8602 E 91st Ter · Kansas City, MO 64138

$179,000

3 bd · 1.5 ba · 1,200 sqft · SingleFamily public records · 12 Days on market

Built 1961 9,031 sqft lot Est $185k · 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 +15.0/30.0
• ARV discount +8.9/15.0
• DSCR +4.6/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Open to all Bidders! HUD Owned Case# 291-622187 for sale. $ 175,000 list price. 3 bedroom 1.5 bathroom 2 car detached garage full unfinished basement, fenced back yard near 91st terrace and James A. Reed Rd. HUD Homes re sold AS IS where is in current condition, $100 down and 203K financing available. Please call me or your Realtor® to schedule an appointment to view this home. HUD Homes are sold “as is”. Ask agent for details and have them submit offer online.

Key facts

• Formal dining room
• Eating area
• Main bathroom

Tags

• NEWLY BUILT FRONT PORCH
• LARGE LIVING ROOM
• FORMAL DINING ROOM
• UPDATED KITCHEN
• EATING AREA
• MAIN BATHROOM

Property features AI

Finance

• Other: Directions available: E Bannister Rd towards James A. Reed, right on Start Ave, left on E 91st Terr; house on the right
• Financial info: Tax amount available but omitted per instructions
• HOA & community: No association fees

Exterior

• Parking: Detached 2-car garage
• Security: Security details not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One-level (ranch) design
• Construction: Board & batten siding; Composition roof; Estimated age: 76–100 years
• Exterior features: Lot approximately 9,031 square feet

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: 3 bedrooms
• Flooring: Flooring details not specified
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Ranch floor plan; Basement with concrete construction and inside entrance; Total of 9 rooms including living room, dining room, family room
• Laundry & utility: Laundry/utility details not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $56 ($670/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 $154k (14.1% below list).
• Recommended offer: $154k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 (+3.1%/yr); 138 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 ($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 $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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 19y 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.

Recommended offer $153,737 (14.1% below list)

Questions for the listing agent

1. Built in 1961 — 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: 0.86% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $184,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8602 E 91st Ter	0.00mi	3/1.5	1,300 (+8%)	1mo	$140,000	$108	85
8501 E 93rd St	0.31mi	3/2.0	1,300 (+8%)	0mo	$227,900	$175	70
8919 Stark Ave	0.32mi	3/1.5	1,304 (+9%)	2mo	$164,900	$126	69
9214 Manchester Ave	0.55mi	3/1.0	1,230 (+2%)	1mo	$182,488	$148	67
9219 Lewis Ave	0.24mi	3/2.0	1,073 (-11%)	3mo	$164,900	$154	67
9210 Marsh Ave	0.31mi	3/2.0	1,300 (+8%)	3mo	$250,000	$192	67
7718 E 90th Ter	0.56mi	3/1.5	1,120 (-7%)	1mo	$165,000	$147	62
9016 Sycamore Way	0.41mi	3/1.0	1,080 (-10%)	1mo	$113,406	$105	62
9407 Palmer Ave	0.66mi	3/1.0	1,170 (-2%)	2mo	$195,000	$167	61
8800 Kentucky Ave	0.52mi	3/1.5	1,104 (-8%)	2mo	$190,000	$172	61
8608 Spring Valley Rd	0.63mi	3/2.0	1,301 (+8%)	3mo	$200,000	$154	52
8608 Kentucky Ave	0.69mi	3/2.5	1,032 (-14%)	1mo	$192,500	$187	40

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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-25,366
• Equity at exit: $26,689

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-17,165
• Equity at exit: $15,477

Cash invested: $50,120 (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: 138
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,537 high
• Mortgage (P&I): −$939
• Tax from tax record: −$145 /mo · $1,745/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $56

Break-even live

Break-even rent $1,467

Max offer price $179,000

Occupancy floor 91%

Sensitivity live

Price	-10% $157	-5% $107	+0% $56	+5% $5	+10% $-45
Rent	-10% $-66	-5% $-5	+0% $56	+5% $117	+10% $177
Rate	-1.0pp $146	-0.5pp $101	base $56	+0.5pp $9	+1.0pp $-38

