7211 Lydia Ave · Kansas City, MO 64131

$160,000

3 bd · 1.0 ba · 1,178 sqft · SingleFamily public records · 105 Days on market

Built 1923 6,098 sqft lot $136/sqft · 16% above area Est $153k · at est.

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Why this score? — see what drove the D 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 +18.4/30.0
• DSCR +5.8/10.0
• ARV discount +5.5/15.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• 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

Charming bungalow under $200K—perfect starter home or investment opportunity - Charming, updated, and priced to move! This 1.5-story bungalow features 3 bedrooms, fresh interior paint, and a bright, welcoming feel from the moment you walk in. With approximately 1,300 square feet, the home offers a functional layout and comfortable living spaces, plus an unfinished basement ready for storage or future possibilities. Perfect for first-time buyers or investors, this home delivers affordability and value in a convenient Kansas City location close to shopping, dining, and easy highway access. Opportunities like this don’t last—schedule your showing today!

Key facts

• 6,098 sq ft lot
• Garage
• Built 1923

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (12.8% below list).
• Recommended offer: $139k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,451 (12.8% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 7.41%
• Cash-on-cash: 3.98%
• DSCR: 1.18
• GRM: 9.6

CMA / ARV

• ARV (median comp): $153,118
• List price: $160,000
• Delta: 4.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7300 Tracy Ave	0.19mi	3/1.0	1,186 (+1%)	3mo	$175,000	$148	88
7104 Tracy Ave	0.21mi	4/1.0 (+1)	1,188 (+1%)	3mo	$115,000	$97	82
7121 Woodland Ave	0.27mi	4/1.0 (+1)	1,181 (+0%)	3mo	$129,000	$109	80
1321 E 76th St	0.51mi	3/1.0	1,192 (+1%)	1mo	$210,000	$176	74
936 E Gregory Blvd	0.35mi	2/1.5 (-1)	1,184 (+0%)	5mo	$189,900	$160	72
7620 Paseo Blvd	0.58mi	3/2.0	1,196 (+2%)	3mo	$130,000	$109	64
7336 Olive St	0.62mi	3/1.0	1,232 (+5%)	3mo	$77,000	$63	61
710 E 73rd St	0.48mi	3/2.0	1,258 (+7%)	6mo	$308,900	$246	58
1421 E 77th St	0.65mi	3/1.5	1,087 (-8%)	2mo	$205,000	$189	53
1518 E 76th St	0.48mi	2/1.0 (-1)	1,039 (-12%)	2mo	$185,000	$178	52
1137 E 76th Ter	0.59mi	3/1.5	1,334 (+13%)	3mo	$170,000	$127	46
1187 E 77th Ter E	0.72mi	3/1.0	1,337 (+14%)	6mo	$135,000	$101	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 · 3.97% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-15,166
• Equity at exit: $23,857

10-year hold

• IRR: 1.3%
• Equity multiple: 1.10×
• Total profit: $4,430
• Equity at exit: $13,834

Cash invested: $44,800 (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: 133
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,395 high
• Mortgage (P&I): −$839
• Tax from tax record: −$47 /mo · $569/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $149

Break-even live

Break-even rent $1,207

Max offer price $160,000

Occupancy floor 84%

Sensitivity live

Price	-10% $239	-5% $194	+0% $149	+5% $103	+10% $58
Rent	-10% $38	-5% $93	+0% $149	+5% $204	+10% $259
Rate	-1.0pp $229	-0.5pp $189	base $149	+0.5pp $107	+1.0pp $65

