2005 E 81st St · Kansas City, MO 64132

$157,000

3 bd · 2.0 ba · 1,596 sqft · SingleFamily public records · 3 Days on market

Built 1923 4,237 sqft lot $98/sqft · 9% above area Est $148k · 6% 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 +20.7/30.0
• Appreciation +10.0/10.0
• DSCR +6.6/10.0
• ARV discount +4.9/15.0
• 1% rule +4.4/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

"AS IS WHERE IS" THIS WILL MAKE A GREAT INVESTMENT . NICE HARDWOOD FLOORS.

Key facts

• Natural woodwork
• Spacious yard
• Generous storage

Tags

• HARDWOOD FLOORS
• NATURAL WOODWORK
• GRANITE COUNTERTOPS
• GENEROUS STORAGE
• SPACIOUS YARD
• FRONT PORCH

Property features AI

Finance

• Other: Not in a flood plain; Lot dimensions approximately 107 x 110 (4,237 sq ft); Above-grade finished area reported by appraiser

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 1.5-story floor plan; Home faces north
• Construction: Wood siding exterior; Composition roof
• Exterior features: Porch; Partial fencing; City lot

Interior

• Kitchen: Kitchen with vinyl flooring
• Bedrooms: 3 bedrooms (one on first floor, one on second floor)
• Flooring: Carpet; Wood; Vinyl in kitchen and bathrooms/other rooms
• Bathrooms: 2 full bathrooms (one on first floor, one on second floor); Basement access to garage from finished area
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Exhaust fan; Formal dining area; Family room
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/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 $148k (5.5% below list).
• Recommended offer: $148k (5.5% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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 (+3.0%/yr); 94 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 39% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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 $44k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $148,332 (5.5% below list)

Questions for the listing agent

1. Built in 1923 — 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: 0.94% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

• ARV (median comp): $148,317
• List price: $157,000
• Delta: 5.85%
• 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
2005 E 81st St	0.00mi	3/2.0	1,648 (+3%)	0mo	$157,000	$95	94
1851 E 85th St	0.49mi	3/1.5	1,627 (+2%)	2mo	$150,000	$92	70
7703 Brooklyn Ave	0.52mi	3/2.0	1,584 (-1%)	6mo	$245,000	$155	70
8401 Paseo Blvd	0.39mi	3/1.0	1,482 (-7%)	0mo	$135,000	$91	65
8401 Wayne Ave	0.41mi	3/2.0	1,436 (-10%)	2mo	$180,000	$125	62
7570 Olive St	0.64mi	3/1.0	1,520 (-5%)	3mo	$150,000	$99	56
1816 E 75th Ter	0.74mi	3/2.0	1,658 (+4%)	4mo	$129,900	$78	55
1174 E 77th St	0.70mi	3/2.0	1,704 (+7%)	1mo	$160,000	$94	55
1415 E 76th Ter	0.67mi	3/1.5	1,664 (+4%)	6mo	$149,000	$90	55
2129 E 77th Ter	0.41mi	4/1.0 (+1)	1,404 (-12%)	4mo	$90,000	$64	48
1340 E 85th St	0.60mi	3/2.0	1,382 (-13%)	2mo	$115,000	$83	48
1719 E 76th St	0.65mi	3/1.5	1,797 (+13%)	4mo	$205,000	$114	43

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: 28.5%
• Equity multiple: 3.25×
• Total profit: $98,936
• Equity at exit: $141,438

10-year hold

• IRR: 24.8%
• Equity multiple: 7.38×
• Total profit: $280,553
• Equity at exit: $305,016

Cash invested: $43,960 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,483 high
• Mortgage (P&I): −$823
• Tax from tax record: −$71 /mo · $851/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $212

Break-even live

Break-even rent $1,215

Max offer price $157,000

Occupancy floor 81%

Sensitivity live

Price	-10% $301	-5% $257	+0% $212	+5% $168	+10% $123
Rent	-10% $95	-5% $154	+0% $212	+5% $271	+10% $329
Rate	-1.0pp $291	-0.5pp $252	base $212	+0.5pp $172	+1.0pp $130

