7804 Booth Ave · Kansas City, MO 64138

$164,900

3 bd · 2.0 ba · 1,704 sqft · SingleFamily public records · 91 Days on market

Built 1956 0.40 ac lot $97/sqft · 21% below area Est $210k · 21% under

---

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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.2/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Outstanding opportunity for investors and renovators to bring their vision to this classic 3-bedroom, 2-bathroom home with great bones! The straightforward layout offers a solid foundation for your custom updates, perfectly complemented by a partially finished basement. Outside, an ample backyard provides a wonderful blank canvas for future landscaping or an outdoor entertaining space. Don't miss the chance to build equity and maximize the potential of this true investor special!

Key facts

• Ample backyard
• 0.4 acre lot
• Garage

Tags

• PARTIALLY FINISHED BASEMENT
• AMPLE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: crime F.
• Raytown C-2 (suburban): math 12% / reading 28% proficiency, ranked #302 of 324 in MO (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Westridge Elem. (math 2% / reading 17%, grade F, #1,037 of 1,115 statewide, top 94%, 321 students, 74% FRL); South Middle (math 6% / reading 25%, grade F, #359 of 391 statewide, top 92%, 522 students, 73% FRL); Raytown South Sr. High (math 8% / reading 32%, grade F, #475 of 521 statewide, top 92%, 1,185 students, 68% FRL) — zoned schools average 72% FRL vs 54% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 140 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 91 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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: 1.02% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $209,716
• List price: $164,900
• Delta: -21.37%
• 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
7835 Donnelly Ave	0.13mi	3/2.0	1,728 (+1%)	1mo	$199,999	$116	91
8604 E 79th St	0.06mi	3/2.0	1,703 (-0%)	10mo	$209,000	$123	89
7800 Booth Ave	0.03mi	4/2.0 (+1)	1,912 (+12%)	2mo	$225,000	$118	72
8007 Blue Ridge Blvd	0.26mi	4/2.5 (+1)	1,592 (-7%)	1mo	$274,000	$172	69
8609 E 77th St	0.20mi	3/2.0	1,539 (-10%)	13mo	$185,000	$120	64
7626 Sycamore Ave	0.46mi	4/2.5 (+1)	1,763 (+4%)	4mo	$250,000	$142	62
8305 Booth Ave	0.60mi	3/2.5	1,680 (-1%)	12mo	$289,999	$173	58
9001 E 75th St	0.69mi	3/2.5	1,764 (+4%)	4mo	$135,000	$77	57
9203 E 79th St	0.73mi	3/3.0	1,764 (+4%)	3mo	$249,950	$142	53
8819 E 80th Ter	0.46mi	4/3.0 (+1)	1,863 (+9%)	4mo	$240,000	$129	51
9011 E 75th St	0.74mi	3/2.0	1,632 (-4%)	9mo	$189,900	$116	51
8721 E 74 St	0.63mi	3/2.5	1,462 (-14%)	8mo	$257,000	$176	38

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 · 3.07% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-13,447
• Equity at exit: $24,587

10-year hold

• IRR: 1.8%
• Equity multiple: 1.12×
• Total profit: $5,767
• Equity at exit: $14,258

Cash invested: $46,172 (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 64138

• Rents YoY: 3.1%
• Active inventory: 140
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$865
• Tax from tax record: −$194 /mo · $2,325/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $206

Break-even live

Break-even rent $1,427

Max offer price $164,900

Occupancy floor 83%

Sensitivity live

Price	-10% $300	-5% $253	+0% $206	+5% $160	+10% $113
Rent	-10% $73	-5% $140	+0% $206	+5% $273	+10% $340
Rate	-1.0pp $289	-0.5pp $248	base $206	+0.5pp $164	+1.0pp $120

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8713 E 77th Ter Kansas City, MO	3.0	2.0	1124	$1,800	$1.60	45d	1	0.20mi
7720 Elm Ave Kansas City, MO	3.0	1.5	1400	$1,700	$1.21	45d	1	0.79mi
7905 Elm Ave Raytown, MO	3.0	1.5	1104	$1,700	$1.54	4d	1	0.83mi
8800 E 71st Ter Raytown, MO	3.0	2.0	1497	$1,650	$1.10	25d	1	0.91mi
7712 Arlington Ave Raytown, MO	3.0	2.0	1358	$1,741	$1.28	14d	1	0.97mi
9400 E 82nd St Raytown, MO	3.0	2.0	1396	$1,606	$1.15	5d	1	1.00mi
7607 Arlington Ave Raytown, MO	3.0	1.5	1225	$1,461	$1.19	18d	1	1.02mi
9000 E 85th Pl Raytown, MO	3.0	2.0	1580	$1,375	$0.87	45d	1	1.07mi
8500 Elm Ave Raytown, MO	3.0	2.0	1250	$1,550	$1.24	45d	1	1.16mi
7600 E 70th Ter Kansas City, MO	3.0	2.0	1604	$1,601	$1.00	6d	1	1.19mi
8607 Corrington Ave Kansas City, MO	4.0	2.5	1754	$1,720	$0.98	45d	1	1.32mi
9005 E 68th Ter Raytown, MO	4.0	2.0	1566	$1,936	$1.24	5d	1	1.34mi
8812 Manchester Ave Kansas City, MO	3.0	1.0	1066	$1,586	$1.49	14d	1	1.38mi
10213 E 78 St Raytown, MO	3.0	2.0	1160	$1,410	$1.22	23d	1	1.44mi
7902 E 89th Ter Kansas City, MO	3.0	1.5	1068	$1,516	$1.42	19d	1	1.45mi

