8800 Mcelroy Rd · Kansas City, MO 64134

$199,950

3 bd · 1.5 ba · 1,352 sqft · SingleFamily public records · 7 Days on market

Built 1967 10,865 sqft lot $3/mo HOA

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Why this score? — see what drove the B- 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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Many updates- Carpet & paint inside and out, ceramic tile floor in bath- wood floors under some of carpet. New floor in kitchen- corner lot- vacant and ready to move in. Fenced with large trees.

Key facts

• Installed piers
• Large corner lot
• Newer windows

Tags

• RAISED RANCH
• LARGE CORNER LOT
• NEWER WINDOWS
• NEW ROOF
• NEW HVAC SYSTEM
• INSTALLED PIERS

Property features AI

Finance

• Other: Living area approximately 1,352 (public records); Property age: 51-75 years
• HOA & community: Ruskin Hills HOA; Annual HOA fee of $36

Exterior

• Parking: Attached built-in garage that faces the front; 2-car garage
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Metro Free telecom
• Home design: Single family residence; Residential property; Raised ranch; Facing unknown
• Construction: Board & batten siding with brick trim; Composition roof; Partial concrete basement (has basement)
• Exterior features: Patio; Metal fencing; City lot; Corner lot

Interior

• Kitchen: Dishwasher; Disposal; Exhaust fan; Built-in oven; Gas range; Eat-in kitchen and formal dining area
• Bedrooms: 3 bedrooms (all on the first level)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Ceiling fans; Storm doors; Window coverings; Storm windows; Security system; Smoke detectors; Raised ranch floor plan
• Laundry & utility: Laundry in the basement

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 $673 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Cap rate 10.3% 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 (+6.7%/yr); 143 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).
• At $2,529/mo this rent would consume 52% of the median local household income ($58k/yr) (locally 718% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 23y 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 $199,950

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.26% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.43%
• DSCR: 1.64
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.73% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.36×
• Total profit: $20,317
• Equity at exit: $29,813

10-year hold

• IRR: 20.9%
• Equity multiple: 3.08×
• Total profit: $116,539
• Equity at exit: $17,288

Cash invested: $55,986 (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: 143
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,529 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$190 /mo · $2,282/yr
• Insurance: −$83
• HOA: −$3
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $673

