1434 E 80th St · Kansas City, MO 64131

$125,000

2 bd · 1.0 ba · 949 sqft · SingleFamily public records · 45 Days on market

Built 1939 8,769 sqft lot $132/sqft · 19% below area Est $155k · 19% under

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Why this score? — see what drove the C- 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 +17.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.8/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Updated home with a bright living room and arched opening to the dining area, plus neutral interior paint and white trim. The kitchen features granite-look countertops, subway-tile backsplash, double-bowl sink with gooseneck faucet, stainless electric range, and LVP-style flooring, plus a rear door to the yard. Hardwood flooring runs through the main living areas. The refreshed bath offers a tub/shower surround, pedestal sink, and updated lighting. The unfinished basement with painted stone foundation provides a large open area for storage and hobby space with easy access to mechanicals/utilities. Spacious front yard with mature shade trees. Buyer to verify all info and measurements.

Key facts

• Bright living room
• Arched opening
• Double-bowl sink

Tags

• BRIGHT LIVING ROOM
• ARCHED OPENING
• GRANITE-LOOK COUNTERTOPS
• SUBWAY-TILE BACKSPLASH
• DOUBLE-BOWL SINK
• STAINLESS ELECTRIC RANGE

Property features AI

Finance

• Other: Property age: approximately 76–100 years
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story (ranch)
• Construction: Frame construction; Composition roof; Basement with inside entrance; unfinished stone/rock
• Exterior features: Lot approximately 8,769 square feet

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/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 $122k (2.1% below list).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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.
• Center 58 (urban): math 12% / reading 29% proficiency, ranked #301 of 324 in MO (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+4.0%/yr); 131 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y 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 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — 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. 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: 0.98% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.06%
• DSCR: 1.14
• GRM: 8.5

CMA / ARV

• ARV (median comp): $154,979
• List price: $125,000
• Delta: -19.34%
• 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
8028 Flora Ave	0.12mi	2/1.0	906 (-4%)	1mo	$130,000	$143	86
7930 Michigan St	0.28mi	2/1.0	960 (+1%)	3mo	$60,000	$63	82
1429 E 79th St	0.12mi	3/1.5 (+1)	986 (+4%)	3mo	$139,000	$141	78
8116 Wayne Ave	0.25mi	3/1.0 (+1)	996 (+5%)	1mo	$112,500	$113	74
8119 Wayne Ave	0.27mi	2/1.0	882 (-7%)	4mo	$85,000	$96	73
1404 E 77th St	0.29mi	1/1.0 (-1)	1,014 (+7%)	1mo	$118,000	$116	69
1518 E 76th St	0.44mi	2/1.0	1,039 (+10%)	1mo	$185,000	$178	62
8444 Wayne St	0.65mi	2/1.5	987 (+4%)	1mo	$94,000	$95	60
8236 Flora Ave	0.37mi	3/2.0 (+1)	864 (-9%)	0mo	$195,000	$226	58
2121 E 77th Ter	0.48mi	2/1.0	832 (-12%)	2mo	$78,000	$94	56
1421 E 77th St	0.26mi	3/1.5 (+1)	1,087 (+14%)	2mo	$205,000	$189	55
8111 Park Ave	0.60mi	3/2.0 (+1)	882 (-7%)	3mo	$129,900	$147	49

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 · 3.97% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.62×
• Total profit: $-13,332
• Equity at exit: $18,638

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $873
• Equity at exit: $10,808

Cash invested: $35,000 (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 64131

• Rents YoY: 4.0%
• Active inventory: 131
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,223 high
• Mortgage (P&I): −$656
• Tax from tax record: −$169 /mo · $2,033/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $89

Break-even live

Break-even rent $1,110

Max offer price $125,000

Occupancy floor 88%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8226 Flora Ave Kansas City, MO	2.0	1.0	862	$1,200	$1.39	3d	1	0.32mi
1830 E 78th St Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	12d	1	0.34mi
8222 Troost Ave Unit 8222-1 Kansas City, MO	2.0	1.0	825	$1,400	$1.70	14d	1	0.39mi
8150 Troost Ave Unit 53 Kansas City, MO	2.0	1.0	900	$1,200	$1.33	44d	1	0.40mi
8101 Campbell St Kansas City, MO	2.0	1.0	820	$888	$1.08	1d	1	0.40mi
1861 E 78th St Kansas City, MO	3.0	1.0	864	$1,095	$1.27	16d	1	0.41mi
8208 Troost Ave Unit 8218-3 Kansas City, MO	2.0	1.0	750	$1,345	$1.79	44d	1	0.42mi
8208 Troost Ave Kansas City, MO	1.0–2.0	1.0	761	$1,395	$1.83	7d	2	0.43mi
7427 Arleta Blvd Kansas City, MO	2.0	1.0	805	$1,150	$1.43	44d	1	0.73mi
7560 Prospect Ave Unit G Kansas City, MO	1.0	1.0	900	$925	$1.03	4d	1	0.77mi
320 E 79th Ter Kansas City, MO	3.0	1.0	1100	$1,700	$1.55	44d	1	0.79mi
7560 Prospect Ave Unit F Kansas City, MO	1.0	1.0	900	$925	$1.03	44d	1	0.79mi
7605 Locust St Kansas City, MO	2.0	1.0	744	$1,325	$1.78	7d	1	0.82mi
8104 McGee St Kansas City, MO	2.0	1.0	1100	$1,350	$1.23	23d	1	0.88mi
7411 Montgall Ave Kansas City, MO	3.0	1.0	840	$1,200	$1.43	44d	1	1.02mi
8701 Chestnut Cir Kansas City, MO	1.0–2.0	1.0–2.0	925	$1,115	$1.21	1d	15	1.15mi
3106 E 75th St Kansas City, MO	3.0	1.5	985	$1,225	$1.24	21d	1	1.20mi
7412 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	780	$1,200	$1.54	2d	1	1.21mi
7524 Baltimore Ave Kansas City, MO	2.0	1.0	1000	$1,300	$1.30	16d	1	1.22mi
7317 Agnes Ave Kansas City, MO	2.0	1.0	767	$895	$1.17	23d	1	1.24mi
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	12d	1	1.33mi
7426 Indiana Ave Kansas City, MO	3.0	1.0	1100	$1,400	$1.27	44d	1	1.35mi
316 E Gregory Blvd Unit 3W Kansas City, MO	1.0	1.0	700	$1,149	$1.64	16d	1	1.38mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,645	$1.50	23d	1	1.39mi
202 E Gregory Blvd Kansas City, MO	1.0	1.0	600	$1,149	$1.92	2d	2	1.41mi
7131 Main St Kansas City, MO	1.0	1.0	850	$1,250	$1.47	4d	1	1.43mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	14d	1	1.44mi
6921 Prospect Ave Unit C Kansas City, MO	1.0	1.0	538	$850	$1.58	4d	1	1.46mi
1831 E 68th St Kansas City, MO	3.0	1.0	1043	$1,250	$1.20	16d	1	1.46mi
2120 E 68th Ter Kansas City, MO	2.0	1.0	930	$1,200	$1.29	23d	1	1.47mi
7036 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	810	$1,200	$1.48	2d	1	1.49mi

