8806 Ford Ave · Kansas City, MO 64138

$199,900

3 bd · 1.5 ba · 1,288 sqft · SingleFamily public records · 108 Days on market

Built 1963 9,148 sqft lot $155/sqft · at area comps Est $332k · 40% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +11.5/30.0
• Livability +3.9/5.0
• DSCR +3.4/10.0
• Rent growth +3.3/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready three-bedroom, 2.5-bathroom home with a two-car garage in a quiet part of Kansas City. This home features a traditional layout, beginning with a front sitting room highlighted by a brick-accent fireplace that opens into the kitchen and main living area. The finished basement includes a convenient half-bathroom and provides direct access to the two-car garage. Located in South Kansas City, this home is just minutes from major highways, offering quick access to the entire city while providing the peace and quiet of a well-established neighborhood. Schedule your showings today!

Key facts

• Finished basement
• 9,148 sq ft lot
• 2 garage spots

Tags

• BRICK-ACCENT FIREPLACE
• FINISHED BASEMENT
• DIRECT ACCESS TO GARAGE
• WELL-ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-67 ($-802/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (22.1% below list).
• Recommended offer: $156k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: crime F.
• Hickman Mills C-1 (urban): math 8% / reading 18% proficiency, ranked #314 of 324 in MO (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ervin Elementary School (math 8% / reading 12%, grade F, #1,037 of 1,115 statewide, top 94%, 629 students, 100% FRL); Smith-Hale Middle (math 7% / reading 19%, grade F, #368 of 391 statewide, top 94%, 770 students, 100% FRL); Ruskin High School (math 8% / reading 47%, grade F, #416 of 521 statewide, top 80%, 1,273 students, 100% FRL) — zoned schools average 100% FRL vs 78% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 140 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 32% 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 $6k 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 108 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $155,785 (22.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.43%
• DSCR: 0.94
• GRM: 10.7

CMA / ARV

• ARV (median comp): $331,805
• List price: $199,900
• Delta: -39.75%
• 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
8608 Spring Valley Rd	0.21mi	3/2.0	1,301 (+1%)	3mo	$200,000	$154	84
8919 Stark Ave	0.26mi	3/1.5	1,304 (+1%)	2mo	$164,900	$126	84
8602 E 91st Ter	0.43mi	3/1.5	1,300 (+1%)	1mo	$140,000	$108	78
8800 Kentucky Ave	0.19mi	3/1.5	1,104 (-14%)	2mo	$190,000	$172	66
8501 E 93rd St	0.73mi	3/2.0	1,300 (+1%)	0mo	$227,900	$175	62
9210 Marsh Ave	0.70mi	3/2.0	1,300 (+1%)	3mo	$250,000	$192	61
8428 James A Reed Rd	0.57mi	3/2.5	1,388 (+8%)	0mo	$115,000	$83	56
9004 Manchester Ave	0.61mi	3/1.5	1,400 (+9%)	2mo	$175,000	$125	55
9005 E 84th St	0.63mi	3/2.0	1,160 (-10%)	2mo	$215,000	$185	50
7800 E 91st St	0.71mi	3/3.0	1,220 (-5%)	3mo	$152,000	$125	49
8821 Lane Ave	0.37mi	4/2.5 (+1)	1,475 (+14%)	2mo	$285,000	$193	47
7718 E 90th Ter	0.71mi	3/1.5	1,120 (-13%)	1mo	$165,000	$147	44

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-36,565
• Equity at exit: $29,806

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-36,982
• Equity at exit: $17,284

Cash invested: $55,972 (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 64138

• Rents YoY: 3.1%
• Active inventory: 140
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,558 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$166 /mo · $1,991/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-67

Break-even live

Break-even rent $1,642

Max offer price $188,099

Occupancy floor 99%

Sensitivity live

Price	-10% $46	-5% $-10	+0% $-67	+5% $-123	+10% $-180
Rent	-10% $-190	-5% $-128	+0% $-67	+5% $-5	+10% $56
Rate	-1.0pp $34	-0.5pp $-16	base $-67	+0.5pp $-119	+1.0pp $-171

