8720 Longview Ct · Kansas City, MO 64134

$165,000

3 bd · 1.0 ba · 1,143 sqft · SingleFamily public records · 10 Days on market

Built 1957 8,276 sqft lot Est $159k · at est.

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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).

• Cash flow +20.1/30.0
• DSCR +6.4/10.0
• ARV discount +5.8/15.0
• 1% rule +4.7/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is owned by the U. S. Department of Housing and Urban Development (HUD). This home is sold "as-is" & "where is". Agents must be registered w/ HUD for the bidding process. This home is Property# 291-232021. Please print Full Detail-Long for more info More information about procedures & policies for HUD homes can be found at www. FirstPreston.com. Agents please print out & review guidebooks before bidding. You must submit your client’s bid on www. bidselect.com.

Key facts

• Long view lake
• 8,276 sq ft lot
• Garage

Tags

• LONG VIEW LAKE

Property features AI

Finance

• Other: Living area 2,286; Above-grade and below-grade finished areas recorded (public records); Finished full basement with walk-out access; Property age approximately 51–75 years
• HOA & community: No association fees

Exterior

• Parking: Attached garage that faces front; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Ranch floor plan; Attached property; Faces east
• Construction: Vinyl siding; Composition roof
• Exterior features: Deck; Metal fencing; City limits location; Located on a cul-de-sac

Interior

• Kitchen: Main-level kitchen with linoleum flooring
• Bedrooms: Four bedrooms (three on main level, one in basement)
• Flooring: Carpet; Wood; Linoleum in kitchen and bathrooms
• Bathrooms: One full bathroom; One half bathroom; Additional bathroom in basement
• Heating & cooling: Electric heating available; Natural gas heating available; Electric cooling (central cooling present)
• Interior features: Carpet and wood flooring; Office; Kitchen/dining combo
• Laundry & utility: Dryer hookup (electric) in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/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 $160k (3.3% below list).
• Recommended offer: $160k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: 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.
• Zoned-school proficiency averages 28% at this address vs 13% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Hickman Mills C-1 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+6.7%/yr); 143 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 33% 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.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,502 (3.3% below list)

Questions for the listing agent

1. Built in 1957 — 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. 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?
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: 0.97% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.32%
• DSCR: 1.24
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $158,877
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11413 Spring Valley Rd	0.04mi	4/2.0 (+1)	1,143 (0%)	4mo	$239,000	$209	86
8605 E 114th St	0.21mi	4/2.0 (+1)	1,143 (0%)	5mo	$114,900	$101	78
8410 Ruskin Way	0.42mi	3/1.0	1,176 (+3%)	3mo	$95,000	$81	73
8601 E 114th Ter	0.24mi	3/1.0	1,036 (-9%)	0mo	$144,500	$139	73
11216 Herrick Ave	0.52mi	3/2.0	1,143 (0%)	2mo	$159,000	$139	70
11354 Sycamore Ter	0.55mi	3/1.0	1,176 (+3%)	3mo	$119,900	$102	67
8511 E 110th Ter	0.52mi	4/2.0 (+1)	1,119 (-2%)	4mo	$134,900	$121	60
11504 Manchester Ave	0.73mi	3/2.0	1,126 (-2%)	1mo	$174,900	$155	59
11309 Marsh Ave	0.40mi	3/2.0	1,016 (-11%)	1mo	$139,950	$138	58
8303 E 110th Ter	0.63mi	4/2.0 (+1)	1,119 (-2%)	2mo	$190,000	$170	56
8300 E 110th St	0.72mi	3/1.0	1,062 (-7%)	2mo	$174,950	$165	53
7709 E 113th St	0.75mi	4/2.0 (+1)	1,176 (+3%)	2mo	$191,500	$163	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 · 6.73% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-7,507
• Equity at exit: $24,602

10-year hold

• IRR: 9.2%
• Equity multiple: 1.82×
• Total profit: $37,669
• Equity at exit: $14,266

Cash invested: $46,200 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,595 high
• Mortgage (P&I): −$865
• Tax from tax record: −$121 /mo · $1,454/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $205

Break-even live

Break-even rent $1,336

Max offer price $165,000

Occupancy floor 82%

Sensitivity live

Price	-10% $298	-5% $252	+0% $205	+5% $158	+10% $111
Rent	-10% $79	-5% $142	+0% $205	+5% $268	+10% $331
Rate	-1.0pp $288	-0.5pp $247	base $205	+0.5pp $162	+1.0pp $119

