1180 E 77th St · Kansas City, MO 64131

$119,900

2 bd · 1.0 ba · 967 sqft · SingleFamily public records · 3 Days on market

Built 1937 7,564 sqft lot Est $136k · 12% under

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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 +25.2/30.0
• ARV discount +12.9/15.0
• DSCR +8.3/10.0
• 1% rule +5.6/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investor property. .. 2 bed, 1 bath, 1 car garage. Needs some TLC and it's ready to rent. BRING ALL OFFERS!!

Key facts

• 7,564 sq ft lot
• Garage
• Listed 2 days

Property features AI

Finance

• Other: Living area listed as 967 (public records)

Exterior

• Parking: Attached garage (1 car) with garage facing front; Off-street parking
• Utilities: Public water
• Home design: Single-family residential; Residential property; Composition roof; Home age approximately 76–100 years
• Construction: Other construction materials
• Exterior features: Public water; Lot approximately 7,564 square feet

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Crawl space basement; One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/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 9.0% 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: Ac Prep Elementary (math 12% / reading 27%, grade F, #941 of 1,115 statewide, top 86%, 341 students, 99% FRL); Central Middle School (math 0% / reading 9%, grade F, #388 of 391 statewide, top 99%, 428 students, 99% FRL); Southeast High School (math 2% / reading 12%, grade F, #512 of 521 statewide, top 99%, 487 students, 99% 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 (+4.0%/yr); 133 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $829 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 $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1937 — 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: 8.99%
• Cash-on-cash: 9.63%
• DSCR: 1.43
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $136,347
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1404 E 77th St	0.07mi	1/1.0 (-1)	1,014 (+5%)	1mo	$118,000	$116	83
1518 E 76th St	0.21mi	2/1.0	1,039 (+7%)	2mo	$185,000	$178	77
7930 Michigan St	0.46mi	2/1.0	960 (-1%)	3mo	$60,000	$63	74
1429 E 79th St	0.30mi	3/1.5 (+1)	986 (+2%)	3mo	$139,000	$141	74
8028 Flora Ave	0.42mi	2/1.0	906 (-6%)	1mo	$130,000	$143	69
1421 E 77th St	0.10mi	3/1.5 (+1)	1,087 (+12%)	2mo	$205,000	$189	66
8116 Wayne Ave	0.54mi	3/1.0 (+1)	996 (+3%)	1mo	$112,500	$113	64
7202 Lydia Ave	0.62mi	2/1.0	934 (-3%)	2mo	$119,900	$128	64
801 E 72nd St	0.72mi	2/1.0	991 (+2%)	2mo	$257,500	$260	61
8119 Wayne Ave	0.56mi	2/1.0	882 (-9%)	4mo	$85,000	$96	56
2121 E 77th Ter	0.52mi	2/1.0	832 (-14%)	2mo	$78,000	$94	51
8236 Flora Ave	0.67mi	3/2.0 (+1)	864 (-11%)	1mo	$195,000	$226	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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,064
• Equity at exit: $17,877

10-year hold

• IRR: 9.7%
• Equity multiple: 1.78×
• Total profit: $26,227
• Equity at exit: $10,367

Cash invested: $33,572 (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: 133
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,267 high
• Mortgage (P&I): −$629
• Tax from tax record: −$53 /mo · $632/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $269

Break-even live

Break-even rent $926

Max offer price $119,900

Occupancy floor 74%

Sensitivity live

Price	-10% $337	-5% $303	+0% $269	+5% $235	+10% $202
Rent	-10% $169	-5% $219	+0% $269	+5% $319	+10% $369
Rate	-1.0pp $330	-0.5pp $300	base $269	+0.5pp $238	+1.0pp $207