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7427 Arleta Blvd Kansas City, MO	2.0	1.0	805	$1,150	$1.43	45d	1	0.46mi
1850 E 68th Ter Kansas City, MO	4.0	2.0	1400	$1,600	$1.14	18d	1	0.63mi
1831 E 68th St Kansas City, MO	3.0	1.0	1043	$1,250	$1.20	18d	1	0.63mi
6653 Lydia Ave Kansas City, MO	3.0	1.0	962	$1,500	$1.56	18d	1	0.69mi
1836 E 77th St Kansas City, MO	2.0	1.0	1200	$1,150	$0.96	23d	1	0.71mi
2120 E 68th Ter Kansas City, MO	2.0	1.0	930	$1,200	$1.29	25d	1	0.71mi
1805 E 67th St Kansas City, MO	2.0	1.0	1064	$1,200	$1.13	18d	1	0.72mi
1435 E 66th Ter Kansas City, MO	3.0	1.0	988	$1,335	$1.35	0d	1	0.73mi
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	14d	1	0.76mi
2607 E 73rd St Kansas City, MO	2.0	1.0	1212	$1,050	$0.87	25d	1	0.78mi
7605 Locust St Kansas City, MO	2.0	1.0	744	$1,325	$1.78	9d	1	0.80mi
1830 E 78th St Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	14d	1	0.81mi
7411 Montgall Ave Kansas City, MO	3.0	1.0	840	$1,200	$1.43	45d	1	0.87mi
1861 E 78th St Kansas City, MO	3.0	1.0	864	$1,095	$1.27	18d	1	0.88mi
2237 E 67th St Kansas City, MO	4.0	1.0	1300	$1,500	$1.15	18d	1	0.89mi
2421 E 67th Ter Kansas City, MO	2.0	1.0	816	$1,125	$1.38	18d	1	0.91mi
2430 E 67th Ter Kansas City, MO	3.0	2.0	960	$1,195	$1.24	45d	1	0.94mi
6551 Rockhill Rd Kansas City, MO	1.0–2.0	1.0–2.0	888	$1,978	$2.23	0d	9	0.94mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	16d	1	0.96mi
6518 Rockhill Rd Kansas City, MO	2.0	1.0	900	$2,090	$2.32	45d	1	0.96mi
6512 Rockhill Rd Kansas City, MO	2.0	1.0	900	$1,990	$2.21	0d	1	0.98mi
7240 Agnes Ave Kansas City, MO	3.0	1.0	1140	$1,350	$1.18	4d	1	0.99mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,590	$1.45	0d	1	1.02mi
6404 The Paseo Kansas City, MO	1.0–2.0	1.0–2.0	942	$1,600	$1.70	4d	6	1.02mi
7317 Agnes Ave Kansas City, MO	2.0	1.0	767	$895	$1.17	25d	1	1.03mi
7036 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	810	$1,200	$1.48	4d	1	1.07mi
8101 Campbell St Kansas City, MO	2.0	1.0	820	$888	$1.08	3d	1	1.08mi
7412 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	780	$1,200	$1.54	4d	1	1.08mi
7524 Baltimore Ave Kansas City, MO	2.0	1.0	1000	$1,300	$1.30	18d	1	1.13mi
320 E 79th Ter Kansas City, MO	3.0	1.0	1100	$1,700	$1.55	45d	1	1.14mi
3106 E 75th St Kansas City, MO	3.0	1.5	985	$1,225	$1.24	23d	1	1.14mi
8150 Troost Ave Unit 53 Kansas City, MO	2.0	1.0	900	$1,200	$1.33	45d	1	1.15mi
8222 Troost Ave Unit 8222-1 Kansas City, MO	2.0	1.0	825	$1,400	$1.70	16d	1	1.19mi
8208 Troost Ave Unit 8218-3 Kansas City, MO	2.0	1.0	750	$1,345	$1.79	45d	1	1.19mi
8208 Troost Ave Kansas City, MO	1.0–2.0	1.0	761	$1,395	$1.83	9d	2	1.20mi
8226 Flora Ave Kansas City, MO	2.0	1.0	862	$1,200	$1.39	5d	1	1.22mi
7426 Indiana Ave Kansas City, MO	3.0	1.0	1100	$1,400	$1.27	45d	1	1.27mi
6812 College Ave Kansas City, MO	4.0	2.0	1152	$1,795	$1.56	25d	1	1.28mi
662 E 63rd St Kansas City, MO	2.0	2.0	951	$1,655	$1.74	46d	1	1.29mi
6703 Walrond Ave Kansas City, MO	2.0	1.0	912	$1,200	$1.32	4d	1	1.31mi

Listing history 33 events

1. 2026-06-21
   days on market $160,000 Active 105 DOM
2. 2026-06-18
   days on market $160,000 Active 102 DOM
3. 2026-06-17
   days on market $160,000 Active 101 DOM
4. 2026-06-16
   days on market $160,000 Active 100 DOM
5. 2026-06-15
   days on market $160,000 Active 99 DOM
6. 2026-06-13
   days on market $160,000 Active 97 DOM
7. 2026-06-09
   days on market $160,000 Active 93 DOM
8. 2026-06-08
   days on market $160,000 Active 92 DOM
9. 2026-06-07
   days on market $160,000 Active 91 DOM
10. 2026-06-05
    days on market $160,000 Active 88 DOM
11. 2026-06-03
    days on market $160,000 Active 87 DOM
12. 2026-06-02
    days on market $160,000 Active 86 DOM
13. 2026-06-01
    days on market $160,000 Active 85 DOM
14. 2026-05-31
    days on market $160,000 Active 84 DOM
15. 2026-03-02
    listed $170,000 Active 676-char remark

