8922 Tennessee Ave · Kansas City, MO 64138

$200,000

3 bd · 2.0 ba · 1,334 sqft · SingleFamily public records · 12 Days on market

Built 1973 0.30 ac lot $150/sqft · 57% above area Est $247k · 19% under

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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 +11.6/30.0
• Livability +3.9/5.0
• DSCR +3.4/10.0
• Rent growth +3.3/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Key facts

• 0.3 acre lot
• 2 garage spots
• Built 1973

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch style
• Construction: Board & batten siding; Brick trim; Shingle siding; Composition roof
• Exterior features: Fenced yard (other); Lot approximately 13,276 sq ft

Interior

• Kitchen: Eat-in kitchen (kitchen-dining combo)
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling (central air)
• Interior features: Finished basement; Family room with fireplace; Eat-in kitchen / kitchen-dining combo; Ranch floor plan
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-63 ($-751/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (19.8% below list).
• Recommended offer: $160k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Dobbs Elementary (math 8% / reading 17%, grade F, #1,007 of 1,115 statewide, top 91%, 322 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 (+3.1%/yr); 140 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 33% of the median local income ($59k/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 $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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $160,401 (19.8% 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.34%
• DSCR: 0.94
• GRM: 10.4

CMA / ARV

• ARV (median comp): $247,286
• List price: $200,000
• Delta: -19.12%
• 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
8916 E 89th Ter	0.06mi	3/1.5	1,320 (-1%)	6mo	$225,000	$170	88
8919 Stark Ave	0.10mi	3/1.5	1,304 (-2%)	2mo	$164,900	$126	88
8925 E 89th St	0.12mi	3/1.5	1,380 (+3%)	6mo	$200,000	$145	81
8602 E 91st Ter	0.39mi	3/1.5	1,300 (-2%)	1mo	$140,000	$108	75
8608 Spring Valley Rd	0.47mi	3/2.0	1,301 (-2%)	3mo	$200,000	$154	71
8501 E 93rd St	0.63mi	3/2.0	1,300 (-2%)	0mo	$227,900	$175	66
8718 Glenwood Ave	0.55mi	3/1.5	1,296 (-3%)	4mo	$187,000	$144	65
8821 Lane Ave	0.25mi	4/2.5 (+1)	1,475 (+11%)	2mo	$285,000	$193	62
9210 Marsh Ave	0.70mi	3/2.0	1,300 (-2%)	3mo	$250,000	$192	60
9414 Lewis Ave	0.62mi	3/1.0	1,300 (-2%)	3mo	$174,900	$135	60
8818 James A Reed Rd	0.67mi	3/1.5	1,421 (+6%)	8mo	$180,000	$127	49
9005 E 84th St	0.74mi	3/2.0	1,160 (-13%)	2mo	$215,000	$185	42

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 · 3.07% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.35×
• Total profit: $-36,290
• Equity at exit: $29,821

10-year hold

• IRR: -10.7%
• Equity multiple: 0.35×
• Total profit: $-36,301
• Equity at exit: $17,292

Cash invested: $56,000 (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 64138

• Rents YoY: 3.1%
• Active inventory: 140
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,604 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$198 /mo · $2,371/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-63

Break-even live

Break-even rent $1,683

Max offer price $188,944

Occupancy floor 99%

Sensitivity live

Price	-10% $51	-5% $-6	+0% $-63	+5% $-119	+10% $-176
Rent	-10% $-189	-5% $-126	+0% $-63	+5% $1	+10% $64
Rate	-1.0pp $38	-0.5pp $-12	base $-63	+0.5pp $-114	+1.0pp $-167