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11308 McKinley Ave Kansas City, MO	3.0	1.0	1272	$1,345	$1.06	24d	1	0.18mi
11316 Lewis Ave Unit 1 Kansas City, MO	4.0	2.0	1176	$1,850	$1.57	2d	1	0.19mi
11316 Donnelly Ave Kansas City, MO	3.0	1.0	1000	$1,475	$1.48	44d	1	0.39mi
8410 Ruskin Way Kansas City, MO	4.0	1.0	1176	$1,850	$1.57	16d	1	0.45mi
11208 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	3d	1	0.51mi
8517 E 110th Ter Kansas City, MO	3.0	2.0	1095	$1,450	$1.32	44d	1	0.52mi
11406 Sycamore Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	16d	1	0.54mi
8310 E 111th Ter Kansas City, MO	3.0	1.0	912	$950	$1.04	16d	1	0.57mi
11354 Sycamore Ter Kansas City, MO	4.0	1.0	1176	$1,850	$1.57	2d	1	0.57mi
11210 Manchester Ave Kansas City, MO	4.0	1.0	1200	$1,395	$1.16	24d	1	0.64mi
8600 E 110th St Kansas City, MO	4.0	2.0	1290	$1,602	$1.24	16d	1	0.67mi
8304 E 110 Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	44d	1	0.68mi
11421 Manchester Ave Kansas City, MO	4.0	1.0	1176	$1,550	$1.32	4d	1	0.70mi
8006 E 118th Ter Kansas City, MO	3.0	1.5	1132	$1,450	$1.28	20d	1	0.72mi
11410 Palmer Ave Kansas City, MO	4.0	2.0	936	$1,300	$1.39	44d	1	0.74mi
7801 E 113th St Kansas City, MO	3.0	1.0	1341	$1,450	$1.08	16d	1	0.77mi
11513 Richmond Ave Kansas City, MO	3.0	1.5	1114	$1,450	$1.30	15d	1	0.82mi
8622 E 108th Ter Kansas City, MO	3.0	1.0	993	$1,995	$2.01	4d	1	0.82mi
7610 E 113th St Kansas City, MO	4.0	2.0	1176	$1,700	$1.45	44d	1	0.84mi
11923 Manchester Ave Grandview, MO	3.0	2.0	1407	$1,815	$1.29	44d	1	0.92mi
11934 Sycamore Ave Grandview, MO	3.0	2.0	1414	$1,806	$1.28	44d	1	0.93mi
7800 E 112th St Kansas City, MO	3.0	1.0	900	$1,600	$1.78	24d	1	0.93mi
11206 Corrington Ave Kansas City, MO	4.0	1.5	1176	$1,595	$1.36	24d	1	0.96mi
11116 Bristol Ter Kansas City, MO	3.0	1.0	956	$1,390	$1.45	24d	1	0.96mi
7605 E 111th Ter Kansas City, MO	3.0	1.0	1176	$1,050	$0.89	2d	1	0.97mi
7405 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	44d	1	0.98mi
10719 Bristol Ter Kansas City, MO	3.0	2.0	1096	$1,456	$1.33	24d	1	1.02mi
7415 E 110th St Kansas City, MO	3.0	1.0	1176	$1,385	$1.18	2d	1	1.04mi
7305 E 111th Ter Kansas City, MO	4.0	1.0	1100	$1,345	$1.22	15d	1	1.04mi
7104 Longview Rd Kansas City, MO	3.0	1.0	912	$1,275	$1.40	15d	1	1.07mi
7119 E 111th Ter Kansas City, MO	3.0	1.0	912	$1,349	$1.48	44d	1	1.09mi
7114 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	24d	1	1.10mi
11407 Winchester Ave Kansas City, MO	3.0	1.0	936	$1,360	$1.45	3d	1	1.14mi
6905 E 112th St Kansas City, MO	3.0	1.0	972	$1,550	$1.59	44d	1	1.19mi
6904 Longview Rd Kansas City, MO	4.0	1.0	900	$1,850	$2.06	2d	1	1.21mi
11127 Blue Ridge Blvd Kansas City, MO	3.0	1.0	1000	$1,599	$1.60	44d	1	1.22mi
11803 Holiday Dr #5 Kansas City, MO	1.0–3.0	1.0	1016	$1,130	$1.11	2d	1	1.29mi
10607 Richmond Ave Kansas City, MO	3.0	1.0	912	$1,499	$1.64	16d	1	1.36mi
11009 Ewing Ave Kansas City, MO	4.0	1.0	1416	$1,595	$1.13	44d	1	1.41mi
10919 Ewing Ave Kansas City, MO	3.0	1.0	840	$1,850	$2.20	4d	1	1.43mi

Listing history 8 events

1. 2026-06-18
   days on market $165,000 Active 10 DOM
2. 2026-06-17
   days on market $165,000 Active 9 DOM
3. 2026-06-16
   days on market $165,000 Active 8 DOM
4. 2026-06-15
   days on market $165,000 Active 7 DOM
5. 2026-06-13
   days on market $165,000 Active 5 DOM
6. 2026-06-13
   days on market $165,000 Active 4 DOM
7. 2026-06-08
   remarks 310-char remark
8. 2026-06-08
   listed $165,000 Active 1 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: $1,454 · $121/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$146/yr (+$12/mo · 10.1%)

ⓘ 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 3/10 Moderate
• 🌡 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: $19,140
• − Mortgage interest: −$9,243
• − Property taxes: −$1,454
• − Insurance: −$825
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$4,800
• Taxable loss: −$244
• Est. tax savings @ 24.0%: +$59
• After-tax cash flow: $2,517/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

+217.3% since first listed

4 events — show timeline

• 2026-06-08 Listed $165,000 Heartland MLS as Distributed by MLS Grid
• 2005-06-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-04-08 Listed $52,000 Heartland MLS as Distributed by MLS Grid
• 1996-09-04 Sold (Public Records) — Public Records

Property tax history

+11.1%/yr

Latest (2025): $1,454 · -33.5% YoY. Source: county tax records.