Break-even live

Break-even rent $1,677

Max offer price $199,950

Occupancy floor 68%

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: $49,988
• Closing costs: $5,998
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1125 Grand Blvd Kansas City, MO	2.0	1.0–2.5	1315	$4,283	$3.26	1d	36	0.29mi
1444 Grand Blvd Kansas City, MO	1.0–2.0	1.0–2.0	901	$4,175	$4.63	1d	25	0.30mi
1103 Grand Blvd Kansas City, MO	1.0–2.0	1.0–2.0	1061	$1,650	$1.56	23d	6	0.31mi
50 E 13th St Kansas City, MO	2.0	1.0–2.0	872	$3,330	$3.82	1d	23	0.34mi
933 McGee St Kansas City, MO	2.0	1.0	704	$1,899	$2.70	14d	1	0.35mi
1600 Grand Blvd Kansas City, MO	2.0	2.0	1100	$1,800	$1.64	23d	1	0.39mi
1477 Main St Kansas City, MO	2.0	1.0–2.5	1177	$7,180	$6.10	1d	15	0.40mi
1003 Walnut St Kansas City, MO	1.0–2.0	1.0	750	$2,050	$2.73	23d	12	0.42mi
500 E 8th St Kansas City, MO	2.0	1.0–2.0	770	$2,084	$2.71	1d	70	0.45mi
106 W 14th St Kansas City, MO	1.0–2.0	1.0–2.0	1046	$3,792	$3.63	1d	27	0.47mi
911 Main St Kansas City, MO	2.0	1.0–2.0	1018	$3,675	$3.61	1d	18	0.51mi
920 Main St Kansas City, MO	1.0–2.0	1.0–2.0	897	$2,465	$2.75	17d	1	0.51mi
920 Main St Kansas City, MO	1.0–2.0	1.0–2.0	897	$2,750	$3.07	21d	5	0.51mi
106 W 11th St Kansas City, MO	2.0	1.0–2.0	838	$2,528	$3.01	2d	28	0.52mi
1004 Baltimore Ave Kansas City, MO	1.0–2.0	1.0–2.0	1015	$1,750	$1.72	1d	8	0.54mi
127 W 10th St Kansas City, MO	2.0	1.0–2.0	766	$1,690	$2.20	23d	12	0.56mi
1918 Locust St Kansas City, MO	2.0	1.0–2.0	734	$1,957	$2.67	1d	32	0.59mi
110 W 9th St Kansas City, MO	2.0	1.0	867	$2,265	$2.61	43d	1	0.62mi
720 Main St Kansas City, MO	2.0	1.0–2.0	723	$1,678	$2.32	1d	22	0.63mi
531 Grand Blvd Kansas City, MO	2.0	2.0	881	$2,599	$2.95	1d	6	0.69mi
1989 Main St Kansas City, MO	2.0	1.0–2.0	770	$2,465	$3.20	1d	15	0.71mi
323 W 8th St Kansas City, MO	1.0–2.0	1.0–2.0	816	$1,759	$2.16	2d	14	0.75mi
1200 Washington St Kansas City, MO	1.0–2.0	1.0–2.0	1011	$2,257	$2.23	43d	17	0.78mi
1200 Washington St Kansas City, MO	1.0–2.0	1.0–2.0	1093	$2,324	$2.13	2d	16	0.78mi
701 Broadway Blvd Kansas City, MO	2.0	1.0–2.0	1059	$2,522	$2.38	1d	12	0.79mi
117 W 20th St Kansas City, MO	1.0–2.0	1.0–2.0	1130	$5,416	$4.79	10d	1	0.82mi
401 Delaware St Kansas City, MO	1.0–2.0	1.0–2.0	880	$1,858	$2.11	1d	12	0.87mi
2100 Wyandotte St Kansas City, MO	2.0	1.0–2.0	820	$2,515	$3.07	1d	12	0.89mi
237 W 4th St Kansas City, MO	1.0–2.0	1.0–2.5	988	$2,365	$2.39	1d	12	0.91mi
201 Grand Blvd Kansas City, MO	3.0	1.0–2.5	1000	$4,526	$4.53	1d	135	0.92mi
200 Walnut St Kansas City, MO	2.0	1.0–2.0	1065	$2,134	$2.00	7d	1	0.94mi
1050 Jefferson St Kansas City, MO	1.0–2.0	1.0–2.0	1166	$2,683	$2.30	2d	17	0.94mi
1050 Jefferson St Kansas City, MO	1.0–2.0	1.0–2.0	1166	$2,558	$2.19	43d	17	0.94mi
2121 Central St Kansas City, MO	1.0–2.0	1.0–2.0	1815	$3,095	$1.71	1d	3	0.97mi
311 W 22nd St Kansas City, MO	3.0	1.0–2.0	1009	$4,340	$4.30	1d	60	0.99mi
425 Washington St Kansas City, MO	2.0	2.0	1803	$1,895	$1.05	10d	1	0.99mi
2101 Vine St Kansas City, MO	1.0–2.0	1.0	942	$1,499	$1.59	16d	1	1.05mi
612 Garfield Ave Kansas City, MO	1.0–2.0	1.0–2.0	900	$1,875	$2.08	1d	44	1.06mi
382 W 22nd St Kansas City, MO	2.0	2.0	1350	$1,869	$1.38	16d	1	1.07mi
382 W 22nd St Kansas City, MO	2.0	2.0	1501	$2,019	$1.35	43d	1	1.07mi

HOA detail

• Monthly dues: $3 · $36/yr

Listing history 6 events

1. 2026-06-18
   days on market $199,950 Active 7 DOM
2. 2026-06-17
   days on market $199,950 Active 6 DOM
3. 2026-06-16
   days on market $199,950 Active 5 DOM
4. 2026-06-15
   days on market $199,950 Active 4 DOM
5. 2026-06-13
   remarks 693-char remark
6. 2026-06-13
   listed $199,950 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: $2,282 · $190/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $30,350
• − Mortgage interest: −$11,200
• − Property taxes: −$2,282
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,428
• − Management: −$2,428
• − HOA: −$36
• − Depreciation: −$5,817
• Taxable income: $5,160
• Est. tax owed @ 24.0%: −$1,238
• After-tax cash flow: $6,838/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): 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

+138.0% since first listed

6 events — show timeline

• 2026-06-12 Listed $199,950 Heartland MLS as Distributed by MLS Grid
• 2026-06-10 Coming Soon $199,950 Heartland MLS as Distributed by MLS Grid
• 2003-07-03 Sold (Public Records) — Public Records
• 2003-07-01 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-05-02 Listed $84,000 Heartland MLS as Distributed by MLS Grid
• 1992-09-02 Sold (Public Records) — Public Records

Property tax history

+10.9%/yr

Latest (2025): $2,282 · +2.2% YoY. Source: county tax records.