Listing history 35 events

1. 2026-06-18
   days on market $125,000 Active 45 DOM
2. 2026-06-17
   days on market $125,000 Active 44 DOM
3. 2026-06-16
   days on market $125,000 Active 43 DOM
4. 2026-06-15
   days on market $125,000 Active 42 DOM
5. 2026-06-13
   days on market $125,000 Active 40 DOM
6. 2026-06-09
   pricedays on market $125,000 Active 36 DOM
7. 2026-06-08
   days on market $130,000 Active 35 DOM
8. 2026-06-07
   days on market $130,000 Active 34 DOM
9. 2026-06-03
   days on market $130,000 Active 30 DOM
10. 2026-06-02
    days on market $130,000 Active 29 DOM
11. 2026-06-01
    days on market $130,000 Active 28 DOM
12. 2026-05-31
    days on market $130,000 Active 27 DOM
13. 2026-05-04
    listed $130,000 Active 692-char remark
14. 2026-05-04
    historical
15. 2026-04-16
    historical Active Under Contract
16. 2026-03-26
    price $130,000
17. 2026-03-11
    listed $140,000 Active
18. 2026-03-11
    historical
19. 2026-02-13
    price $140,000
20. 2026-01-26
    listed $150,000 Active
21. 2022-07-06
    price $1,200
22. 2022-06-22
    historical
23. 2022-06-21
    soldstatus
24. 2022-04-08
    listed $169,000 Active
25. 2022-04-04
    soldstatus
26. 2022-03-29
    soldstatus Closed
27. 2022-03-06
    status Pending
28. 2022-03-06
    status Active
29. 2022-02-27
    status Pending
30. 2022-02-24
    listed $80,000 Active
31. 2000-06-01
    soldstatus
32. 1999-11-18
    soldstatus
33. 1999-11-16
    soldstatus
34. 1999-09-15
    listed $24,000
35. 1996-09-30
    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: $2,033 · $169/mo
• Projected year-2 tax: $2,033 · $169/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 ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,679
• − Mortgage interest: −$7,002
• − Property taxes: −$2,033
• − Insurance: −$625
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$3,636
• Taxable loss: −$966
• Est. tax savings @ 24.0%: +$232
• After-tax cash flow: $1,304/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: Center 58
• NCES district ID: 2908250
• Math proficiency: 12% ▼ -15.00%
• Reading proficiency: 29% ▼ -6.00%
• Median HH income: $43,544
• Composite: 17.64/100
• National rank: #9031
• State rank: #301 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): 21,942
• Household income: $64,201
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1249.0

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: White 48% Black 39% Hispanic / Latino 7% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 5% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -253.25%
• Current HPI: 340.8202
• Rent YoY: ▲ 3.97%
• 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

+420.8% since first listed

24 events — show timeline

• 2026-06-08 Price Changed $125,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-04 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-05-04 Listed $130,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-16 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $130,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-11 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-03-11 Listed $140,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-13 Price Changed $140,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-26 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2022-07-06 Price Changed $1,200 RENT.
• 2022-06-22 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-06-21 Sold (Public Records) — Public Records
• 2022-04-08 Listed $169,000 Heartland MLS as Distributed by MLS Grid
• 2022-04-04 Sold (Public Records) — Public Records
• 2022-03-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-03-06 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-03-06 Relisted — Heartland MLS as Distributed by MLS Grid
• 2022-02-27 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-02-24 Listed $80,000 Heartland MLS as Distributed by MLS Grid
• 2000-06-01 Sold (Public Records) — Public Records
• 1999-11-18 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1999-11-16 Sold (Public Records) — Public Records
• 1999-09-15 Listed $24,000 Heartland MLS as Distributed by MLS Grid
• 1996-09-30 Sold (Public Records) — Public Records

Property tax history

+19.0%/yr

Latest (2025): $2,033 · +60.5% YoY. Source: county tax records.