8000 Wayne Ave · Kansas City, MO 64131

$99,950

1 bd · 1.0 ba · 792 sqft · SingleFamily public records · 6 Days on market

Built 1925 7,405 sqft lot Est $76k · 31% 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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +6.0/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Can't miss this charming Bungalow! This property would be perfect for the first time home buyer or make and awesome investment property! TENANT OCCUPIED ON LEASE UNTIL END OF YEAR.

Key facts

• 7,405 sq ft lot
• Garage
• Built 1925

Tags

• FUNCTIONAL FLOOR PLAN
• FULLY FUNCTIONING KITCHEN
• CONVENIENT HIGHWAY ACCESS

Property features AI

Finance

• Other: Lot size about 7,405 square feet; Above-grade living area listed as 792
• HOA & community: No association fees

Exterior

• Parking: Detached garage (1 car)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; One-story ranch; Corner lot location
• Construction: Asbestos exterior construction material; Composition roof; Approximately 101+ years old
• Exterior features: Deck; Porch; Other type of fencing; Not in a flood plain

Interior

• Kitchen: Dishwasher; Refrigerator; Free‑standing electric oven
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Ranch floor plan; Cellar basement; Smoke detector(s)
• Laundry & utility: Laundry located in the bathroom

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.4% 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: 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 (+4.0%/yr); 131 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $692 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 + 4.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 27y 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 $99,950

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: 1.10% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.09%
• DSCR: 1.49
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $76,032
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8110 Paseo Blvd	0.20mi	2/1.0 (+1)	792 (0%)	3mo	$75,000	$95	83
1206 E 81 St	0.27mi	2/1.0 (+1)	816 (+3%)	4mo	$95,000	$116	74
1329 E 82nd St	0.27mi	2/1.0 (+1)	822 (+4%)	4mo	$135,000	$164	72
2121 E 77th Ter	0.41mi	2/1.0 (+1)	832 (+5%)	2mo	$78,000	$94	66
8028 Flora Ave	0.11mi	2/1.0 (+1)	906 (+14%)	1mo	$130,000	$143	65
8119 Wayne Ave	0.21mi	2/1.0 (+1)	882 (+11%)	4mo	$85,000	$96	63
7924 Park Ave	0.43mi	2/1.0 (+1)	744 (-6%)	5mo	$65,000	$87	61
8029 Park Ave	0.47mi	2/1.0 (+1)	744 (-6%)	4mo	$104,500	$140	60
8321 Olive St	0.71mi	2/1.0 (+1)	803 (+1%)	0mo	$70,000	$87	60
1827 E 81st St	0.29mi	2/1.0 (+1)	696 (-12%)	8mo	$49,900	$72	55
2131 E 81st St	0.43mi	2/1.0 (+1)	704 (-11%)	2mo	$65,000	$92	55
7514 Harrison St	0.72mi	2/1.0 (+1)	867 (+10%)	7mo	$250,000	$288	40

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,331
• Equity at exit: $14,903

10-year hold

• IRR: 11.7%
• Equity multiple: 1.96×
• Total profit: $26,773
• Equity at exit: $8,642

Cash invested: $27,986 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,099 high
• Mortgage (P&I): −$524
• Tax from tax record: −$44 /mo · $525/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $259

Break-even live

Break-even rent $772

Max offer price $99,950

Occupancy floor 71%

Sensitivity live

Price	-10% $315	-5% $287	+0% $259	+5% $230	+10% $202
Rent	-10% $172	-5% $215	+0% $259	+5% $302	+10% $346
Rate	-1.0pp $309	-0.5pp $284	base $259	+0.5pp $233	+1.0pp $206

