7325 Walrond Ave · Kansas City, MO 64132

$94,000

2 bd · 1.0 ba · 616 sqft · SingleFamily public records · 172 Days on market

Built 1926 5,649 sqft lot $153/sqft · 6% above area Est $100k · 6% under

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Why this score? — see what drove the B+ 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 +28.2/30.0
• ARV discount +10.3/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +6.7/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

DRASTIC PRICE REDUCTION!!!!! Motivated seller!! Bring your buyers foks. Come see this cozy AS-IS home, close to schools and shopping . Plus has all new vinyl plank flooring throughout. Home would be a great starter home.

Key facts

• Spacious yard
• Vinyl flooring
• Fresh paint

Tags

• VINYL FLOORING
• FRESH PAINT
• SPACIOUS YARD
• FULL STONE BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: Rents rising (+3.0%/yr); 94 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($650 loan paydown + $9k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $26k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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: 1.17% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.56%
• DSCR: 1.60
• GRM: 7.1

CMA / ARV

• ARV (median comp): $100,313
• List price: $94,000
• Delta: -6.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3309 E 73rd St	0.10mi	2/1.0	672 (+9%)	1mo	$79,000	$118	80
7403 Montgall Ave	0.32mi	2/1.0	614 (-0%)	7mo	$85,000	$138	79
7430 Chestnut Ave	0.31mi	2/1.0	596 (-3%)	12mo	$69,500	$117	70
2247 E 69th Ter	0.73mi	3/1.5 (+1)	608 (-1%)	12mo	$79,900	$131	47
6920 Agnes St	0.54mi	3/1.0 (+1)	691 (+12%)	13mo	$90,000	$130	39
3014 E 69 St	0.59mi	2/1.0	696 (+13%)	14mo	$80,000	$115	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.98% rent growth · sell at horizon

5-year hold

• IRR: 34.2%
• Equity multiple: 3.66×
• Total profit: $70,076
• Equity at exit: $84,683

10-year hold

• IRR: 29.5%
• Equity multiple: 8.27×
• Total profit: $191,362
• Equity at exit: $182,621

Cash invested: $26,320 (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 64132

• Home prices YoY: 23.6%
• Rents YoY: 3.0%
• Active inventory: 94
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,097 medium
• Mortgage (P&I): −$493
• Tax from tax record: −$37 /mo · $443/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $297

Break-even live

Break-even rent $720

Max offer price $94,000

Occupancy floor 68%

Sensitivity live

Price	-10% $351	-5% $324	+0% $297	+5% $271	+10% $244
Rent	-10% $211	-5% $254	+0% $297	+5% $341	+10% $384
Rate	-1.0pp $345	-0.5pp $321	base $297	+0.5pp $273	+1.0pp $248

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	13d	1	0.59mi
6921 Prospect Ave Unit C Kansas City, MO	1.0	1.0	538	$850	$1.58	5d	1	0.64mi
3601 E Meyer Blvd Kansas City, MO	1.0	1.0	560	$900	$1.61	44d	1	0.95mi

Listing history 30 events

1. 2026-06-21
   days on market $94,000 Active 172 DOM
2. 2026-06-18
   days on market $94,000 Active 169 DOM
3. 2026-06-17
   days on market $94,000 Active 168 DOM
4. 2026-06-16
   days on market $94,000 Active 167 DOM
5. 2026-06-15
   days on market $94,000 Active 166 DOM
6. 2026-06-13
   days on market $94,000 Active 164 DOM
7. 2026-06-10
   pricestatus $94,000 Active 160 DOM
8. 2026-05-03
   historical
9. 2026-04-03
   price $99,900
10. 2026-02-24
    status Active
11. 2026-02-24
    price $104,900
12. 2026-02-03
    historical
13. 2026-01-20
    price $110,000
14. 2025-12-18
    price $115,000
15. 2025-11-03
    listed $120,000 Active
16. 2025-05-22
    historical $1,000
17. 2025-04-16
    price $1,000
18. 2025-03-28
    price $1,050
19. 2024-11-26
    listed $1,150
20. 2024-01-21
    historical $1,025
21. 2024-01-10
    listed $1,025
22. 2020-05-28
    soldstatus
23. 2019-06-10
    historical 220-char remark

    Show marketing remark (220 chars)

    DRASTIC PRICE REDUCTION!!!!! Motivated seller!! Bring your buyers foks. Come see this cozy AS-IS home, close to schools and shopping . Plus has all new vinyl plank flooring throughout. Home would be a great starter home.

