8911 E 29th St · Kansas City, MO 64129

$124,900

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 83 Days on market

Built 1956 0.35 ac lot $133/sqft · 14% below area Est $180k · 31% 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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 1,152 sq ft residence features a unique 1.5-story layout with a charming walk-up porch entry. The interior includes a 3 bedroom, 1.1 bathroom configuration with 936 sq ft on the main levels and 216 sq ft of finished basement space. The main floor provides a bright living area leading into an eat-in kitchen with functional cabinetry. A primary highlight of this property is the large 0.30 acre lot, which features a substantial storage building and shop out back, providing significant space for equipment, hobbies, or additional storage. The home is finished with low-maintenance metal siding and includes an attached side-entry garage. Positioned in the Melton Add subdivision within the Kansas City School District, this 1956-built home provides a solid foundation and a traditional silhouette. The property provides easy access to the I-70 corridor and local recreation at nearby Ashland Square Park, offering a blend of quiet residential living with streamlined commutes in the Kansas City area.

Key facts

• Easy access to i-70
• 1.5-story layout
• Walk-up porch entry

Tags

• 1.5-STORY LAYOUT
• WALK-UP PORCH ENTRY
• LARGE 0.30 ACRE LOT
• SUBSTANTIAL STORAGE BUILDING
• ATTACHED SIDE-ENTRY GARAGE
• EASY ACCESS TO I-70

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• 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.
• Market conditions: 52 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $864 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.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.01% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.91%
• DSCR: 1.31
• GRM: 8.3

CMA / ARV

• ARV (median comp): $179,750
• List price: $124,900
• Delta: -30.51%
• 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
2931 Farley Ave	0.18mi	2/1.0	960 (+3%)	13mo	$45,000	$47	76
2718 S Brookside Ave	0.31mi	3/1.0 (+1)	1,032 (+10%)	0mo	$155,000	$150	63
2435 S Glenwood Ave	0.59mi	2/2.0	900 (-4%)	2mo	$145,000	$161	61
3315 Blue Ridge Blvd	0.61mi	2/1.0	893 (-5%)	8mo	$135,000	$151	57
2714 Brookside Ave	0.33mi	3/1.0 (+1)	1,032 (+10%)	12mo	$155,000	$150	53
2515 S Arlington Ave	0.72mi	3/1.0 (+1)	973 (+4%)	3mo	$182,500	$188	52
3039 Donnelly Ave	0.61mi	3/1.0 (+1)	1,008 (+8%)	3mo	$144,900	$144	51
9733 E 27 St	0.64mi	3/1.5 (+1)	984 (+5%)	7mo	$175,000	$178	49
2631 Booth Ave	0.56mi	2/2.0	1,044 (+12%)	10mo	$148,000	$142	43
2504 S Crescent Ave	0.71mi	3/1.0 (+1)	864 (-8%)	9mo	$160,000	$185	42
2520 S Evanston Ave	0.74mi	3/2.0 (+1)	911 (-3%)	14mo	$248,000	$272	40
3022 Wallace Ave	0.58mi	3/2.0 (+1)	1,068 (+14%)	3mo	$169,000	$158	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.79×
• Total profit: $-7,434
• Equity at exit: $18,623

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $9,950
• Equity at exit: $10,799

Cash invested: $34,972 (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 64129

• Home prices YoY: -9.8%
• Active inventory: 52
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,259 high
• Mortgage (P&I): −$655
• Tax from tax record: −$86 /mo · $1,033/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $201

Break-even live

Break-even rent $1,004

Max offer price $124,900

Occupancy floor 79%

Sensitivity live

Price	-10% $272	-5% $237	+0% $201	+5% $166	+10% $131
Rent	-10% $102	-5% $152	+0% $201	+5% $251	+10% $301
Rate	-1.0pp $264	-0.5pp $233	base $201	+0.5pp $169	+1.0pp $136