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8509 E 91st St Kansas City, MO	3.0	1.5	1350	$1,350	$1.00	44d	1	0.06mi
8506 E 91st Ter Kansas City, MO	3.0	1.5	1020	$1,450	$1.42	17d	1	0.07mi
8501 E 92nd St Kansas City, MO	3.0	1.5	1107	$1,745	$1.58	24d	1	0.14mi
8713 E 92nd Pl Kansas City, MO	3.0	2.0	1073	$1,550	$1.44	44d	1	0.23mi
9214 Farley Ave Kansas City, MO	3.0	2.0	1060	$1,686	$1.59	13d	1	0.24mi
9307 Stark Ave Kansas City, MO	3.0	2.0	1073	$1,385	$1.29	44d	1	0.33mi
9309 Farley Ave Kansas City, MO	3.0	2.0	999	$1,411	$1.41	4d	1	0.37mi
8921 E 90th Ter Kansas City, MO	4.0	2.5	1298	$1,831	$1.41	24d	1	0.38mi
820 E 93rd Ter Kansas City, MO	1.0–2.0	1.0–2.0	1040	$1,165	$1.12	4d	1	0.39mi
8001 E 89th Ter Kansas City, MO	3.0	2.0	1014	$1,545	$1.52	44d	1	0.46mi
7902 E 89th Ter Kansas City, MO	3.0	1.5	1068	$1,516	$1.42	18d	1	0.50mi
8002 E 88th Pl Kansas City, MO	3.0	2.0	984	$1,495	$1.52	44d	1	0.55mi
8700 E 87th St Raytown, MO	3.0	2.0	1032	$1,481	$1.44	18d	1	0.59mi
8812 Manchester Ave Kansas City, MO	3.0	1.0	1066	$1,586	$1.49	13d	1	0.61mi
8600 Everett St Raytown, MO	3.0	1.5	956	$1,550	$1.62	44d	1	0.66mi
8620 E Utopia Dr Raytown, MO	1.0–3.0	1.0–2.0	854	$1,249	$1.46	2d	10	0.71mi
8622 Lane Ave Unit C Raytown, MO	2.0	1.0	872	$995	$1.14	44d	1	0.76mi
9809 Wallace Ave Kansas City, MO	3.0	1.0	956	$1,500	$1.57	24d	1	0.82mi
9727 Marsh Ave Kansas City, MO	3.0	1.0	1271	$1,706	$1.34	44d	1	0.85mi
9811 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,295	$1.42	44d	1	0.91mi
8407 E 98th Ter Kansas City, MO	3.0	1.0	940	$1,395	$1.48	24d	1	0.91mi
8407 E 98th Ter Kansas City, MO	3.0	1.0	940	$1,395	$1.48	17d	1	0.91mi
9115 E 85 St Unit 9115 Raytown, MO	2.0	1.0	892	$800	$0.90	44d	1	0.96mi
7510 E 85th Ter Kansas City, MO	1.0–2.0	1.0	852	$1,300	$1.53	44d	1	0.96mi
8806 Crescent Ave Kansas City, MO	3.0	2.5	1148	$1,795	$1.56	4d	1	0.96mi
8500 Elm Ave Raytown, MO	3.0	2.0	1250	$1,550	$1.24	44d	1	1.01mi
7211 E 87th St Kansas City, MO	2.0	1.0	988	$1,306	$1.32	4d	1	1.06mi
8951 E 83rd St Raytown, MO	4.0	2.0	926	$1,516	$1.64	24d	1	1.10mi
8608 Crystal Ave Kansas City, MO	3.0	1.0	840	$1,445	$1.72	17d	1	1.13mi
8618 Corrington Ave Kansas City, MO	3.0	1.0	864	$1,500	$1.74	4d	1	1.15mi
9444 Newton Ave Kansas City, MO	1.0–2.0	1.0–1.5	957	$1,300	$1.36	2d	26	1.23mi
9444 Newton Ave Unit 9329C Kansas City, MO	2.0	1.5	954	$1,155	$1.21	18d	1	1.26mi
9444 Newton Ave Unit 9400A Kansas City, MO	2.0	1.0	1008	$1,155	$1.15	18d	1	1.26mi
9516 Raytown Rd Kansas City, MO	3.0	2.0	1000	$1,445	$1.45	17d	1	1.30mi
9444 Newton Ave Unit 9446D Kansas City, MO	2.0	1.0	882	$1,025	$1.16	18d	1	1.30mi
9400 E 82nd St Raytown, MO	3.0	2.0	1396	$1,606	$1.15	4d	1	1.43mi

Listing history 11 events

1. 2026-06-18
   days on market $179,000 Active 12 DOM
2. 2026-06-17
   statusdays on market $179,000 Active 11 DOM
3. 2026-06-16
   days on market $179,000 Active Under Contract 10 DOM
4. 2026-06-15
   days on market $179,000 Active Under Contract 9 DOM
5. 2026-06-13
   days on market $179,000 Active Under Contract 7 DOM
6. 2026-06-13
   days on market $179,000 Active Under Contract 6 DOM
7. 2026-06-09
   days on market $179,000 Active Under Contract 3 DOM
8. 2026-06-08
   days on market $179,000 Active Under Contract 2 DOM
9. 2026-06-08
   status $179,000 Active Under Contract 1 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $179,000 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: $1,745 · $145/mo
• Projected year-2 tax: $1,745 · $145/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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,448
• − Mortgage interest: −$10,027
• − Property taxes: −$1,745
• − Insurance: −$895
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$5,207
• Taxable loss: −$2,377
• Est. tax savings @ 24.0%: +$571
• After-tax cash flow: $1,241/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

+59.8% since first listed

31 events — show timeline

• 2026-06-06 Listed $179,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2026-04-13 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-09 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-11 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-03 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-02-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-21 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-02-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-03 Price Changed $140,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-10 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-12-31 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-12-27 Price Changed $161,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-06 Listed $175,000 Heartland MLS as Distributed by MLS Grid
• 2024-07-22 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-04-24 Price Changed $185,000 Heartland MLS as Distributed by MLS Grid
• 2024-04-11 Price Changed $189,000 Heartland MLS as Distributed by MLS Grid
• 2024-03-11 Listed $195,000 Heartland MLS as Distributed by MLS Grid
• 2022-07-12 Sold (Public Records) — Public Records
• 2022-07-08 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-06-11 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-06-09 Listed $169,900 Heartland MLS as Distributed by MLS Grid
• 2019-08-09 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-06-14 Listed $99,500 Heartland MLS as Distributed by MLS Grid
• 2019-04-12 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-03-22 Price Changed $99,900 Heartland MLS as Distributed by MLS Grid
• 2019-02-07 Listed $107,500 Heartland MLS as Distributed by MLS Grid
• 2009-06-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-04-09 Listed $39,900 Heartland MLS as Distributed by MLS Grid
• 2007-09-17 Listed $112,000 Heartland MLS as Distributed by MLS Grid
• 1993-12-16 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,745 · -37.4% YoY. Source: county tax records.