80
8009 Park Ave	0.22mi	3/1.5	1,154 (-6%)	4mo	$114,000	$99	75
2205 E 77th Ter	0.27mi	3/2.0	1,154 (-6%)	2mo	$120,000	$104	72
8241 Highland Ave	0.36mi	3/1.0	1,126 (-8%)	0mo	$99,000	$88	69
7620 Paseo Blvd	0.43mi	3/2.0	1,196 (-2%)	3mo	$130,000	$109	69
1321 E 76th St	0.62mi	3/1.0	1,192 (-3%)	1mo	$210,000	$176	66
8308 Prospect Ave	0.59mi	3/2.5	1,236 (+1%)	1mo	$215,500	$174	65
1002 E 79th St	0.66mi	3/2.0	1,223 (-0%)	3mo	$150,000	$123	62
1421 E 77th St	0.43mi	3/1.5	1,087 (-11%)	2mo	$205,000	$189	57
2129 E 77th Ter	0.26mi	4/1.0 (+1)	1,404 (+14%)	4mo	$90,000	$64	55
1137 E 76th Ter	0.63mi	3/1.5	1,334 (+9%)	3mo	$170,000	$127	52
1340 E 85th St	0.71mi	3/2.0	1,382 (+13%)	2mo	$115,000	$83	40

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: 41.6%
• Equity multiple: 4.17×
• Total profit: $79,962
• Equity at exit: $81,079

10-year hold

• IRR: 35.9%
• Equity multiple: 9.37×
• Total profit: $211,037
• Equity at exit: $174,850

Cash invested: $25,200 (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: 93
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,341 high
• Mortgage (P&I): −$472
• Tax from tax record: −$64 /mo · $763/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $486

Break-even live

Break-even rent $725

Max offer price $90,000

Occupancy floor 59%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1861 E 78th St Kansas City, MO	3.0	1.0	864	$1,095	$1.27	16d	1	0.19mi
1830 E 78th St Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	12d	1	0.22mi
1836 E 77th St Kansas City, MO	2.0	1.0	1200	$1,150	$0.96	21d	1	0.36mi
8226 Flora Ave Kansas City, MO	2.0	1.0	862	$1,200	$1.39	3d	1	0.40mi
8222 Troost Ave Unit 8222-1 Kansas City, MO	2.0	1.0	825	$1,400	$1.70	14d	1	0.65mi
8150 Troost Ave Unit 53 Kansas City, MO	2.0	1.0	900	$1,200	$1.33	44d	1	0.68mi
8208 Troost Ave Unit 8218-3 Kansas City, MO	2.0	1.0	750	$1,345	$1.79	44d	1	0.69mi
8208 Troost Ave Kansas City, MO	1.0–2.0	1.0	761	$1,395	$1.83	7d	2	0.70mi
7427 Arleta Blvd Kansas City, MO	2.0	1.0	805	$1,150	$1.43	44d	1	0.70mi
8101 Campbell St Kansas City, MO	2.0	1.0	820	$888	$1.08	1d	1	0.71mi
7411 Montgall Ave Kansas City, MO	3.0	1.0	840	$1,200	$1.43	44d	1	0.84mi
2607 E 73rd St Kansas City, MO	2.0	1.0	1212	$1,050	$0.87	23d	1	0.95mi
3106 E 75th St Kansas City, MO	3.0	1.5	985	$1,225	$1.24	21d	1	0.97mi
7412 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	780	$1,200	$1.54	3d	1	0.99mi
7317 Agnes Ave Kansas City, MO	2.0	1.0	767	$895	$1.17	23d	1	1.04mi
7240 Agnes Ave Kansas City, MO	3.0	1.0	1140	$1,350	$1.18	2d	1	1.09mi
7426 Indiana Ave Kansas City, MO	3.0	1.0	1100	$1,400	$1.27	44d	1	1.11mi
320 E 79th Ter Kansas City, MO	3.0	1.0	1100	$1,700	$1.55	44d	1	1.11mi
7605 Locust St Kansas City, MO	2.0	1.0	744	$1,325	$1.78	7d	1	1.13mi
8104 McGee St Kansas City, MO	2.0	1.0	1100	$1,350	$1.23	23d	1	1.20mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,645	$1.50	23d	1	1.23mi
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	12d	1	1.25mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	14d	1	1.31mi
8701 Chestnut Cir Kansas City, MO	1.0–2.0	1.0–2.0	925	$1,115	$1.21	1d	15	1.32mi
7036 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	810	$1,200	$1.48	3d	1	1.34mi
11 W 80th St Kansas City, MO	4.0	3.5	1369	$2,600	$1.90	1d	1	1.38mi
7127 Bales Ave Kansas City, MO	3.0	1.0	900	$1,350	$1.50	23d	1	1.43mi
7115 Bales Ave Kansas City, MO	3.0	1.0	865	$1,350	$1.56	16d	1	1.44mi
1850 E 68th Ter Kansas City, MO	4.0	2.0	1400	$1,600	$1.14	16d	1	1.45mi
2120 E 68th Ter Kansas City, MO	2.0	1.0	930	$1,200	$1.29	23d	1	1.46mi
119 W 79th Ter Kansas City, MO	3.0	2.0	1312	$2,205	$1.68	1d	1	1.46mi
1831 E 68th St Kansas City, MO	3.0	1.0	1043	$1,250	$1.20	16d	1	1.49mi