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8921 E 90th Ter Kansas City, MO	4.0	2.5	1298	$1,831	$1.41	25d	1	0.10mi
9214 Farley Ave Kansas City, MO	3.0	2.0	1060	$1,686	$1.59	14d	1	0.28mi
8713 E 92nd Pl Kansas City, MO	3.0	2.0	1073	$1,550	$1.44	45d	1	0.38mi
8509 E 91st St Kansas City, MO	3.0	1.5	1350	$1,350	$1.00	45d	1	0.40mi
8506 E 91st Ter Kansas City, MO	3.0	1.5	1020	$1,450	$1.42	18d	1	0.42mi
9309 Farley Ave Kansas City, MO	3.0	2.0	999	$1,411	$1.41	5d	1	0.44mi
9307 Stark Ave Kansas City, MO	3.0	2.0	1073	$1,385	$1.29	45d	1	0.44mi
8620 E Utopia Dr Raytown, MO	1.0–3.0	1.0–2.0	854	$1,249	$1.46	3d	10	0.46mi
8700 E 87th St Raytown, MO	3.0	2.0	1032	$1,481	$1.44	19d	1	0.48mi
8501 E 92nd St Kansas City, MO	3.0	1.5	1107	$1,745	$1.58	25d	1	0.48mi
8600 Everett St Raytown, MO	3.0	1.5	956	$1,550	$1.62	45d	1	0.59mi
9000 E 85th Pl Raytown, MO	3.0	2.0	1580	$1,375	$0.87	45d	1	0.59mi
8806 Crescent Ave Kansas City, MO	3.0	2.5	1148	$1,795	$1.56	5d	1	0.61mi
9115 E 85 St Unit 9115 Raytown, MO	2.0	1.0	892	$800	$0.90	45d	1	0.66mi
8500 Elm Ave Raytown, MO	3.0	2.0	1250	$1,550	$1.24	45d	1	0.70mi
8001 E 89th Ter Kansas City, MO	3.0	2.0	1014	$1,545	$1.52	45d	1	0.72mi
820 E 93rd Ter Kansas City, MO	1.0–2.0	1.0–2.0	1040	$1,165	$1.12	5d	1	0.72mi
7902 E 89th Ter Kansas City, MO	3.0	1.5	1068	$1,516	$1.42	19d	1	0.75mi
8002 E 88th Pl Kansas City, MO	3.0	2.0	984	$1,495	$1.52	45d	1	0.75mi
8812 Manchester Ave Kansas City, MO	3.0	1.0	1066	$1,586	$1.49	14d	1	0.84mi
7800 E 91st St Kansas City, MO	3.0	3.0	1747	$1,895	$1.08	45d	1	0.85mi
8951 E 83rd St Raytown, MO	4.0	2.0	926	$1,516	$1.64	25d	1	0.89mi
9302 Fairwood Dr Kansas City, MO	3.0	1.0	1526	$1,585	$1.04	25d	1	1.02mi
9809 Wallace Ave Kansas City, MO	3.0	1.0	956	$1,500	$1.57	25d	1	1.06mi
7510 E 85th Ter Kansas City, MO	1.0–2.0	1.0	852	$1,300	$1.53	45d	1	1.10mi
9727 Marsh Ave Kansas City, MO	3.0	1.0	1271	$1,706	$1.34	45d	1	1.11mi
9516 Raytown Rd Kansas City, MO	3.0	2.0	1000	$1,445	$1.45	18d	1	1.11mi
9400 E 82nd St Raytown, MO	3.0	2.0	1396	$1,606	$1.15	5d	1	1.14mi
8407 E 98th Ter Kansas City, MO	3.0	1.0	940	$1,395	$1.48	25d	1	1.15mi
8407 E 98th Ter Kansas City, MO	3.0	1.0	940	$1,395	$1.48	18d	1	1.15mi
9811 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,295	$1.42	45d	1	1.17mi
7211 E 87th St Kansas City, MO	2.0	1.0	988	$1,306	$1.32	5d	1	1.29mi
7917 Ditzler Ave Raytown, MO	3.0	1.0	912	$1,450	$1.59	4d	1	1.37mi
8607 Corrington Ave Kansas City, MO	4.0	2.5	1754	$1,720	$0.98	45d	1	1.37mi
7905 Elm Ave Raytown, MO	3.0	1.5	1104	$1,700	$1.54	3d	1	1.44mi

Listing history 2 events

1. 2026-05-09
   listed $200,000 Active 822-char remark
2. 2026-05-06
   historical $200,000 822-char remark

ⓘ 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: $2,371 · $198/mo
• Projected year-2 tax: $2,371 · $198/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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,248
• − Mortgage interest: −$11,203
• − Property taxes: −$2,371
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,540
• − Management: −$1,540
• − Depreciation: −$5,818
• Taxable loss: −$4,224
• Est. tax savings @ 24.0%: +$1,014
• After-tax cash flow: $263/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): 23,805
• Household income: $58,638
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 810.0

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: Black 46% White 42% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Slovak 2% Ukrainian 1% Italian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 91% English-only · Spanish 4% Arabic 3% Other Indo-European 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: ▼ -186.34%
• Current HPI: 274.681
• Rent YoY: ▲ 3.07%
• 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

3 events — show timeline

• 2026-05-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-09 Listed $200,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-06 Coming Soon $200,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.8%/yr

Latest (2025): $2,371 · +15.3% YoY. Source: county tax records.