24. 2019-05-03
    price $59,900 220-char remark

    Show marketing remark (220 chars)

    DRASTIC PRICE REDUCTION!!!!! Motivated seller!! Bring your buyers foks. Come see this cozy AS-IS home, close to schools and shopping . Plus has all new vinyl plank flooring throughout. Home would be a great starter home.

25. 2019-05-02
    status Active 220-char remark

    Show marketing remark (220 chars)

    DRASTIC PRICE REDUCTION!!!!! Motivated seller!! Bring your buyers foks. Come see this cozy AS-IS home, close to schools and shopping . Plus has all new vinyl plank flooring throughout. Home would be a great starter home.

26. 2019-02-23
    historical 220-char remark

    Show marketing remark (220 chars)

    DRASTIC PRICE REDUCTION!!!!! Motivated seller!! Bring your buyers foks. Come see this cozy AS-IS home, close to schools and shopping . Plus has all new vinyl plank flooring throughout. Home would be a great starter home.

27. 2019-01-12
    listed $79,500 Active 220-char remark

    Show marketing remark (220 chars)

    DRASTIC PRICE REDUCTION!!!!! Motivated seller!! Bring your buyers foks. Come see this cozy AS-IS home, close to schools and shopping . Plus has all new vinyl plank flooring throughout. Home would be a great starter home.

28. 2017-07-01
    historical
29. 2016-11-14
    listed $34,000 Active
30. 1989-08-21
    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: $443 · $37/mo
• Projected year-2 tax: $912 · $76/mo
• Expected delta: +$469/yr (+$39/mo · 106.0%)

ⓘ 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 · 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: $13,159
• − Mortgage interest: −$5,265
• − Property taxes: −$443
• − Insurance: −$470
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$2,735
• Taxable income: $2,141
• Est. tax owed @ 24.0%: −$514
• After-tax cash flow: $3,054/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): 12,084
• Household income: $45,622
• Rent vs Own: 51.2% rent · 48.8% own
• Severe rent burden: 679.0

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: Predominantly Black (66%)
• Race & ethnicity: Black 66% White 16% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 2% Scotch-Irish 1% Romanian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 7%

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: ▲ 79.13%
• Current HPI: 414.4305
• Rent YoY: ▲ 2.98%
• 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

+193.8% since first listed

23 events — show timeline

• 2026-05-03 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-03 Price Changed $99,900 Heartland MLS as Distributed by MLS Grid
• 2026-02-24 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-02-24 Price Changed $104,900 Heartland MLS as Distributed by MLS Grid
• 2026-02-03 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-01-20 Price Changed $110,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-18 Price Changed $115,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-03 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2025-05-22 Rental Removed $1,000 RENTLY
• 2025-04-16 Price Changed $1,000 RENTLY
• 2025-03-28 Price Changed $1,050 RENTLY
• 2024-11-26 Listed for Rent $1,150 RENTLY
• 2024-01-21 Rental Removed $1,025 RENTLY
• 2024-01-10 Listed for Rent $1,025 RENTLY
• 2020-05-28 Sold (Public Records) — Public Records
• 2019-06-10 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-05-03 Price Changed $59,900 Heartland MLS as Distributed by MLS Grid
• 2019-05-02 Relisted — Heartland MLS as Distributed by MLS Grid
• 2019-02-23 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-01-12 Listed $79,500 Heartland MLS as Distributed by MLS Grid
• 2017-07-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2016-11-14 Listed $34,000 Heartland MLS as Distributed by MLS Grid
• 1989-08-21 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $443 · -65.9% YoY. Source: county tax records.