6902 E 98th Ter · Kansas City, MO 64134

$100,000

3 bd · 1.0 ba · 1,016 sqft · SingleFamily public records · 3 Days on market

Built 1956 0.37 ac lot Est $174k · 42% under $4/mo HOA ↓ 31% since listing

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This home sits on a large treed lot in a quiet area and has been remodeled within the last couple of years using beautiful neutral colors and modern design choices. Not only is there a lot of new inside the home, but it is also situated perfectly for quick access to 435, the grocery store, pharmacy, fast food, schools and the neighborhood park. The home needs a new HVAC system and the basement is dry but in need of repairs. Come take a look for yourself, as this property presents a unique opportunity for investors who may be able to generate income that would help to offset their cost of repairs.

Key facts

• 0.37 acre lot
• Garage
• Built 1956

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 12.0% 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: 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); 147 active listings in the ZIP; 40 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 31% 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 $691 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 + 6.7% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts 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 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1956 — 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: 1.50% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.49%
• DSCR: 1.91
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $173,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6703 E 96th Ter	0.25mi	3/1.5	1,004 (-1%)	6mo	$162,900	$162	79
6710 E 98th St	0.13mi	3/1.5	974 (-4%)	8mo	$195,000	$200	78
6907 E 96th Ter	0.23mi	3/1.0	1,056 (+4%)	9mo	$159,900	$151	75
10112 White Ave	0.72mi	3/1.5	998 (-2%)	4mo	$159,000	$159	58
6212 E 95th Ter	0.55mi	3/2.0	1,104 (+9%)	0mo	$164,900	$149	55
9437 Bristol Ave	0.47mi	3/1.0	888 (-13%)	4mo	$151,000	$170	54
10015 Wheeling Ave	0.55mi	3/2.0	936 (-8%)	12mo	$178,900	$191	48
6209 E 101st St	0.50mi	3/1.5	1,140 (+12%)	8mo	$210,000	$184	47
5905 E 99th Ter	0.62mi	4/2.0 (+1)	912 (-10%)	1mo	$210,000	$230	44
10117 White Ave	0.71mi	3/1.0	936 (-8%)	15mo	$160,000	$171	42
7508 E 102nd St	0.63mi	3/2.0	1,120 (+10%)	13mo	$230,000	$205	38
9312 Fairwood Dr	0.74mi	3/2.0	1,156 (+14%)	10mo	$192,500	$167	30

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: 17.0%
• Equity multiple: 1.72×
• Total profit: $20,132
• Equity at exit: $14,910

10-year hold

• IRR: 28.1%
• Equity multiple: 3.96×
• Total profit: $82,790
• Equity at exit: $8,646

Cash invested: $28,000 (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 64134

• Rents YoY: 6.7%
• Active inventory: 147
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,502 high
• Mortgage (P&I): −$524
• Tax from tax record: −$138 /mo · $1,655/yr
• Insurance: −$42
• HOA: −$4
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $478

Break-even live

Break-even rent $896

Max offer price $100,000

Occupancy floor 63%

Sensitivity live

Price	-10% $535	-5% $507	+0% $478	+5% $450	+10% $422
Rent	-10% $360	-5% $419	+0% $478	+5% $538	+10% $597
Rate	-1.0pp $529	-0.5pp $504	base $478	+0.5pp $452	+1.0pp $426

