1313 E 98th Ter · Kansas City, MO 64131

$225,000

3 bd · 2.0 ba · 1,752 sqft · SingleFamily public records · 2 Days on market

Built 1965 9,561 sqft lot $128/sqft · 21% below area Est $285k · 21% under $6/mo HOA

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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 +9.1/30.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• 1% rule +2.6/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience peace of mind in this classic 3-bedroom, 2-bathroom ranch located in the quiet, tree-lined streets of Linden Hill. While the home is a blank canvas ready for your cosmetic "vision, " all the major mechanicals are brand new! Enjoy a new HVAC system, furnace, and hot water heater (all replaced in 2024), plus a young roof from 2017. The interior features a functional layout with two bathrooms that have already been updated for a modern feel. Nestled in a community known for its active volunteer-led HOA, you'll be just minutes from local favorites like Second Best Coffee and the scenic trails at Alex George Park. This is the perfect foundation for a buyer looking to build equity through simple cosmetic updates.

Key facts

• 9,561 sq ft lot
• 2 garage spots
• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-172 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (24.0% below list).
• Recommended offer: $171k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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 (+4.0%/yr); 131 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 32% of the median local income ($64k/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 $2k of loan paydown is wiped out by about $7k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $170,999 (24.0% 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. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.27%
• DSCR: 0.85
• GRM: 11.0

CMA / ARV

• ARV (median comp): $285,085
• List price: $225,000
• Delta: -21.08%
• 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
1313 E 98th Ter	0.00mi	3/2.0	1,752 (0%)	1mo	$225,000	$128	100
1222 Queens Pl	0.07mi	3/2.5	1,731 (-1%)	7mo	$315,000	$182	87
9919 Harrison St	0.20mi	3/2.0	1,746 (-0%)	13mo	$240,000	$137	79
9901 Wayne Ave	0.19mi	3/2.0	1,554 (-11%)	0mo	$335,000	$216	72
9905 Campbell St	0.20mi	3/1.5	1,920 (+10%)	2mo	$243,500	$127	71
505 E 97th St	0.75mi	3/1.0	1,713 (-2%)	1mo	$250,000	$146	57
10218 Tracy St	0.54mi	3/2.0	1,884 (+8%)	7mo	$295,000	$157	56
1305 E 101st St	0.34mi	3/2.5	1,920 (+10%)	12mo	$309,000	$161	56
708 E 97th St	0.41mi	3/1.5	1,903 (+9%)	10mo	$250,000	$131	56
10205 Tracy Ave	0.49mi	3/2.0	1,528 (-13%)	2mo	$305,000	$200	54
9734 Shepherds Dr	0.35mi	3/3.5	1,890 (+8%)	13mo	$300,000	$159	54
9725 Locust Ln	0.74mi	2/1.5 (-1)	1,793 (+2%)	6mo	$235,000	$131	50

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 · 3.97% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.27×
• Total profit: $-45,704
• Equity at exit: $33,548

10-year hold

• IRR: -12.0%
• Equity multiple: 0.26×
• Total profit: $-46,803
• Equity at exit: $19,454

Cash invested: $63,000 (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 64131

• Rents YoY: 4.0%
• Active inventory: 131
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,710 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$243 /mo · $2,915/yr
• Insurance: −$94
• HOA: −$6
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-172

Break-even live

Break-even rent $1,927

Max offer price $194,670

Occupancy floor —

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1415 E 97th St Kansas City, MO	3.0	2.0	1350	$1,695	$1.26	2d	1	0.22mi
1520 E 97th St Kansas City, MO	1.0–3.0	1.0–2.0	1163	$1,595	$1.37	2d	7	0.25mi
1617 E 97th St Kansas City, MO	3.0	2.0	1350	$1,695	$1.26	2d	1	0.31mi
9702 Shepherds Dr Unit B Kansas City, MO	3.0	2.0	1350	$1,695	$1.26	4d	1	0.45mi
9615 Holmes Rd Kansas City, MO	4.0	2.0	1442	$2,300	$1.60	15d	1	0.50mi
408 E 92nd St Kansas City, MO	3.0	1.0	1274	$1,595	$1.25	4d	1	1.07mi
201 W 99th Ter Kansas City, MO	1.0–2.0	1.0–2.5	1262	$1,962	$1.55	2d	52	1.08mi
9108 Oak St Kansas City, MO	3.0	2.0	1966	$2,295	$1.17	21d	1	1.19mi
9706 Wornall Rd Kansas City, MO	2.0	2.5	1400	$1,395	$1.00	17d	1	1.25mi

HOA detail

• Monthly dues: $6 · $72/yr
• Likely covers: water

Listing history 4 events

1. 2026-05-10
   status Pending 739-char remark

   Show marketing remark (739 chars)

   Experience peace of mind in this classic 3-bedroom, 2-bathroom ranch located in the quiet, tree-lined streets of Linden Hill. While the home is a blank canvas ready for your cosmetic "vision, " all the major mechanicals are brand new! Enjoy a new HVAC system, furnace, and hot water heater (all replaced in 2024), plus a young roof from 2017. The interior features a functional layout with two bathrooms that have already been updated for a modern feel. Nestled in a community known for its active volunteer-led HOA, you'll be just minutes from local favorites like Second Best Coffee and the scenic trails at Alex George Park. This is the perfect foundation for a buyer looking to build equity through simple cosmetic updates.

2. 2026-05-08
   listed $225,000 Active 739-char remark

   Show marketing remark (739 chars)

   Experience peace of mind in this classic 3-bedroom, 2-bathroom ranch located in the quiet, tree-lined streets of Linden Hill. While the home is a blank canvas ready for your cosmetic "vision, " all the major mechanicals are brand new! Enjoy a new HVAC system, furnace, and hot water heater (all replaced in 2024), plus a young roof from 2017. The interior features a functional layout with two bathrooms that have already been updated for a modern feel. Nestled in a community known for its active volunteer-led HOA, you'll be just minutes from local favorites like Second Best Coffee and the scenic trails at Alex George Park. This is the perfect foundation for a buyer looking to build equity through simple cosmetic updates.

3. 2026-04-10
   historical $225,000 739-char remark

   Show marketing remark (739 chars)

   Experience peace of mind in this classic 3-bedroom, 2-bathroom ranch located in the quiet, tree-lined streets of Linden Hill. While the home is a blank canvas ready for your cosmetic "vision, " all the major mechanicals are brand new! Enjoy a new HVAC system, furnace, and hot water heater (all replaced in 2024), plus a young roof from 2017. The interior features a functional layout with two bathrooms that have already been updated for a modern feel. Nestled in a community known for its active volunteer-led HOA, you'll be just minutes from local favorites like Second Best Coffee and the scenic trails at Alex George Park. This is the perfect foundation for a buyer looking to build equity through simple cosmetic updates.

4. 1988-12-02
   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: $2,915 · $243/mo
• Projected year-2 tax: $2,915 · $243/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 ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,520
• − Mortgage interest: −$12,603
• − Property taxes: −$2,915
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − HOA: −$72
• − Depreciation: −$6,545
• Taxable loss: −$6,024
• Est. tax savings @ 24.0%: +$1,446
• After-tax cash flow: $-615/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): 21,942
• Household income: $64,201
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1249.0

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: White 48% Black 39% Hispanic / Latino 7% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 5% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -253.25%
• Current HPI: 340.8202
• Rent YoY: ▲ 3.97%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-10 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-08 Listed $225,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-10 Coming Soon $225,000 Heartland MLS as Distributed by MLS Grid
• 1988-12-02 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $2,915 · -6.1% YoY. Source: county tax records.