Listing history 19 events

1. 2026-06-13
   statusdays on market $90,000 Pending 171 DOM
2. 2026-06-09
   days on market $90,000 Active 169 DOM
3. 2026-06-08
   days on market $90,000 Active 168 DOM
4. 2026-06-07
   pricedays on market $90,000 Active 167 DOM
5. 2026-06-03
   days on market $127,500 Active 163 DOM
6. 2026-06-02
   days on market $127,500 Active 162 DOM
7. 2026-06-01
   days on market $127,500 Active 161 DOM
8. 2026-05-31
   days on market $127,500 Active 160 DOM
9. 2026-03-23
   status Active 363-char remark

   Show marketing remark (363 chars)

   1.5-story home in the Marlborough community with 3 bedrooms and 1 bath. Features include an updated interior, bright living area, spacious bedrooms, and off-street parking. Recent remodeling provides move-in readiness while leaving room for future updates. Convenient access to parks, shopping, and major highways. Suitable for both owner-occupants and investors.

10. 2026-03-11
    status Pending 363-char remark

    Show marketing remark (363 chars)

    1.5-story home in the Marlborough community with 3 bedrooms and 1 bath. Features include an updated interior, bright living area, spacious bedrooms, and off-street parking. Recent remodeling provides move-in readiness while leaving room for future updates. Convenient access to parks, shopping, and major highways. Suitable for both owner-occupants and investors.

11. 2025-12-10
    listed $127,500 Active 363-char remark

    Show marketing remark (363 chars)

    1.5-story home in the Marlborough community with 3 bedrooms and 1 bath. Features include an updated interior, bright living area, spacious bedrooms, and off-street parking. Recent remodeling provides move-in readiness while leaving room for future updates. Convenient access to parks, shopping, and major highways. Suitable for both owner-occupants and investors.

12. 2022-08-11
    price $1,300
13. 2018-01-23
    historical
14. 2017-12-05
    listed $71,900 Active
15. 2015-10-30
    soldstatus
16. 2015-05-11
    listed $42,500
17. 2011-05-13
    soldstatus
18. 2011-01-26
    soldstatus
19. 2010-07-28
    listed $7,900

ⓘ 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: $763 · $64/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$110/yr (+$9/mo · 14.4%)

ⓘ 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: $16,094
• − Mortgage interest: −$5,041
• − Property taxes: −$763
• − Insurance: −$450
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$2,618
• Taxable income: $4,646
• Est. tax owed @ 24.0%: −$1,115
• After-tax cash flow: $4,722/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

+1513.9% since first listed

11 events — show timeline

• 2026-03-23 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-11 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-12-10 Listed $127,500 Heartland MLS as Distributed by MLS Grid
• 2022-08-11 Price Changed $1,300 RENT.
• 2018-01-23 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2017-12-05 Listed $71,900 Heartland MLS as Distributed by MLS Grid
• 2015-10-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-05-11 Listed $42,500 Heartland MLS as Distributed by MLS Grid
• 2011-05-13 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2011-01-26 Sold (Public Records) — Public Records
• 2010-07-28 Listed $7,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+10.2%/yr

Latest (2025): $763 · +91.1% YoY. Source: county tax records.