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: $24,988
• Closing costs: $2,998
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8226 Flora Ave Kansas City, MO	2.0	1.0	862	$1,200	$1.39	3d	1	0.34mi
8222 Troost Ave Unit 8222-1 Kansas City, MO	2.0	1.0	825	$1,400	$1.70	15d	1	0.48mi
8150 Troost Ave Unit 53 Kansas City, MO	2.0	1.0	900	$1,200	$1.33	44d	1	0.49mi
8144 Troost Ave Apt 30 Kansas City, MO	—	1.0	650	$900	$1.38	44d	1	0.49mi
8136 Troost Ave Apt 1A Kansas City, MO	—	1.0	550	$850	$1.55	44d	1	0.50mi
8101 Campbell St Kansas City, MO	2.0	1.0	820	$803	$0.98	2d	1	0.51mi
8208 Troost Ave Unit 8218-3 Kansas City, MO	2.0	1.0	750	$1,345	$1.79	44d	1	0.52mi
8208 Troost Ave Kansas City, MO	1.0–2.0	1.0	761	$1,200	$1.58	8d	2	0.52mi
7560 Prospect Ave Unit G Kansas City, MO	1.0	1.0	900	$925	$1.03	4d	1	0.68mi
7427 Arleta Blvd Kansas City, MO	2.0	1.0	805	$1,150	$1.43	44d	1	0.69mi
7560 Prospect Ave Unit F Kansas City, MO	1.0	1.0	900	$925	$1.03	44d	1	0.70mi
7605 Locust St Kansas City, MO	2.0	1.0	744	$1,325	$1.78	8d	1	0.91mi
8104 McGee St Kansas City, MO	2.0	1.0	1100	$1,350	$1.23	24d	1	0.99mi
7412 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	780	$1,200	$1.54	3d	1	1.12mi
7317 Agnes Ave Kansas City, MO	2.0	1.0	767	$895	$1.17	24d	1	1.15mi
8701 Chestnut Cir Kansas City, MO	1.0–2.0	1.0–2.0	925	$899	$0.97	2d	15	1.22mi
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	13d	1	1.28mi
7524 Baltimore Ave Kansas City, MO	2.0	1.0	1000	$1,300	$1.30	17d	1	1.32mi
6921 Prospect Ave Unit C Kansas City, MO	1.0	1.0	538	$850	$1.58	4d	1	1.40mi
7036 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	810	$1,200	$1.48	3d	1	1.42mi
2120 E 68th Ter Kansas City, MO	2.0	1.0	930	$1,200	$1.29	24d	1	1.44mi
316 E Gregory Blvd Unit 3W Kansas City, MO	1.0	1.0	700	$1,149	$1.64	17d	1	1.44mi
202 E Gregory Blvd Kansas City, MO	1.0	1.0	600	$1,149	$1.92	2d	2	1.48mi

Listing history 6 events

1. 2026-06-18
   days on market $99,950 Active 6 DOM
2. 2026-06-17
   days on market $99,950 Active 5 DOM
3. 2026-06-16
   days on market $99,950 Active 4 DOM
4. 2026-06-15
   days on market $99,950 Active 3 DOM
5. 2026-06-13
   remarks 567-char remark
6. 2026-06-13
   listed $99,950 Active 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: $525 · $44/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$445/yr (+$37/mo · 84.8%)

ⓘ 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 ≥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: $13,188
• − Mortgage interest: −$5,599
• − Property taxes: −$525
• − Insurance: −$500
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$2,908
• Taxable income: $1,547
• Est. tax owed @ 24.0%: −$371
• After-tax cash flow: $2,733/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: 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

+443.2% since first listed

13 events — show timeline

• 2026-06-12 Listed $99,950 Heartland MLS as Distributed by MLS Grid
• 2026-06-12 Coming Soon $99,950 Heartland MLS as Distributed by MLS Grid
• 2019-11-13 Sold (Public Records) — Public Records
• 2019-11-12 Sold (Public Records) — Public Records
• 2019-05-27 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-04-10 Price Changed $77,000 Heartland MLS as Distributed by MLS Grid
• 2018-12-11 Listed $79,000 Heartland MLS as Distributed by MLS Grid
• 2016-08-08 Pending — Heartland MLS as Distributed by MLS Grid
• 2016-08-08 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-08-02 Listed $57,000 Heartland MLS as Distributed by MLS Grid
• 2000-01-03 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1999-06-16 Listed $18,400 Heartland MLS as Distributed by MLS Grid
• 1993-09-17 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $525 · -16.2% YoY. Source: county tax records.