600 E 8th St Unit 4N · Kansas City, MO 64106

$109,950

1 bd · 1.0 ba · 636 sqft · Condo public records · 78 Days on market

Built 1967 $173/sqft · at area comps Est $116k · at est. $369/mo HOA · 24% of rent ↓ 4% since listing

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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 +19.7/30.0
• ARV discount +9.7/15.0
• 1% rule +9.2/10.0
• DSCR +6.2/10.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Appreciation +3.2/10.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

This exclusive condo at The Metropolitan is the perfect move to take advantage of all downtown KC has to offer! Walk into southern views of downtown from the living room and bedroom. Included is one uncovered parking space. Upgraded granite countertops and appliances, all staying with the unit, including a gas range. Easy to organize and store items between four closets - large walk-in near the entry, two closets located in the bathroom including a linen closet, and a standard closet inside the bedroom. In-unit laundry is an option with addition of stackable washer and ventless dryer. Top-tier building perks and amenities: amazing panoramic city views from the indoor, rooftop pool & lounge, gym/fitness center, sauna, business center, laundry facility, and outdoor courtyard with grill. Heating/cooling, water, trash, building insurance, management, concierge, and amenities ALL included in the affordable HOA dues. City living has never been better with KC's best entertainment and dining right at your fingertips with this prize location!

Key facts

• Indoor rooftop pool
• Panoramic city views
• $369 HOA

Tags

• UPGRADED GRANITE COUNTERTOPS
• INDOOR ROOFTOP POOL
• PANORAMIC CITY VIEWS
• OUTDOOR COURTYARD WITH GRILL
• IN UNIT LAUNDRY OPTION

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 fast (+7.2%/yr); 53 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 36% of the median local income ($53k/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 $760 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 7.2% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $103,353 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 1967 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.42% ✓
• Cap rate: 7.69%
• Cash-on-cash: 5.00%
• DSCR: 1.22
• GRM: 5.9

CMA / ARV

• ARV (median comp): $115,713
• List price: $109,950
• Delta: -4.98%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.15% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.91×
• Total profit: $-2,627
• Equity at exit: $16,394

10-year hold

• IRR: 12.8%
• Equity multiple: 2.28×
• Total profit: $39,541
• Equity at exit: $9,506

Cash invested: $30,786 (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 64106

• Home prices YoY: -1.5%
• Rents YoY: 7.2%
• Active inventory: 53
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,561 high
• Mortgage (P&I): −$577
• Tax from tax record: −$114 /mo · $1,365/yr
• Insurance: −$46
• HOA: −$369
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $128