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	0.31mi
9444 Newton Ave Unit 9329C Kansas City, MO	2.0	1.5	954	$1,155	$1.21	18d	1	0.42mi
9444 Newton Ave Unit 9400A Kansas City, MO	2.0	1.0	1008	$1,155	$1.15	18d	1	0.42mi
9444 Newton Ave Unit 9446D Kansas City, MO	2.0	1.0	882	$1,025	$1.16	18d	1	0.47mi
9444 Newton Ave Kansas City, MO	1.0–2.0	1.0–1.5	957	$1,300	$1.36	3d	26	0.47mi
9909 Wheeling Ave Kansas City, MO	3.0	1.0	1208	$1,350	$1.12	17d	1	0.51mi
5906 E 99th Ter Kansas City, MO	3.0	1.0	912	$1,399	$1.53	21d	1	0.62mi
5907 E 101st St Kansas City, MO	3.0	1.0	912	$1,595	$1.75	17d	1	0.71mi
5907 E 101st St Kansas City, MO	3.0	1.0	912	$1,595	$1.75	4d	1	0.71mi
5706 E 101st St Kansas City, MO	3.0	1.0	912	$1,475	$1.62	17d	1	0.82mi
9727 Marsh Ave Kansas City, MO	3.0	1.0	1271	$1,706	$1.34	45d	1	0.86mi
10211 Bellaire Ave Kansas City, MO	4.0	2.0	1200	$2,200	$1.83	3d	1	0.87mi
9811 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,295	$1.42	45d	1	0.87mi
9807 Drury Ave Kansas City, MO	3.0	2.0	1308	$1,711	$1.31	17d	1	0.88mi
10401 Richmond Ave Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	25d	1	0.89mi
5417 E 96th Pl Kansas City, MO	1.0–2.0	1.0–2.0	882	$1,100	$1.25	17d	1	0.92mi
8407 E 98th Ter Kansas City, MO	3.0	1.0	940	$1,395	$1.48	25d	1	0.96mi
8407 E 98th Ter Kansas City, MO	3.0	1.0	940	$1,395	$1.48	17d	1	0.96mi
5608 E 101st Ter Kansas City, MO	3.0	1.0	900	$1,500	$1.67	21d	1	0.96mi
5600 E 101st Ter Kansas City, MO	3.0	1.0	816	$1,395	$1.71	22d	1	0.97mi
10408 Smalley Ct Kansas City, MO	3.0	1.5	1500	$1,599	$1.07	25d	1	0.97mi
9809 Wallace Ave Kansas City, MO	3.0	1.0	956	$1,500	$1.57	25d	1	0.97mi
820 E 93rd Ter Kansas City, MO	1.0–2.0	1.0–2.0	1040	$1,165	$1.12	5d	1	0.99mi
10607 Richmond Ave Kansas City, MO	3.0	1.0	912	$1,499	$1.64	17d	1	1.14mi
8300 E 104th Ter Kansas City, MO	3.0	1.0	1204	$1,400	$1.16	13d	1	1.15mi
8300 E 104th Ter Kansas City, MO	3.0	1.0	1204	$1,450	$1.20	25d	1	1.15mi
10500 Hillcrest Rd Kansas City, MO	1.0–2.0	1.0–2.0	875	$1,350	$1.54	3d	63	1.18mi
8501 E 92nd St Kansas City, MO	3.0	1.5	1107	$1,745	$1.58	25d	1	1.23mi
10716 Ewing Ave Kansas City, MO	4.0	2.0	1032	$1,550	$1.50	45d	1	1.23mi
10712 Bennington Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	17d	1	1.24mi
8001 E 89th Ter Kansas City, MO	3.0	2.0	1014	$1,545	$1.52	45d	1	1.25mi
7902 E 89th Ter Kansas City, MO	3.0	1.5	1068	$1,516	$1.42	18d	1	1.25mi
8812 Manchester Ave Kansas City, MO	3.0	1.0	1066	$1,586	$1.49	13d	1	1.29mi
8506 E 91st Ter Kansas City, MO	3.0	1.5	1020	$1,450	$1.42	17d	1	1.30mi
8509 E 91st St Kansas City, MO	3.0	1.5	1350	$1,350	$1.00	45d	1	1.33mi
7211 E 87th St Kansas City, MO	2.0	1.0	988	$1,306	$1.32	5d	1	1.36mi
8002 E 88th Pl Kansas City, MO	3.0	2.0	984	$1,495	$1.52	45d	1	1.36mi
8713 E 92nd Pl Kansas City, MO	3.0	2.0	1073	$1,550	$1.44	45d	1	1.39mi
9307 Stark Ave Kansas City, MO	3.0	2.0	1073	$1,385	$1.29	45d	1	1.39mi
8618 Corrington Ave Kansas City, MO	3.0	1.0	864	$1,500	$1.74	5d	1	1.41mi

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 19 events

1. 2026-04-02
   status Pending
2. 2026-03-31
   listed $100,000 Active
3. 2026-03-30
   historical $100,000
4. 2025-10-23
   status Pending
5. 2025-10-06
   historical Active Under Contract
6. 2025-10-06
   historical
7. 2025-10-04
   listed $100,000 Active
8. 2025-10-01
   historical
9. 2025-08-05
   price $105,000
10. 2025-08-05
    status Active
11. 2025-07-31
    status Pending
12. 2025-05-30
    price $119,000
13. 2025-04-30
    status Active
14. 2025-04-25
    status Pending
15. 2025-04-23
    price $134,900
16. 2025-04-11
    price $140,000
17. 2025-04-01
    listed $145,000 Active
18. 2018-09-18
    soldstatus
19. 1996-05-17
    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: $1,655 · $138/mo
• Projected year-2 tax: $1,655 · $138/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 · 16 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: $18,019
• − Mortgage interest: −$5,602
• − Property taxes: −$1,655
• − Insurance: −$500
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − HOA: −$48
• − Depreciation: −$2,909
• Taxable income: $4,422
• Est. tax owed @ 24.0%: −$1,061
• After-tax cash flow: $4,677/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

-31.0% since first listed

19 events — show timeline

• 2026-04-02 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-31 Listed $100,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-30 Coming Soon $100,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-23 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-10-06 Contingent — Heartland MLS as Distributed by MLS Grid
• 2025-10-06 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-10-04 Listed $100,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-08-05 Price Changed $105,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-05 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-07-31 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-05-30 Price Changed $119,000 Heartland MLS as Distributed by MLS Grid
• 2025-04-30 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-04-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-04-23 Price Changed $134,900 Heartland MLS as Distributed by MLS Grid
• 2025-04-11 Price Changed $140,000 Heartland MLS as Distributed by MLS Grid
• 2025-04-01 Listed $145,000 Heartland MLS as Distributed by MLS Grid
• 2018-09-18 Sold (Public Records) — Public Records
• 1996-05-17 Sold (Public Records) — Public Records

Property tax history

+15.2%/yr

Latest (2025): $1,655 · -14.0% YoY. Source: county tax records.