Listing history 27 events

1. 2026-06-13
   statusdays on market $164,900 Pending 91 DOM
2. 2026-06-09
   days on market $164,900 Active 90 DOM
3. 2026-06-08
   days on market $164,900 Active 89 DOM
4. 2026-06-07
   days on market $164,900 Active 88 DOM
5. 2026-06-03
   days on market $164,900 Active 84 DOM
6. 2026-06-02
   days on market $164,900 Active 83 DOM
7. 2026-06-01
   days on market $164,900 Active 82 DOM
8. 2026-05-31
   days on market $164,900 Active 81 DOM
9. 2026-03-11
   listed $170,000 Active 484-char remark

   Show marketing remark (484 chars)

   Outstanding opportunity for investors and renovators to bring their vision to this classic 3-bedroom, 2-bathroom home with great bones! The straightforward layout offers a solid foundation for your custom updates, perfectly complemented by a partially finished basement. Outside, an ample backyard provides a wonderful blank canvas for future landscaping or an outdoor entertaining space. Don't miss the chance to build equity and maximize the potential of this true investor special!

10. 2025-09-22
    historical $1,880
11. 2025-09-20
    listed $1,880
12. 2023-08-29
    historical $1,365
13. 2023-08-26
    historical $1,365
14. 2023-08-19
    price $1,365
15. 2023-08-18
    price $1,365
16. 2023-08-12
    price $1,665
17. 2023-08-11
    price $1,665
18. 2023-08-09
    price $1,675
19. 2023-08-08
    price $1,675
20. 2023-07-31
    listed $1,615
21. 2023-07-31
    listed $1,615
22. 2010-03-05
    soldstatus 499-char remark

    Show marketing remark (499 chars)

    Ranch with walkout basement on large lot in Raytown School District. Bank owned property selling in AS IS condition. No Seller's Disclosure available. Inspections welcome, seller will make no repairs. Earnest money $1000 MINIMUM CERTIFIED FUNDS ONLY PLEASE. Preapproval or proof of funds to accompany all offers. Seller Financing through Loan Acceptance Corp. Contact listing agent for details. Only complete contracts can be submitted to seller. Contact listing agent with any questions. Thank you!

23. 2009-10-20
    listed $59,900 499-char remark

    Show marketing remark (499 chars)

    Ranch with walkout basement on large lot in Raytown School District. Bank owned property selling in AS IS condition. No Seller's Disclosure available. Inspections welcome, seller will make no repairs. Earnest money $1000 MINIMUM CERTIFIED FUNDS ONLY PLEASE. Preapproval or proof of funds to accompany all offers. Seller Financing through Loan Acceptance Corp. Contact listing agent for details. Only complete contracts can be submitted to seller. Contact listing agent with any questions. Thank you!

24. 2005-05-03
    soldstatus
25. 2005-04-29
    soldstatus
26. 2005-02-18
    listed $99,950
27. 1995-03-27
    soldstatus

ⓘ 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: $2,325 · $194/mo
• Projected year-2 tax: $2,325 · $194/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,255
• − Mortgage interest: −$9,237
• − Property taxes: −$2,325
• − Insurance: −$824
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$4,797
• Taxable loss: −$169
• Est. tax savings @ 24.0%: +$41
• After-tax cash flow: $2,516/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: Raytown C-2
• NCES district ID: 2926070
• Math proficiency: 12% ▼ -11.00%
• Reading proficiency: 28% ▼ -9.00%
• Median HH income: $47,215
• Composite: 17.59/100
• National rank: #9039
• State rank: #302 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): 23,805
• Household income: $58,638
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 810.0

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: Black 46% White 42% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Slovak 2% Ukrainian 1% Italian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 91% English-only · Spanish 4% Arabic 3% Other Indo-European 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: ▼ -186.34%
• Current HPI: 274.681
• Rent YoY: ▲ 3.07%
• 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

+70.1% since first listed

19 events — show timeline

• 2026-03-11 Listed $170,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-22 Rental Removed $1,880 RENTLY
• 2025-09-20 Listed for Rent $1,880 RENTLY
• 2023-08-29 Rental Removed $1,365 RENTLY
• 2023-08-26 Rental Removed $1,365 RENT.
• 2023-08-19 Price Changed $1,365 RENTLY
• 2023-08-18 Price Changed $1,365 RENT.
• 2023-08-12 Price Changed $1,665 RENTLY
• 2023-08-11 Price Changed $1,665 RENT.
• 2023-08-09 Price Changed $1,675 RENTLY
• 2023-08-08 Price Changed $1,675 RENT.
• 2023-07-31 Listed for Rent $1,615 RENT.
• 2023-07-31 Listed for Rent $1,615 RENTLY
• 2010-03-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-10-20 Listed $59,900 Heartland MLS as Distributed by MLS Grid
• 2005-05-03 Sold (Public Records) — Public Records
• 2005-04-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-02-18 Listed $99,950 Heartland MLS as Distributed by MLS Grid
• 1995-03-27 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,325 · -9.2% YoY. Source: county tax records.