Break-even live

Break-even rent $1,399

Max offer price $109,950

Occupancy floor 87%

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: $27,488
• Closing costs: $3,298
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 E 8th St Kansas City, MO	—	1.0	522	$999	$1.91	3d	1	0.04mi
500 E 8th St Kansas City, MO	2.0	1.0–2.0	770	$1,596	$2.07	1d	70	0.05mi
933 McGee St Kansas City, MO	2.0	1.0	704	$1,474	$2.09	14d	1	0.25mi
531 Grand Blvd Kansas City, MO	2.0	2.0	881	$1,949	$2.21	1d	6	0.26mi
722 Walnut St Kansas City, MO	2.0	1.0	582	$1,124	$1.93	1d	15	0.33mi
770 E 5th St Kansas City, MO	1.0–2.0	1.0–2.0	797	$999	$1.25	2d	4	0.36mi
1003 Walnut St Kansas City, MO	1.0–2.0	1.0	750	$1,300	$1.73	23d	12	0.36mi
911 Main St Kansas City, MO	2.0	1.0–2.0	1018	$2,415	$2.37	1d	18	0.38mi
306 E 12th St Kansas City, MO	1.0	1.0	743	$1,210	$1.63	23d	1	0.39mi
1125 Grand Blvd Kansas City, MO	2.0	1.0–2.5	1315	$2,889	$2.20	1d	36	0.42mi
720 Main St Kansas City, MO	2.0	1.0–2.0	723	$1,358	$1.88	1d	22	0.43mi
920 Main St Kansas City, MO	1.0–2.0	1.0–2.0	897	$1,375	$1.53	16d	1	0.44mi
920 Main St Kansas City, MO	1.0–2.0	1.0–2.0	897	$1,900	$2.12	21d	5	0.44mi
112 W 9th St Kansas City, MO	1.0	1.0	660	$1,520	$2.30	12d	2	0.47mi
201 Grand Blvd Kansas City, MO	3.0	1.0–2.5	1000	$2,495	$2.50	1d	135	0.47mi
110 W 9th St Kansas City, MO	2.0	1.0	867	$2,030	$2.34	43d	1	0.48mi
1004 Baltimore Ave Kansas City, MO	1.0–2.0	1.0–2.0	1015	$1,250	$1.23	1d	8	0.50mi
401 Delaware St Kansas City, MO	1.0–2.0	1.0–2.0	880	$1,203	$1.37	1d	12	0.51mi
609 Central St Kansas City, MO	—	1.0	459	$1,375	$3.00	43d	1	0.53mi
127 W 10th St Kansas City, MO	2.0	1.0–2.0	766	$1,385	$1.81	23d	12	0.54mi
106 W 11th St Kansas City, MO	2.0	1.0–2.0	838	$1,700	$2.03	2d	28	0.54mi
101 W 11th St Kansas City, MO	1.0	1.0	585	$1,325	$2.26	43d	2	0.55mi
50 E 13th St Kansas City, MO	2.0	1.0–2.0	872	$2,562	$2.94	1d	23	0.55mi
1114 Baltimore Ave Kansas City, MO	1.0	1.0–1.5	540	$1,340	$2.48	14d	3	0.56mi
309 Delaware St Kansas City, MO	—	1.0	697	$1,218	$1.75	23d	2	0.56mi
323 W 8th St Kansas City, MO	1.0–2.0	1.0–2.0	816	$1,355	$1.66	2d	14	0.60mi
1221 Baltimore Ave Kansas City, MO	1.0	1.0	413	$1,505	$3.64	3d	15	0.60mi
237 W 4th St Kansas City, MO	1.0–2.0	1.0–2.5	988	$1,370	$1.39	1d	12	0.62mi
320 W 7th St Kansas City, MO	—	1.0	681	$1,190	$1.75	44d	1	0.63mi
701 Broadway Blvd Kansas City, MO	2.0	1.0–2.0	1059	$1,972	$1.86	1d	12	0.63mi
1444 Grand Blvd Kansas City, MO	1.0–2.0	1.0–2.0	901	$1,590	$1.76	1d	25	0.65mi
800 Broadway Blvd Kansas City, MO	1.0	1.0	505	$1,499	$2.97	7d	6	0.67mi
802 Broadway Blvd Kansas City, MO	1.0	1.0	567	$1,246	$2.20	23d	1	0.67mi
701 Berkley Pkwy Kansas City, MO	2.0	1.0–2.0	1011	$2,547	$2.52	1d	74	0.68mi
106 W 14th St Kansas City, MO	1.0–2.0	1.0–2.0	1046	$1,485	$1.42	1d	27	0.70mi
1477 Main St Kansas City, MO	2.0	1.0–2.5	1177	$4,255	$3.62	1d	15	0.70mi
1000 Berkley Pkwy Kansas City, MO	2.0	1.0–2.5	1086	$2,149	$1.98	1d	31	0.77mi
1522 Walnut St Kansas City, MO	1.0	1.0	659	$1,378	$2.09	23d	3	0.78mi
1601 Walnut St Kansas City, MO	1.0	1.0	780	$1,450	$1.86	2d	3	0.82mi
501 W 11th St Kansas City, MO	—	1.0	500	$800	$1.60	43d	2	0.82mi

HOA detail condo

• Monthly dues: $369 · $4,428/yr
• Likely covers: watertrashgasinsurancepoolgymdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-16
   status Pending 1055-char remark

   Show marketing remark (1055 chars)