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1836 E 77th St Kansas City, MO	2.0	1.0	1200	$1,150	$0.96	22d	1	0.50mi
1827 E 75th Ter Kansas City, MO	3.0	1.5	1700	$1,595	$0.94	17d	1	0.68mi
8101 Campbell St Kansas City, MO	2.0	1.0	820	$888	$1.08	3d	1	0.77mi
7316 Paseo Blvd Kansas City, MO	3.0	1.5	1882	$1,523	$0.81	45d	1	0.99mi
2607 E 73rd St Kansas City, MO	2.0	1.0	1212	$1,050	$0.87	25d	1	1.06mi
7426 Indiana Ave Kansas City, MO	3.0	1.0	1100	$1,400	$1.27	45d	1	1.15mi
7240 Agnes Ave Kansas City, MO	3.0	1.0	1140	$1,350	$1.18	3d	1	1.18mi
320 E 79th Ter Kansas City, MO	3.0	1.0	1100	$1,700	$1.55	45d	1	1.19mi
8104 McGee St Kansas City, MO	2.0	1.0	1100	$1,350	$1.23	25d	1	1.25mi
8701 Chestnut Cir Kansas City, MO	1.0–2.0	1.0–2.0	925	$1,115	$1.21	3d	15	1.29mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,645	$1.50	25d	1	1.32mi
822 E 72nd St Kansas City, MO	3.0	3.0	1800	$2,400	$1.33	22d	1	1.39mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	16d	1	1.41mi
11 W 80th St Kansas City, MO	4.0	3.5	1369	$2,600	$1.90	3d	1	1.45mi

Listing history 9 events

1. 2026-05-09
   status Pending 770-char remark
2. 2026-05-06
   listed $157,000 Active 770-char remark
3. 2009-04-16
   soldstatus 84-char remark

   Show marketing remark (84 chars)

   "AS IS WHERE IS" THIS WILL MAKE A GREAT INVESTMENT . NICE HARDWOOD FLOORS.

4. 2009-04-02
   listed $8,000 84-char remark

   Show marketing remark (84 chars)

   "AS IS WHERE IS" THIS WILL MAKE A GREAT INVESTMENT . NICE HARDWOOD FLOORS.

5. 2008-12-16
   historical

   Show marketing remark (216 chars)

   This is a terrific value! Fabulous, move-in ready, gleaming hardwoods, updates galore, well-maintained, neutral colors, newer electrical and roof! Huge price reduction, possible owner financing or rent to own, hurry!

6. 2008-07-15
   listed $69,900

   Show marketing remark (216 chars)

   This is a terrific value! Fabulous, move-in ready, gleaming hardwoods, updates galore, well-maintained, neutral colors, newer electrical and roof! Huge price reduction, possible owner financing or rent to own, hurry!

7. 2008-01-04
   listed $79,900
8. 2007-09-15
   listed $89,500
9. 1993-08-09
   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: $851 · $71/mo
• Projected year-2 tax: $1,523 · $127/mo
• Expected delta: +$672/yr (+$56/mo · 79.0%)

ⓘ 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 ≥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: $17,800
• − Mortgage interest: −$8,794
• − Property taxes: −$851
• − Insurance: −$785
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$4,567
• Taxable loss: −$46
• Est. tax savings @ 24.0%: +$11
• After-tax cash flow: $2,557/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): 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

+75.4% since first listed

10 events — show timeline

• 2026-06-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2026-05-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-06 Listed $157,000 Heartland MLS as Distributed by MLS Grid
• 2009-04-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-04-02 Listed $8,000 Heartland MLS as Distributed by MLS Grid
• 2008-12-16 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2008-07-15 Listed $69,900 Heartland MLS as Distributed by MLS Grid
• 2008-01-04 Listed $79,900 Heartland MLS as Distributed by MLS Grid
• 2007-09-15 Listed $89,500 Heartland MLS as Distributed by MLS Grid
• 1993-08-09 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $851 · +39.8% YoY. Source: county tax records.