9714 Donnelly Ave · Kansas City, MO 64134

$140,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 23 Days on market

Built 1959 0.25 ac lot Est $194k · 28% under

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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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.0/10.0
• 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 MLS

Clean 3 Bedroom 1 Bathroom ranch in nice, quiet neighborhood, Refinished Hardwood Floors throughout, New Kitchen and Bathroom, New Roof, Fresh Paint Inside and Out, Seller is still making finishing touches, For any questions contact the listing agent The seller and agent are related. The seller is a licensed agent in KS and MO.

Key facts

• Attached garage
• Large backyard
• Back deck

Tags

• STAINLESS STEEL APPLIANCES
• ATTACHED GARAGE
• LARGE UNFINISHED BASEMENT
• BACK DECK
• LARGE BACKYARD

Property features AI

Finance

• Other: Not in a flood plain
• HOA & community: No association fees

Exterior

• Parking: Attached garage (1 car) with garage facing front
• Utilities: Public water; Public sewer
• Home design: Attached single-family residence; Ranch style; Facing information not provided
• Construction: Frame construction; Composition roof; Basement with concrete construction; Estimated age: 51–75 years
• Exterior features: Partial fencing; City lot

Interior

• Bedrooms: 3 bedrooms (all on the first floor)
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Wood flooring; Ranch floor plan
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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.
• 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.
• Market conditions: Rents rising fast (+6.7%/yr); 147 active listings in the ZIP; 35 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 $968 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,900 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — 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: 1.10% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.42%
• DSCR: 1.46
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $194,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8306 E 99th St	0.16mi	3/1.0	1,200 (0%)	6mo	$119,950	$100	87
8416 E 97th Ter	0.09mi	3/1.5	1,191 (-1%)	8mo	$235,000	$197	86
9744 Wallace Ave	0.05mi	3/1.5	1,147 (-4%)	5mo	$229,000	$200	84
7809 E 99th Ter	0.42mi	3/1.0	1,170 (-2%)	3mo	$190,000	$162	73
9407 Palmer Ave	0.55mi	3/1.0	1,170 (-2%)	2mo	$195,000	$167	68
9625 Booth Ave	0.17mi	3/2.5	1,299 (+8%)	9mo	$209,900	$162	65
7940 E 102nd St	0.57mi	3/1.0	1,152 (-4%)	5mo	$154,900	$134	62
9214 Manchester Ave	0.69mi	3/1.0	1,230 (+2%)	1mo	$182,488	$148	62
9414 Lewis Ave	0.47mi	3/1.0	1,300 (+8%)	3mo	$174,900	$135	61
8501 E 93rd St	0.48mi	3/2.0	1,300 (+8%)	0mo	$227,900	$175	60
9210 Marsh Ave	0.58mi	3/2.0	1,300 (+8%)	3mo	$250,000	$192	52
9219 Lewis Ave	0.66mi	3/2.0	1,073 (-11%)	3mo	$164,900	$154	45

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: 3.2%
• Equity multiple: 1.13×
• Total profit: $4,967
• Equity at exit: $20,874

10-year hold

• IRR: 15.8%
• Equity multiple: 2.50×
• Total profit: $58,726
• Equity at exit: $12,105

Cash invested: $39,200 (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: 147
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,543 high
• Mortgage (P&I): −$734
• Tax from tax record: −$86 /mo · $1,029/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $340

Break-even live

Break-even rent $1,112

Max offer price $140,000

Occupancy floor 73%

Sensitivity live

Price	-10% $420	-5% $380	+0% $340	+5% $301	+10% $261
Rent	-10% $219	-5% $279	+0% $340	+5% $401	+10% $462
Rate	-1.0pp $411	-0.5pp $376	base $340	+0.5pp $304	+1.0pp $267