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1830 E 78th St Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	14d	1	0.42mi
1861 E 78th St Kansas City, MO	3.0	1.0	864	$1,095	$1.27	18d	1	0.51mi
7427 Arleta Blvd Kansas City, MO	2.0	1.0	805	$1,150	$1.43	45d	1	0.52mi
8101 Campbell St Kansas City, MO	2.0	1.0	820	$888	$1.08	3d	1	0.56mi
8150 Troost Ave Unit 53 Kansas City, MO	2.0	1.0	900	$1,200	$1.33	45d	1	0.61mi
7605 Locust St Kansas City, MO	2.0	1.0	744	$1,325	$1.78	9d	1	0.63mi
8222 Troost Ave Unit 8222-1 Kansas City, MO	2.0	1.0	825	$1,400	$1.70	16d	1	0.65mi
8208 Troost Ave Unit 8218-3 Kansas City, MO	2.0	1.0	750	$1,345	$1.79	45d	1	0.66mi
8208 Troost Ave Kansas City, MO	1.0–2.0	1.0	761	$1,395	$1.83	9d	2	0.67mi
8226 Flora Ave Kansas City, MO	2.0	1.0	862	$1,200	$1.39	4d	1	0.67mi
7560 Prospect Ave Unit G Kansas City, MO	1.0	1.0	900	$925	$1.03	5d	1	0.74mi
7560 Prospect Ave Unit F Kansas City, MO	1.0	1.0	900	$925	$1.03	45d	1	0.76mi
320 E 79th Ter Kansas City, MO	3.0	1.0	1100	$1,700	$1.55	45d	1	0.78mi
7411 Montgall Ave Kansas City, MO	3.0	1.0	840	$1,200	$1.43	45d	1	0.91mi
8104 McGee St Kansas City, MO	2.0	1.0	1100	$1,350	$1.23	25d	1	0.96mi
7524 Baltimore Ave Kansas City, MO	2.0	1.0	1000	$1,300	$1.30	18d	1	1.05mi
316 E Gregory Blvd Unit 3W Kansas City, MO	1.0	1.0	700	$1,149	$1.64	18d	1	1.07mi
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	14d	1	1.10mi
202 E Gregory Blvd Kansas City, MO	1.0	1.0	600	$1,149	$1.92	3d	2	1.11mi
7317 Agnes Ave Kansas City, MO	2.0	1.0	767	$895	$1.17	25d	1	1.13mi
7412 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	780	$1,200	$1.54	4d	1	1.13mi
3106 E 75th St Kansas City, MO	3.0	1.5	985	$1,225	$1.24	23d	1	1.15mi
1831 E 68th St Kansas City, MO	3.0	1.0	1043	$1,250	$1.20	18d	1	1.15mi
7131 Main St Kansas City, MO	1.0	1.0	850	$1,250	$1.47	5d	1	1.16mi
2120 E 68th Ter Kansas City, MO	2.0	1.0	930	$1,200	$1.29	25d	1	1.18mi
6921 Prospect Ave Unit C Kansas City, MO	1.0	1.0	538	$850	$1.58	5d	1	1.22mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,645	$1.50	25d	1	1.23mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	16d	1	1.24mi
6653 Lydia Ave Kansas City, MO	3.0	1.0	962	$1,500	$1.56	18d	1	1.25mi
1805 E 67th St Kansas City, MO	2.0	1.0	1064	$1,200	$1.13	18d	1	1.25mi
1435 E 66th Ter Kansas City, MO	3.0	1.0	988	$1,340	$1.36	14d	1	1.29mi
7426 Indiana Ave Kansas City, MO	3.0	1.0	1100	$1,400	$1.27	45d	1	1.30mi
7036 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	810	$1,200	$1.48	4d	1	1.32mi
7425 Pennsylvania Ave Kansas City, MO	3.0	2.0	1000	$1,695	$1.70	9d	1	1.36mi
2421 E 67th Ter Kansas City, MO	2.0	1.0	816	$1,125	$1.38	18d	1	1.36mi
2430 E 67th Ter Kansas City, MO	3.0	2.0	960	$1,195	$1.24	45d	1	1.39mi
8701 Chestnut Cir Kansas City, MO	1.0–2.0	1.0–2.0	925	$1,115	$1.21	3d	15	1.41mi
6551 Rockhill Rd Kansas City, MO	1.0–2.0	1.0–2.0	912	$2,128	$2.33	3d	10	1.46mi
6518 Rockhill Rd Kansas City, MO	2.0	1.0	900	$2,090	$2.32	45d	1	1.48mi
6512 Rockhill Rd Kansas City, MO	2.0	1.0	900	$1,990	$2.21	3d	1	1.49mi

Listing history 2 events

1. 2026-06-21
   statusdays on market $119,900 Active 3 DOM
2. 2026-06-19
   listed $119,900 Coming Soon 1 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: $632 · $53/mo
• Projected year-2 tax: $1,163 · $97/mo
• Expected delta: +$531/yr (+$44/mo · 84.0%)

ⓘ 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: $15,202
• − Mortgage interest: −$6,716
• − Property taxes: −$632
• − Insurance: −$600
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$3,488
• Taxable income: $1,334
• Est. tax owed @ 24.0%: −$320
• After-tax cash flow: $2,913/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): 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

+432.9% since first listed

8 events — show timeline

• 2026-06-18 Coming Soon $119,900 Heartland MLS as Distributed by MLS Grid
• 2015-06-12 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-05-11 Listed $22,500 Heartland MLS as Distributed by MLS Grid
• 2005-04-19 Sold (Public Records) — Public Records
• 2004-09-15 Sold (Public Records) — Public Records
• 1998-08-06 Sold (Public Records) — Public Records
• 1998-01-08 Sold (Public Records) — Public Records
• 1996-12-30 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $632 · -27.1% YoY. Source: county tax records.