6705 E 99th St · Kansas City, MO 64134

$169,900

3 bd · 1.5 ba · 1,246 sqft · SingleFamily public records · 2 Days on market

Built 1961 10,089 sqft lot Est $194k · 13% under

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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 +16.7/30.0
• ARV discount +13.2/15.0
• DSCR +5.2/10.0
• Rent growth +4.2/5.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow!! So many updates! New countertops, oven, sink, thermal windows, HVAC, hot water heater, vinyl siding and roof (03)! Fridge and gas grill stay. Totally remodeled, even has updated electrical and so much more, bring your picky buyers! Seller will entertain lease to purchase option!

Key facts

• 0.23 acre lot
• Garage
• Built 1961

Property features AI

Finance

• Other: Living area approximately 1,246 (above grade); Lot approximately 10,089 square feet; Located inside city limits
• HOA & community: No association fees; No community maintenance provided

Exterior

• Parking: Attached garage (1 car) with garage facing front
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch style
• Construction: Frame construction with vinyl siding; Composition roof
• Exterior features: Level lot; Not in a flood plain

Interior

• Kitchen: Kitchen
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Ranch floor plan; Full unfinished walk-out basement
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/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 $154k (9.5% below list).
• Recommended offer: $154k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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 fast (+6.7%/yr); 147 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 32% of the median local income ($58k/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 $5k 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.
• 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.

Recommended offer $153,713 (9.5% below list)

Questions for the listing agent

1. Built in 1961 — 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: 0.90% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.70%
• DSCR: 1.12
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $194,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6606 E 100th Ter	0.15mi	3/1.5	1,204 (-3%)	8mo	$215,000	$179	81
6302 Fairlane Dr	0.43mi	4/2.0 (+1)	1,242 (-0%)	3mo	$225,000	$181	70
9903 Wheeling St	0.36mi	3/1.5	1,368 (+10%)	1mo	$130,000	$95	66
10013 Belmont Ave	0.35mi	4/2.0 (+1)	1,296 (+4%)	5mo	$204,900	$158	66
6209 E 101st St	0.36mi	3/1.5	1,140 (-8%)	8mo	$210,000	$184	62
5904 E 100th St	0.51mi	3/1.0	1,344 (+8%)	1mo	$210,000	$156	60
10200 Fremont Ave	0.38mi	3/1.5	1,392 (+12%)	4mo	$179,000	$129	60
9911 Hillcrest Rd	0.59mi	3/1.0	1,200 (-4%)	8mo	$124,900	$104	58
10200 Blue Ridge Blvd	0.37mi	3/2.5	1,403 (+13%)	1mo	$189,900	$135	57
6200 E 102nd Ter	0.50mi	3/2.0	1,350 (+8%)	8mo	$194,900	$144	54
7809 E 99th Ter	0.69mi	3/1.0	1,170 (-6%)	3mo	$190,000	$162	53
6212 E 95th Ter	0.58mi	3/2.0	1,104 (-11%)	0mo	$164,900	$149	51

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 · 6.73% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.69×
• Total profit: $-14,739
• Equity at exit: $25,333

10-year hold

• IRR: 5.5%
• Equity multiple: 1.47×
• Total profit: $22,403
• Equity at exit: $14,690

Cash invested: $47,572 (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 64134

• Rents YoY: 6.7%
• Active inventory: 147
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,537 high
• Mortgage (P&I): −$891
• Tax from tax record: −$145 /mo · $1,745/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $107

Break-even live

Break-even rent $1,401

Max offer price $169,900

Occupancy floor 88%

Sensitivity live

Price	-10% $203	-5% $155	+0% $107	+5% $59	+10% $11
Rent	-10% $-14	-5% $46	+0% $107	+5% $168	+10% $229
Rate	-1.0pp $193	-0.5pp $150	base $107	+0.5pp $63	+1.0pp $18

