1445 E 77 St · Kansas City, MO 64131

$135,000

2 bd · 1.0 ba · 1,276 sqft · SingleFamily public records · 124 Days on market

Built 1956 7,572 sqft lot Est $157k · 14% 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 +21.1/30.0
• ARV discount +13.8/15.0
• DSCR +6.7/10.0
• 1% rule +4.8/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is owned by the U. S. Department of Housing and Urban Development (HUD). This HUD home is sold "as-is" / "where-is" with any and all faults. Agents must be registered with HUD for the bidding process. Call listing office to bid your price on this house. Buyer must have a mortgage commitment or cash. This home is case number:291-357671 BUYERS AGENTS: Bids can get cancelled or contracts rejected, check www. bidselect. comDAILY for status of home. When showing this house HUD needs you to sign the log in sheet at the house. Please lock the doors when done showing. Read Showing Agent Information for all needed details and links.

Key facts

• 7,572 sq ft lot
• Garage
• Built 1956

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/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 $133k (1.6% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: schools C-, crime F.
• Kansas City 33 (urban): math 12% / reading 24% proficiency, ranked #308 of 324 in MO (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+4.0%/yr); 133 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $933 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 124 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.98% ✗
• Cap rate: 8.01%
• Cash-on-cash: 6.14%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $156,948
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1321 E 76th St	0.23mi	3/1.0 (+1)	1,192 (-7%)	1mo	$210,000	$176	72
1137 E 76th Ter	0.27mi	3/1.5 (+1)	1,334 (+4%)	3mo	$170,000	$127	71
7620 Paseo Blvd	0.17mi	3/2.0 (+1)	1,196 (-6%)	3mo	$130,000	$109	70
1421 E 77th St	0.06mi	3/1.5 (+1)	1,087 (-15%)	2mo	$205,000	$189	64
1002 E 79th St	0.43mi	3/2.0 (+1)	1,223 (-4%)	3mo	$150,000	$123	61
8042 Brooklyn Ave	0.58mi	3/1.5 (+1)	1,261 (-1%)	4mo	$100,000	$79	60
7336 Olive St	0.68mi	3/1.0 (+1)	1,232 (-3%)	3mo	$77,000	$63	55
2205 E 77th Ter	0.41mi	3/2.0 (+1)	1,154 (-10%)	2mo	$120,000	$104	54
7300 Tracy Ave	0.60mi	3/1.0 (+1)	1,186 (-7%)	3mo	$175,000	$148	53
1116 E 77th Ter	0.31mi	3/2.0 (+1)	1,460 (+14%)	2mo	$215,000	$147	51
8009 Park Ave	0.57mi	3/1.5 (+1)	1,154 (-10%)	4mo	$114,000	$99	47
8241 Highland Ave	0.64mi	3/1.0 (+1)	1,126 (-12%)	0mo	$99,000	$88	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 · 3.97% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-8,273
• Equity at exit: $20,129

10-year hold

• IRR: 4.9%
• Equity multiple: 1.37×
• Total profit: $14,028
• Equity at exit: $11,672

Cash invested: $37,800 (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: 133
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,328 high
• Mortgage (P&I): −$708
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $193

Break-even live

Break-even rent $1,083

Max offer price $135,000

Occupancy floor 80%

Sensitivity live

Price	-10% $270	-5% $232	+0% $193	+5% $155	+10% $117
Rent	-10% $89	-5% $141	+0% $193	+5% $246	+10% $298
Rate	-1.0pp $261	-0.5pp $228	base $193	+0.5pp $158	+1.0pp $123