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8700 E 87th St Raytown, MO	3.0	2.0	1032	$1,481	$1.44	19d	1	0.16mi
8600 Everett St Raytown, MO	3.0	1.5	956	$1,550	$1.62	45d	1	0.25mi
8620 E Utopia Dr Raytown, MO	1.0–3.0	1.0–2.0	854	$1,249	$1.46	3d	10	0.34mi
8509 E 91st St Kansas City, MO	3.0	1.5	1350	$1,350	$1.00	45d	1	0.43mi
8921 E 90th Ter Kansas City, MO	4.0	2.5	1298	$1,831	$1.41	25d	1	0.45mi
8506 E 91st Ter Kansas City, MO	3.0	1.5	1020	$1,450	$1.42	18d	1	0.46mi
9000 E 85th Pl Raytown, MO	3.0	2.0	1580	$1,375	$0.87	45d	1	0.48mi
8002 E 88th Pl Kansas City, MO	3.0	2.0	984	$1,495	$1.52	45d	1	0.50mi
8001 E 89th Ter Kansas City, MO	3.0	2.0	1014	$1,545	$1.52	45d	1	0.52mi
9214 Farley Ave Kansas City, MO	3.0	2.0	1060	$1,686	$1.59	14d	1	0.54mi
7902 E 89th Ter Kansas City, MO	3.0	1.5	1068	$1,516	$1.42	19d	1	0.54mi
8501 E 92nd St Kansas City, MO	3.0	1.5	1107	$1,745	$1.58	25d	1	0.55mi
8812 Manchester Ave Kansas City, MO	3.0	1.0	1066	$1,586	$1.49	14d	1	0.60mi
9115 E 85 St Unit 9115 Raytown, MO	2.0	1.0	892	$800	$0.90	45d	1	0.60mi
8713 E 92nd Pl Kansas City, MO	3.0	2.0	1073	$1,550	$1.44	45d	1	0.60mi
8500 Elm Ave Raytown, MO	3.0	2.0	1250	$1,550	$1.24	45d	1	0.67mi
8951 E 83rd St Raytown, MO	4.0	2.0	926	$1,516	$1.64	25d	1	0.68mi
9307 Stark Ave Kansas City, MO	3.0	2.0	1073	$1,385	$1.29	45d	1	0.69mi
9309 Farley Ave Kansas City, MO	3.0	2.0	999	$1,411	$1.41	5d	1	0.71mi
7800 E 91st St Kansas City, MO	3.0	3.0	1747	$1,895	$1.08	45d	1	0.72mi
7510 E 85th Ter Kansas City, MO	1.0–2.0	1.0	852	$1,300	$1.53	45d	1	0.77mi
8806 Crescent Ave Kansas City, MO	3.0	2.5	1148	$1,795	$1.56	5d	1	0.79mi
820 E 93rd Ter Kansas City, MO	1.0–2.0	1.0–2.0	1040	$1,165	$1.12	5d	1	0.79mi
9302 Fairwood Dr Kansas City, MO	3.0	1.0	1526	$1,585	$1.04	25d	1	0.96mi
7211 E 87th St Kansas City, MO	2.0	1.0	988	$1,306	$1.32	5d	1	1.01mi
9400 E 82nd St Raytown, MO	3.0	2.0	1396	$1,606	$1.15	5d	1	1.04mi
8607 Corrington Ave Kansas City, MO	4.0	2.5	1754	$1,720	$0.98	45d	1	1.07mi
7917 Ditzler Ave Raytown, MO	3.0	1.0	912	$1,450	$1.59	4d	1	1.20mi
7929 Sycamore Ave Kansas City, MO	2.0	1.0	1044	$1,200	$1.15	9d	2	1.20mi
9809 Wallace Ave Kansas City, MO	3.0	1.0	956	$1,500	$1.57	25d	1	1.25mi
9727 Marsh Ave Kansas City, MO	3.0	1.0	1271	$1,706	$1.34	45d	1	1.27mi
7905 Elm Ave Raytown, MO	3.0	1.5	1104	$1,700	$1.54	3d	1	1.29mi
8713 E 77th Ter Kansas City, MO	3.0	2.0	1124	$1,800	$1.60	45d	1	1.33mi
9811 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,295	$1.42	45d	1	1.33mi
8407 E 98th Ter Kansas City, MO	3.0	1.0	940	$1,395	$1.48	25d	1	1.34mi
8407 E 98th Ter Kansas City, MO	3.0	1.0	940	$1,395	$1.48	18d	1	1.34mi
7720 Elm Ave Kansas City, MO	3.0	1.5	1400	$1,700	$1.21	45d	1	1.44mi
9516 Raytown Rd Kansas City, MO	3.0	2.0	1000	$1,445	$1.45	18d	1	1.46mi
9444 Newton Ave Kansas City, MO	1.0–2.0	1.0–1.5	957	$1,300	$1.36	3d	26	1.48mi

Listing history 16 events

1. 2026-06-02
   status $199,900 Pending 108 DOM
2. 2026-06-01
   days on market $199,900 Active 108 DOM
3. 2026-05-31
   days on market $199,900 Active 107 DOM
4. 2026-04-24
   price $199,900 595-char remark

   Show marketing remark (595 chars)

   Move-in ready three-bedroom, 2.5-bathroom home with a two-car garage in a quiet part of Kansas City. This home features a traditional layout, beginning with a front sitting room highlighted by a brick-accent fireplace that opens into the kitchen and main living area. The finished basement includes a convenient half-bathroom and provides direct access to the two-car garage. Located in South Kansas City, this home is just minutes from major highways, offering quick access to the entire city while providing the peace and quiet of a well-established neighborhood. Schedule your showings today!