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10000 Bennington Ave Kansas City, MO	4.0	2.5	1032	$1,550	$1.50	45d	1	0.14mi
9909 Wheeling Ave Kansas City, MO	3.0	1.0	1208	$1,350	$1.12	18d	1	0.37mi
5906 E 99th Ter Kansas City, MO	3.0	1.0	912	$1,399	$1.53	21d	1	0.50mi
5907 E 101st St Kansas City, MO	3.0	1.0	912	$1,595	$1.75	18d	1	0.55mi
5907 E 101st St Kansas City, MO	3.0	1.0	912	$1,595	$1.75	4d	1	0.55mi
9444 Newton Ave Unit 9329C Kansas City, MO	2.0	1.5	954	$1,155	$1.21	19d	1	0.55mi
9444 Newton Ave Unit 9400A Kansas City, MO	2.0	1.0	1008	$1,155	$1.15	19d	1	0.55mi
9444 Newton Ave Unit 9446D Kansas City, MO	2.0	1.0	882	$1,025	$1.16	19d	1	0.59mi
9444 Newton Ave Kansas City, MO	1.0–2.0	1.0–1.5	957	$1,300	$1.36	3d	26	0.61mi
5706 E 101st St Kansas City, MO	3.0	1.0	912	$1,475	$1.62	18d	1	0.68mi
10211 Bellaire Ave Kansas City, MO	4.0	2.0	1200	$2,200	$1.83	3d	1	0.70mi
9807 Drury Ave Kansas City, MO	3.0	2.0	1308	$1,711	$1.31	18d	1	0.79mi
5608 E 101st Ter Kansas City, MO	3.0	1.0	900	$1,500	$1.67	22d	1	0.81mi
5600 E 101st Ter Kansas City, MO	3.0	1.0	816	$1,395	$1.71	23d	1	0.82mi
10401 Richmond Ave Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	25d	1	0.84mi
5417 E 96th Pl Kansas City, MO	1.0–2.0	1.0–2.0	882	$1,100	$1.25	18d	1	0.86mi
10408 Smalley Ct Kansas City, MO	3.0	1.5	1500	$1,599	$1.07	25d	1	0.94mi
9811 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,295	$1.42	45d	1	0.97mi
9727 Marsh Ave Kansas City, MO	3.0	1.0	1271	$1,706	$1.34	45d	1	0.97mi
10500 Hillcrest Rd Kansas City, MO	1.0–2.0	1.0–2.0	875	$1,350	$1.54	3d	63	1.01mi
10607 Richmond Ave Kansas City, MO	3.0	1.0	912	$1,499	$1.64	18d	1	1.06mi
8407 E 98th Ter Kansas City, MO	3.0	1.0	940	$1,395	$1.48	25d	1	1.06mi
8407 E 98th Ter Kansas City, MO	3.0	1.0	940	$1,395	$1.48	18d	1	1.06mi
9809 Wallace Ave Kansas City, MO	3.0	1.0	956	$1,500	$1.57	25d	1	1.09mi
10712 Bennington Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	18d	1	1.09mi
10716 Ewing Ave Kansas City, MO	4.0	2.0	1032	$1,550	$1.50	45d	1	1.09mi
8300 E 104th Ter Kansas City, MO	3.0	1.0	1204	$1,400	$1.16	14d	1	1.15mi
8300 E 104th Ter Kansas City, MO	3.0	1.0	1204	$1,450	$1.20	25d	1	1.15mi
820 E 93rd Ter Kansas City, MO	1.0–2.0	1.0–2.0	1040	$1,165	$1.12	5d	1	1.15mi
10919 Ewing Ave Kansas City, MO	3.0	1.0	840	$1,850	$2.20	5d	1	1.39mi
8501 E 92nd St Kansas City, MO	3.0	1.5	1107	$1,745	$1.58	25d	1	1.39mi
10719 Bristol Ter Kansas City, MO	3.0	2.0	1096	$1,456	$1.33	25d	1	1.40mi
8001 E 89th Ter Kansas City, MO	3.0	2.0	1014	$1,545	$1.52	45d	1	1.43mi
7902 E 89th Ter Kansas City, MO	3.0	1.5	1068	$1,516	$1.42	19d	1	1.43mi
8812 Manchester Ave Kansas City, MO	3.0	1.0	1066	$1,586	$1.49	14d	1	1.47mi
8506 E 91st Ter Kansas City, MO	3.0	1.5	1020	$1,450	$1.42	18d	1	1.47mi
11009 Ewing Ave Kansas City, MO	4.0	1.0	1416	$1,595	$1.13	45d	1	1.47mi
7415 E 110th St Kansas City, MO	3.0	1.0	1176	$1,385	$1.18	3d	1	1.47mi
8509 E 91st St Kansas City, MO	3.0	1.5	1350	$1,350	$1.00	45d	1	1.49mi

Listing history 2 events

1. 2026-06-21
   remarks 590-char remark
2. 2026-06-21
   listed $169,900 Active 2 DOM

ⓘ 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: $1,745 · $145/mo
• Projected year-2 tax: $1,745 · $145/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,446
• − Mortgage interest: −$9,517
• − Property taxes: −$1,745
• − Insurance: −$850
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$4,943
• Taxable loss: −$1,560
• Est. tax savings @ 24.0%: +$374
• After-tax cash flow: $1,660/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): 22,964
• Household income: $58,170
• Rent vs Own: 47.4% rent · 52.6% own
• Severe rent burden: 718.0

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 0.58)
• Race & ethnicity: Black 58% White 28% Hispanic / Latino 10% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Arabic 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: ▼ -157.94%
• Current HPI: 277.895
• Rent YoY: ▲ 6.73%
• 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

+70.1% since first listed

12 events — show timeline

• 2026-06-19 Listed $169,900 Heartland MLS as Distributed by MLS Grid
• 2024-12-03 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-09-27 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-08-26 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-08-26 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-08-15 Contingent — Heartland MLS as Distributed by MLS Grid
• 2024-07-02 Listed $180,000 Heartland MLS as Distributed by MLS Grid
• 2008-03-31 Sold (Public Records) — Public Records
• 2008-03-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-08-09 Listed $99,900 Heartland MLS as Distributed by MLS Grid
• 1998-07-30 Sold (Public Records) — Public Records
• 1998-05-04 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,745 · -5.7% YoY. Source: county tax records.