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9727 Marsh Ave Kansas City, MO	3.0	1.0	1271	$1,706	$1.34	45d	1	0.07mi
9809 Wallace Ave Kansas City, MO	3.0	1.0	956	$1,500	$1.57	24d	1	0.08mi
9811 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,295	$1.42	45d	1	0.12mi
8407 E 98th Ter Kansas City, MO	3.0	1.0	940	$1,395	$1.48	24d	1	0.14mi
8407 E 98th Ter Kansas City, MO	3.0	1.0	940	$1,395	$1.48	17d	1	0.14mi
820 E 93rd Ter Kansas City, MO	1.0–2.0	1.0–2.0	1040	$1,165	$1.12	5d	1	0.48mi
9307 Stark Ave Kansas City, MO	3.0	2.0	1073	$1,385	$1.29	45d	1	0.62mi
9309 Farley Ave Kansas City, MO	3.0	2.0	999	$1,411	$1.41	5d	1	0.64mi
8713 E 92nd Pl Kansas City, MO	3.0	2.0	1073	$1,550	$1.44	45d	1	0.67mi
8501 E 92nd St Kansas City, MO	3.0	1.5	1107	$1,745	$1.58	24d	1	0.68mi
8506 E 91st Ter Kansas City, MO	3.0	1.5	1020	$1,450	$1.42	17d	1	0.76mi
9214 Farley Ave Kansas City, MO	3.0	2.0	1060	$1,686	$1.59	13d	1	0.76mi
8300 E 104th Ter Kansas City, MO	3.0	1.0	1204	$1,450	$1.20	24d	1	0.79mi
8300 E 104th Ter Kansas City, MO	3.0	1.0	1204	$1,400	$1.16	13d	1	0.79mi
8509 E 91st St Kansas City, MO	3.0	1.5	1350	$1,350	$1.00	45d	1	0.80mi
10408 Smalley Ct Kansas City, MO	3.0	1.5	1500	$1,599	$1.07	24d	1	0.83mi
10401 Richmond Ave Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	24d	1	0.93mi
8921 E 90th Ter Kansas City, MO	4.0	2.5	1298	$1,831	$1.41	24d	1	1.01mi
8001 E 89th Ter Kansas City, MO	3.0	2.0	1014	$1,545	$1.52	45d	1	1.02mi
7902 E 89th Ter Kansas City, MO	3.0	1.5	1068	$1,516	$1.42	18d	1	1.05mi
9444 Newton Ave Unit 9400A Kansas City, MO	2.0	1.0	1008	$1,155	$1.15	18d	1	1.08mi
9444 Newton Ave Unit 9329C Kansas City, MO	2.0	1.5	954	$1,155	$1.21	18d	1	1.08mi
9444 Newton Ave Kansas City, MO	1.0–2.0	1.0–1.5	957	$1,300	$1.36	3d	26	1.08mi
9444 Newton Ave Unit 9446D Kansas City, MO	2.0	1.0	882	$1,025	$1.16	18d	1	1.14mi
8812 Manchester Ave Kansas City, MO	3.0	1.0	1066	$1,586	$1.49	13d	1	1.15mi
8002 E 88th Pl Kansas City, MO	3.0	2.0	984	$1,495	$1.52	45d	1	1.16mi
10000 Bennington Ave Kansas City, MO	4.0	2.5	1032	$1,550	$1.50	45d	1	1.16mi
10607 Richmond Ave Kansas City, MO	3.0	1.0	912	$1,499	$1.64	17d	1	1.18mi
10719 Bristol Ter Kansas City, MO	3.0	2.0	1096	$1,456	$1.33	24d	1	1.31mi
8700 E 87th St Raytown, MO	3.0	2.0	1032	$1,481	$1.44	18d	1	1.38mi
9516 Raytown Rd Kansas City, MO	3.0	2.0	1000	$1,445	$1.45	17d	1	1.38mi
8622 E 108th Ter Kansas City, MO	3.0	1.0	993	$1,995	$2.01	4d	1	1.40mi
9909 Wheeling Ave Kansas City, MO	3.0	1.0	1208	$1,350	$1.12	17d	1	1.41mi
8600 Everett St Raytown, MO	3.0	1.5	956	$1,550	$1.62	45d	1	1.44mi
8620 E Utopia Dr Raytown, MO	1.0–3.0	1.0–2.0	854	$1,249	$1.46	3d	10	1.48mi