   This exclusive condo at The Metropolitan is the perfect move to take advantage of all downtown KC has to offer! Walk into southern views of downtown from the living room and bedroom. Included is one uncovered parking space. Upgraded granite countertops and appliances, all staying with the unit, including a gas range. Easy to organize and store items between four closets - large walk-in near the entry, two closets located in the bathroom including a linen closet, and a standard closet inside the bedroom. In-unit laundry is an option with addition of stackable washer and ventless dryer. Top-tier building perks and amenities: amazing panoramic city views from the indoor, rooftop pool & lounge, gym/fitness center, sauna, business center, laundry facility, and outdoor courtyard with grill. Heating/cooling, water, trash, building insurance, management, concierge, and amenities ALL included in the affordable HOA dues. City living has never been better with KC's best entertainment and dining right at your fingertips with this prize location!

2. 2026-04-26
   price $109,950 1055-char remark

   Show marketing remark (1055 chars)

   This exclusive condo at The Metropolitan is the perfect move to take advantage of all downtown KC has to offer! Walk into southern views of downtown from the living room and bedroom. Included is one uncovered parking space. Upgraded granite countertops and appliances, all staying with the unit, including a gas range. Easy to organize and store items between four closets - large walk-in near the entry, two closets located in the bathroom including a linen closet, and a standard closet inside the bedroom. In-unit laundry is an option with addition of stackable washer and ventless dryer. Top-tier building perks and amenities: amazing panoramic city views from the indoor, rooftop pool & lounge, gym/fitness center, sauna, business center, laundry facility, and outdoor courtyard with grill. Heating/cooling, water, trash, building insurance, management, concierge, and amenities ALL included in the affordable HOA dues. City living has never been better with KC's best entertainment and dining right at your fingertips with this prize location!

3. 2026-02-27
   listed $114,950 Active 1055-char remark

   Show marketing remark (1055 chars)

   This exclusive condo at The Metropolitan is the perfect move to take advantage of all downtown KC has to offer! Walk into southern views of downtown from the living room and bedroom. Included is one uncovered parking space. Upgraded granite countertops and appliances, all staying with the unit, including a gas range. Easy to organize and store items between four closets - large walk-in near the entry, two closets located in the bathroom including a linen closet, and a standard closet inside the bedroom. In-unit laundry is an option with addition of stackable washer and ventless dryer. Top-tier building perks and amenities: amazing panoramic city views from the indoor, rooftop pool & lounge, gym/fitness center, sauna, business center, laundry facility, and outdoor courtyard with grill. Heating/cooling, water, trash, building insurance, management, concierge, and amenities ALL included in the affordable HOA dues. City living has never been better with KC's best entertainment and dining right at your fingertips with this prize location!

4. 2020-07-29
   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: $1,365 · $114/mo
• Projected year-2 tax: $1,365 · $114/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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,735
• − Mortgage interest: −$6,159
• − Property taxes: −$1,365
• − Insurance: −$550
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − HOA: −$4,428
• − Depreciation: −$3,199
• Taxable income: $36
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $1,529/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): 11,343
• Household income: $52,564
• Rent vs Own: 83.0% rent · 17.0% own
• Severe rent burden: 973.0

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: White 45% Black 37% Asian 8% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Portuguese 2% Italian 1% Lithuanian 1%
• Foreign-born: 16% · Canada, Vietnam, South Korea
• Languages at home: 81% English-only · Spanish 4% Other Indo-European 3% Vietnamese 2%

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: ▼ -3.60%
• Current HPI: 240.7201
• Rent YoY: ▲ 7.15%
• 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

-4.3% since first listed

4 events — show timeline

• 2026-05-16 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-26 Price Changed $109,950 Heartland MLS as Distributed by MLS Grid
• 2026-02-27 Listed $114,950 Heartland MLS as Distributed by MLS Grid
• 2020-07-29 Sold (Public Records) — Public Records

Property tax history

+18.2%/yr

Latest (2025): $1,365 · +19.7% YoY. Source: county tax records.