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2702 S Glenwood Ave Independence, MO	3.0	1.0	1056	$1,555	$1.47	24d	1	0.37mi
2503 S Crescent Ave Independence, MO	2.0	2.0	864	$1,295	$1.50	17d	1	0.71mi
3333 S Oxford Ave Independence, MO	2.0	1.0	700	$850	$1.21	44d	1	0.73mi
2222 S Overton Ave Independence, MO	2.0	1.0	800	$1,025	$1.28	22d	1	0.97mi
9715 E 35th Ter S Unit A-5 Independence, MO	2.0	1.0	750	$1,095	$1.46	15d	1	1.08mi
9715 E 35th Ter S Apt A8 Independence, MO	2.0	1.0	750	$999	$1.33	5d	1	1.08mi
9715 E 35th Ter S Unit B-3 Independence, MO	1.0	1.0	750	$950	$1.27	22d	1	1.08mi
3213 S Ash Ave Independence, MO	2.0	1.0	879	$1,195	$1.36	8d	1	1.08mi
9715 E 35th Ter S Unit B-9 Independence, MO	2.0	1.0	750	$999	$1.33	22d	1	1.09mi
9715 E 35th Ter S Unit B-10 Independence, MO	2.0	1.0	750	$1,095	$1.46	44d	1	1.09mi
10604 E 26th St S Independence, MO	3.0	1.0	1068	$1,610	$1.51	8d	1	1.22mi
10323 E 20th St S Independence, MO	3.0	1.0	936	$1,400	$1.50	44d	1	1.35mi
1601 Blue Ridge Blvd Independence, MO	1.0	1.0	515	$909	$1.77	13d	3	1.43mi

Listing history 24 events

1. 2026-06-18
   days on market $124,900 Active 83 DOM
2. 2026-06-17
   days on market $124,900 Active 82 DOM
3. 2026-06-16
   days on market $124,900 Active 81 DOM
4. 2026-06-15
   pricedays on market $124,900 Active 80 DOM
5. 2026-06-13
   days on market $129,900 Active 78 DOM
6. 2026-06-09
   days on market $129,900 Active 74 DOM
7. 2026-06-08
   days on market $129,900 Active 73 DOM
8. 2026-06-07
   days on market $129,900 Active 72 DOM
9. 2026-06-05
   days on market $129,900 Active 69 DOM
10. 2026-06-03
    days on market $129,900 Active 68 DOM
11. 2026-06-02
    days on market $129,900 Active 67 DOM
12. 2026-06-02
    price $129,900 Active 66 DOM
13. 2026-06-01
    days on market $134,900 Active 66 DOM
14. 2026-05-31
    days on market $134,900 Active 65 DOM
15. 2026-05-14
    status Active 1006-char remark

    Show marketing remark (1006 chars)

    This 1,152 sq ft residence features a unique 1.5-story layout with a charming walk-up porch entry. The interior includes a 3 bedroom, 1.1 bathroom configuration with 936 sq ft on the main levels and 216 sq ft of finished basement space. The main floor provides a bright living area leading into an eat-in kitchen with functional cabinetry. A primary highlight of this property is the large 0.30 acre lot, which features a substantial storage building and shop out back, providing significant space for equipment, hobbies, or additional storage. The home is finished with low-maintenance metal siding and includes an attached side-entry garage. Positioned in the Melton Add subdivision within the Kansas City School District, this 1956-built home provides a solid foundation and a traditional silhouette. The property provides easy access to the I-70 corridor and local recreation at nearby Ashland Square Park, offering a blend of quiet residential living with streamlined commutes in the Kansas City area.

16. 2026-04-30
    status Pending 1006-char remark

    Show marketing remark (1006 chars)

    This 1,152 sq ft residence features a unique 1.5-story layout with a charming walk-up porch entry. The interior includes a 3 bedroom, 1.1 bathroom configuration with 936 sq ft on the main levels and 216 sq ft of finished basement space. The main floor provides a bright living area leading into an eat-in kitchen with functional cabinetry. A primary highlight of this property is the large 0.30 acre lot, which features a substantial storage building and shop out back, providing significant space for equipment, hobbies, or additional storage. The home is finished with low-maintenance metal siding and includes an attached side-entry garage. Positioned in the Melton Add subdivision within the Kansas City School District, this 1956-built home provides a solid foundation and a traditional silhouette. The property provides easy access to the I-70 corridor and local recreation at nearby Ashland Square Park, offering a blend of quiet residential living with streamlined commutes in the Kansas City area.

17. 2026-04-24
    price $134,900 1006-char remark

    Show marketing remark (1006 chars)

    This 1,152 sq ft residence features a unique 1.5-story layout with a charming walk-up porch entry. The interior includes a 3 bedroom, 1.1 bathroom configuration with 936 sq ft on the main levels and 216 sq ft of finished basement space. The main floor provides a bright living area leading into an eat-in kitchen with functional cabinetry. A primary highlight of this property is the large 0.30 acre lot, which features a substantial storage building and shop out back, providing significant space for equipment, hobbies, or additional storage. The home is finished with low-maintenance metal siding and includes an attached side-entry garage. Positioned in the Melton Add subdivision within the Kansas City School District, this 1956-built home provides a solid foundation and a traditional silhouette. The property provides easy access to the I-70 corridor and local recreation at nearby Ashland Square Park, offering a blend of quiet residential living with streamlined commutes in the Kansas City area.