Listing history 23 events

1. 2026-06-21
   statusdays on market $140,000 Pending 23 DOM
2. 2026-06-18
   days on market $140,000 Active 22 DOM
3. 2026-06-17
   days on market $140,000 Active 21 DOM
4. 2026-06-16
   days on market $140,000 Active 20 DOM
5. 2026-06-15
   days on market $140,000 Active 19 DOM
6. 2026-06-13
   days on market $140,000 Active 17 DOM
7. 2026-06-13
   days on market $140,000 Active 16 DOM
8. 2026-06-09
   days on market $140,000 Active 13 DOM
9. 2026-06-08
   days on market $140,000 Active 12 DOM
10. 2026-06-07
    pricedays on market $140,000 Active 11 DOM
11. 2026-06-03
    days on market $150,000 Active 7 DOM
12. 2026-06-02
    days on market $150,000 Active 6 DOM
13. 2026-06-01
    days on market $150,000 Active 5 DOM
14. 2026-05-31
    days on market $150,000 Active 4 DOM
15. 2026-05-27
    listed $150,000 Active
16. 2025-12-05
    historical
17. 2025-07-15
    listed $550,000 Active
18. 2016-02-08
    soldstatus
19. 2016-02-05
    soldstatus Sold 329-char remark

    Show marketing remark (329 chars)

    Clean 3 Bedroom 1 Bathroom ranch in nice, quiet neighborhood, Refinished Hardwood Floors throughout, New Kitchen and Bathroom, New Roof, Fresh Paint Inside and Out, Seller is still making finishing touches, For any questions contact the listing agent The seller and agent are related. The seller is a licensed agent in KS and MO.

20. 2016-01-22
    status Pending 329-char remark

    Show marketing remark (329 chars)

    Clean 3 Bedroom 1 Bathroom ranch in nice, quiet neighborhood, Refinished Hardwood Floors throughout, New Kitchen and Bathroom, New Roof, Fresh Paint Inside and Out, Seller is still making finishing touches, For any questions contact the listing agent The seller and agent are related. The seller is a licensed agent in KS and MO.

21. 2016-01-15
    listed $49,950 Active 329-char remark

    Show marketing remark (329 chars)

    Clean 3 Bedroom 1 Bathroom ranch in nice, quiet neighborhood, Refinished Hardwood Floors throughout, New Kitchen and Bathroom, New Roof, Fresh Paint Inside and Out, Seller is still making finishing touches, For any questions contact the listing agent The seller and agent are related. The seller is a licensed agent in KS and MO.

22. 2014-05-28
    soldstatus
23. 1994-06-17
    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: $1,029 · $86/mo
• Projected year-2 tax: $1,358 · $113/mo
• Expected delta: +$329/yr (+$27/mo · 32.0%)

ⓘ 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: $18,511
• − Mortgage interest: −$7,842
• − Property taxes: −$1,029
• − Insurance: −$700
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − Depreciation: −$4,073
• Taxable income: $1,905
• Est. tax owed @ 24.0%: −$457
• After-tax cash flow: $3,627/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

+200.3% since first listed

9 events — show timeline

• 2026-05-27 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-05 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-07-15 Listed $550,000 Heartland MLS as Distributed by MLS Grid
• 2016-02-08 Sold (Public Records) — Public Records
• 2016-02-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-01-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2016-01-15 Listed $49,950 Heartland MLS as Distributed by MLS Grid
• 2014-05-28 Sold (Public Records) — Public Records
• 1994-06-17 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,029 · -13.1% YoY. Source: county tax records.