5. 2026-04-10
   price $209,900 595-char remark

   Show marketing remark (595 chars)

   Move-in ready three-bedroom, 2.5-bathroom home with a two-car garage in a quiet part of Kansas City. This home features a traditional layout, beginning with a front sitting room highlighted by a brick-accent fireplace that opens into the kitchen and main living area. The finished basement includes a convenient half-bathroom and provides direct access to the two-car garage. Located in South Kansas City, this home is just minutes from major highways, offering quick access to the entire city while providing the peace and quiet of a well-established neighborhood. Schedule your showings today!

6. 2026-03-27
   price $214,900 595-char remark

   Show marketing remark (595 chars)

   Move-in ready three-bedroom, 2.5-bathroom home with a two-car garage in a quiet part of Kansas City. This home features a traditional layout, beginning with a front sitting room highlighted by a brick-accent fireplace that opens into the kitchen and main living area. The finished basement includes a convenient half-bathroom and provides direct access to the two-car garage. Located in South Kansas City, this home is just minutes from major highways, offering quick access to the entire city while providing the peace and quiet of a well-established neighborhood. Schedule your showings today!

7. 2026-02-13
   listed $219,900 Active 595-char remark

   Show marketing remark (595 chars)

   Move-in ready three-bedroom, 2.5-bathroom home with a two-car garage in a quiet part of Kansas City. This home features a traditional layout, beginning with a front sitting room highlighted by a brick-accent fireplace that opens into the kitchen and main living area. The finished basement includes a convenient half-bathroom and provides direct access to the two-car garage. Located in South Kansas City, this home is just minutes from major highways, offering quick access to the entire city while providing the peace and quiet of a well-established neighborhood. Schedule your showings today!

8. 2022-05-19
   price $1,325
9. 2021-09-03
   soldstatus Closed 275-char remark

   Show marketing remark (275 chars)

   Great potential on this 3 Bedroom 2.5 bathroom home in a great south KC location! Spacious room sizes and a very functional layout make this home a wonderful canvas for your personal touches. Current owner just installed brand new carpet in the basement. Don't miss this one!

10. 2021-09-03
    soldstatus

    Show marketing remark (275 chars)

    Great potential on this 3 Bedroom 2.5 bathroom home in a great south KC location! Spacious room sizes and a very functional layout make this home a wonderful canvas for your personal touches. Current owner just installed brand new carpet in the basement. Don't miss this one!

11. 2021-08-08
    status Pending 275-char remark

    Show marketing remark (275 chars)

    Great potential on this 3 Bedroom 2.5 bathroom home in a great south KC location! Spacious room sizes and a very functional layout make this home a wonderful canvas for your personal touches. Current owner just installed brand new carpet in the basement. Don't miss this one!

12. 2021-08-05
    status Active 275-char remark

    Show marketing remark (275 chars)

    Great potential on this 3 Bedroom 2.5 bathroom home in a great south KC location! Spacious room sizes and a very functional layout make this home a wonderful canvas for your personal touches. Current owner just installed brand new carpet in the basement. Don't miss this one!

13. 2021-07-19
    status Pending 275-char remark

    Show marketing remark (275 chars)

    Great potential on this 3 Bedroom 2.5 bathroom home in a great south KC location! Spacious room sizes and a very functional layout make this home a wonderful canvas for your personal touches. Current owner just installed brand new carpet in the basement. Don't miss this one!

14. 2021-07-15
    listed $150,000 Active 275-char remark

    Show marketing remark (275 chars)

    Great potential on this 3 Bedroom 2.5 bathroom home in a great south KC location! Spacious room sizes and a very functional layout make this home a wonderful canvas for your personal touches. Current owner just installed brand new carpet in the basement. Don't miss this one!

15. 2021-06-28
    soldstatus
16. 1982-12-01
    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: $1,991 · $166/mo
• Projected year-2 tax: $1,991 · $166/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 4/10 Moderate 7 d/yr ≥106°F today · 17 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: $18,694
• − Mortgage interest: −$11,198
• − Property taxes: −$1,991
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$5,815
• Taxable loss: −$4,300
• Est. tax savings @ 24.0%: +$1,032
• After-tax cash flow: $230/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: Hickman Mills C-1
• NCES district ID: 2914340
• Math proficiency: 8% ▼ -8.00%
• Reading proficiency: 18% ▼ -4.00%
• Median HH income: $40,908
• Composite: 11.2/100
• National rank: #9725
• State rank: #314 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

+33.3% since first listed

13 events — show timeline

• 2026-04-24 Price Changed $199,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $209,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-27 Price Changed $214,900 Heartland MLS as Distributed by MLS Grid
• 2026-02-13 Listed $219,900 Heartland MLS as Distributed by MLS Grid
• 2022-05-19 Price Changed $1,325 RENT.
• 2021-09-03 Sold (Public Records) — Public Records
• 2021-09-03 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-08-08 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-08-05 Relisted — Heartland MLS as Distributed by MLS Grid
• 2021-07-19 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-07-15 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2021-06-28 Sold (Public Records) — Public Records
• 1982-12-01 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,991 · -8.1% YoY. Source: county tax records.