    Show marketing remark (676 chars)

    Charming bungalow under $200K—perfect starter home or investment opportunity - Charming, updated, and priced to move! This 1.5-story bungalow features 3 bedrooms, fresh interior paint, and a bright, welcoming feel from the moment you walk in. With approximately 1,300 square feet, the home offers a functional layout and comfortable living spaces, plus an unfinished basement ready for storage or future possibilities. Perfect for first-time buyers or investors, this home delivers affordability and value in a convenient Kansas City location close to shopping, dining, and easy highway access. Opportunities like this don’t last—schedule your showing today!

16. 2022-05-17
    soldstatus
17. 2021-10-01
    soldstatus
18. 2016-10-18
    soldstatus
19. 2016-10-14
    soldstatus Sold 341-char remark

    Show marketing remark (341 chars)

    Wonderful investment opportunity for someone seeking residual income!!! 1.5 story 3 Bedroom 1 bath bungalow that is very well kept. House is currently renting for $650.00 a month and the tenant would like to stay. This house is in a package of 6 or can be sold as a single as well. Check out MLS # 2011214, 2011369, 2011377, 2011866, 2011873

20. 2016-09-22
    historical Contingent - Accepting Backup Offers 341-char remark

    Show marketing remark (341 chars)

    Wonderful investment opportunity for someone seeking residual income!!! 1.5 story 3 Bedroom 1 bath bungalow that is very well kept. House is currently renting for $650.00 a month and the tenant would like to stay. This house is in a package of 6 or can be sold as a single as well. Check out MLS # 2011214, 2011369, 2011377, 2011866, 2011873

21. 2016-09-16
    listed $36,999 Active 341-char remark

    Show marketing remark (341 chars)

    Wonderful investment opportunity for someone seeking residual income!!! 1.5 story 3 Bedroom 1 bath bungalow that is very well kept. House is currently renting for $650.00 a month and the tenant would like to stay. This house is in a package of 6 or can be sold as a single as well. Check out MLS # 2011214, 2011369, 2011377, 2011866, 2011873

22. 2011-06-08
    historical
23. 2010-01-08
    listed $25,000
24. 2009-12-30
    historical
25. 2009-01-09
    historical
26. 2009-01-09
    listed $25,000
27. 2008-09-24
    historical
28. 2008-09-17
    listed $68,000
29. 2008-09-17
    listed $68,000
30. 2005-12-27
    soldstatus
31. 2000-03-28
    soldstatus
32. 2000-03-22
    soldstatus
33. 1999-12-21
    listed $31,900

ⓘ 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: $569 · $47/mo
• Projected year-2 tax: $1,552 · $129/mo
• Expected delta: +$983/yr (+$82/mo · 172.8%)

ⓘ 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: $16,734
• − Mortgage interest: −$8,962
• − Property taxes: −$569
• − Insurance: −$800
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$4,655
• Taxable loss: −$929
• Est. tax savings @ 24.0%: +$223
• After-tax cash flow: $2,005/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

19 events — show timeline

• 2026-03-02 Listed $170,000 Heartland MLS as Distributed by MLS Grid
• 2022-05-17 Sold (Public Records) — Public Records
• 2021-10-01 Sold (Public Records) — Public Records
• 2016-10-18 Sold (Public Records) — Public Records
• 2016-10-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-09-22 Contingent — Heartland MLS as Distributed by MLS Grid
• 2016-09-16 Listed $36,999 Heartland MLS as Distributed by MLS Grid
• 2011-06-08 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2010-01-08 Listed $25,000 Heartland MLS as Distributed by MLS Grid
• 2009-12-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2009-01-09 Listed $25,000 Heartland MLS as Distributed by MLS Grid
• 2009-01-09 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2008-09-24 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2008-09-17 Listed $68,000 Heartland MLS as Distributed by MLS Grid
• 2008-09-17 Listed $68,000 Heartland MLS as Distributed by MLS Grid
• 2005-12-27 Sold (Public Records) — Public Records
• 2000-03-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2000-03-22 Sold (Public Records) — Public Records
• 1999-12-21 Listed $31,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.6%/yr

Latest (2025): $569 · -38.4% YoY. Source: county tax records.