18. 2026-03-13
    listed $139,900 Active 1006-char remark

    Show marketing remark (1006 chars)

    This 1,152 sq ft residence features a unique 1.5-story layout with a charming walk-up porch entry. The interior includes a 3 bedroom, 1.1 bathroom configuration with 936 sq ft on the main levels and 216 sq ft of finished basement space. The main floor provides a bright living area leading into an eat-in kitchen with functional cabinetry. A primary highlight of this property is the large 0.30 acre lot, which features a substantial storage building and shop out back, providing significant space for equipment, hobbies, or additional storage. The home is finished with low-maintenance metal siding and includes an attached side-entry garage. Positioned in the Melton Add subdivision within the Kansas City School District, this 1956-built home provides a solid foundation and a traditional silhouette. The property provides easy access to the I-70 corridor and local recreation at nearby Ashland Square Park, offering a blend of quiet residential living with streamlined commutes in the Kansas City area.

19. 2019-12-27
    soldstatus Sold 384-char remark

    Show marketing remark (384 chars)

    Come see this 3 bed 1.1 bath fixer upper! There are two rooms up stairs that could possibly be turned into bedrooms as well, so bring your ideas. This property of for sale as is. Inspections will be for buyer's knowledge only and seller will not complete any repairs. Measurements are approximate and buyers agent should verify all information. Must sign Hold Harmless before showing

20. 2019-11-27
    status Pending 384-char remark

    Show marketing remark (384 chars)

    Come see this 3 bed 1.1 bath fixer upper! There are two rooms up stairs that could possibly be turned into bedrooms as well, so bring your ideas. This property of for sale as is. Inspections will be for buyer's knowledge only and seller will not complete any repairs. Measurements are approximate and buyers agent should verify all information. Must sign Hold Harmless before showing

21. 2019-11-07
    status Active 384-char remark

    Show marketing remark (384 chars)

    Come see this 3 bed 1.1 bath fixer upper! There are two rooms up stairs that could possibly be turned into bedrooms as well, so bring your ideas. This property of for sale as is. Inspections will be for buyer's knowledge only and seller will not complete any repairs. Measurements are approximate and buyers agent should verify all information. Must sign Hold Harmless before showing

22. 2019-10-31
    status Pending 384-char remark

    Show marketing remark (384 chars)

    Come see this 3 bed 1.1 bath fixer upper! There are two rooms up stairs that could possibly be turned into bedrooms as well, so bring your ideas. This property of for sale as is. Inspections will be for buyer's knowledge only and seller will not complete any repairs. Measurements are approximate and buyers agent should verify all information. Must sign Hold Harmless before showing

23. 2019-10-18
    listed $39,900 Active 384-char remark

    Show marketing remark (384 chars)

    Come see this 3 bed 1.1 bath fixer upper! There are two rooms up stairs that could possibly be turned into bedrooms as well, so bring your ideas. This property of for sale as is. Inspections will be for buyer's knowledge only and seller will not complete any repairs. Measurements are approximate and buyers agent should verify all information. Must sign Hold Harmless before showing

24. 1956-04-01
    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: $1,033 · $86/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$179/yr (+$15/mo · 17.3%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,107
• − Mortgage interest: −$6,996
• − Property taxes: −$1,033
• − Insurance: −$624
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$3,633
• Taxable income: $403
• Est. tax owed @ 24.0%: −$97
• After-tax cash flow: $2,321/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): 9,267
• Household income: $51,310
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 349.0

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 0.65)
• Race & ethnicity: Black 45% White 37% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 4% Italian 2% Armenian 1%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 8% Arabic 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: ▼ -32.25%
• Current HPI: 297.5233
• Rent YoY: —
• 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

+238.1% since first listed

10 events — show timeline

• 2026-05-14 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-30 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $134,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-13 Listed $139,900 Heartland MLS as Distributed by MLS Grid
• 2019-12-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-11-27 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-11-07 Relisted — Heartland MLS as Distributed by MLS Grid
• 2019-10-31 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-10-18 Listed $39,900 Heartland MLS as Distributed by MLS Grid
• 1956-04-01 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,033 · +5.6% YoY. Source: county tax records.