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1830 E 78th St Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	13d	1	0.24mi
1836 E 77th St Kansas City, MO	2.0	1.0	1200	$1,150	$0.96	22d	1	0.25mi
1827 E 75th Ter Kansas City, MO	3.0	1.5	1700	$1,595	$0.94	17d	1	0.30mi
7560 Prospect Ave Unit G Kansas City, MO	1.0	1.0	900	$925	$1.03	5d	1	0.58mi
7560 Prospect Ave Unit F Kansas City, MO	1.0	1.0	900	$925	$1.03	45d	1	0.60mi
8101 Campbell St Kansas City, MO	2.0	1.0	820	$888	$1.08	3d	1	0.63mi
8150 Troost Ave Unit 53 Kansas City, MO	2.0	1.0	900	$1,200	$1.33	45d	1	0.65mi
2607 E 73rd St Kansas City, MO	2.0	1.0	1212	$1,050	$0.87	24d	1	0.83mi
822 E 72nd St Kansas City, MO	3.0	3.0	1800	$2,400	$1.33	22d	1	0.83mi
320 E 79th Ter Kansas City, MO	3.0	1.0	1100	$1,700	$1.55	45d	1	0.91mi
3106 E 75th St Kansas City, MO	3.0	1.5	985	$1,225	$1.24	22d	1	1.00mi
7240 Agnes Ave Kansas City, MO	3.0	1.0	1140	$1,350	$1.18	3d	1	1.02mi
8104 McGee St Kansas City, MO	2.0	1.0	1100	$1,350	$1.23	24d	1	1.07mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,645	$1.50	24d	1	1.13mi
7426 Indiana Ave Kansas City, MO	3.0	1.0	1100	$1,400	$1.27	45d	1	1.16mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	15d	1	1.16mi
1831 E 68th St Kansas City, MO	3.0	1.0	1043	$1,250	$1.20	17d	1	1.17mi
2120 E 68th Ter Kansas City, MO	2.0	1.0	930	$1,200	$1.29	24d	1	1.18mi
7524 Baltimore Ave Kansas City, MO	2.0	1.0	1000	$1,300	$1.30	17d	1	1.23mi
119 W 79th Ter Kansas City, MO	3.0	2.0	1312	$2,205	$1.68	3d	1	1.26mi
1805 E 67th St Kansas City, MO	2.0	1.0	1064	$1,200	$1.13	17d	1	1.29mi
6653 Lydia Ave Kansas City, MO	3.0	1.0	962	$1,500	$1.56	17d	1	1.32mi
1435 E 66th Ter Kansas City, MO	3.0	1.0	988	$1,340	$1.36	13d	1	1.34mi
2430 E 67th Ter Kansas City, MO	3.0	2.0	960	$1,195	$1.24	45d	1	1.36mi
7127 Bales Ave Kansas City, MO	3.0	1.0	900	$1,350	$1.50	24d	1	1.39mi
6720 Holmes Rd Kansas City, MO	3.0	3.0	1552	$2,695	$1.74	45d	1	1.42mi
8701 Chestnut Cir Kansas City, MO	1.0–2.0	1.0–2.0	925	$1,115	$1.21	3d	15	1.43mi

Listing history 17 events

1. 2025-12-18
   soldstatus
2. 2025-11-15
   status Pending
3. 2025-09-19
   price $135,000
4. 2025-07-15
   listed $155,000 Active
5. 2009-07-28
   soldstatus 669-char remark

   Show marketing remark (669 chars)

   This home is owned by the U. S. Department of Housing and Urban Development (HUD). This HUD home is sold "as-is" / "where-is" with any and all faults. Agents must be registered with HUD for the bidding process. Call listing office to bid your price on this house. Buyer must have a mortgage commitment or cash. This home is case number:291-357671 BUYERS AGENTS: Bids can get cancelled or contracts rejected, check www. bidselect. comDAILY for status of home. When showing this house HUD needs you to sign the log in sheet at the house. Please lock the doors when done showing. Read Showing Agent Information for all needed details and links.

6. 2009-05-12
   listed $31,500 669-char remark

   Show marketing remark (669 chars)

   This home is owned by the U. S. Department of Housing and Urban Development (HUD). This HUD home is sold "as-is" / "where-is" with any and all faults. Agents must be registered with HUD for the bidding process. Call listing office to bid your price on this house. Buyer must have a mortgage commitment or cash. This home is case number:291-357671 BUYERS AGENTS: Bids can get cancelled or contracts rejected, check www. bidselect. comDAILY for status of home. When showing this house HUD needs you to sign the log in sheet at the house. Please lock the doors when done showing. Read Showing Agent Information for all needed details and links.

7. 2008-04-23
   listed $65,000 206-char remark

   Show marketing remark (206 chars)

   * Great Ranch Starter Home with Large Room Sizes * Newer Kitchen and Appliances * Newer Bath * Sunroom Great for Entertaining * Newer Carpet and Fixtures * Huge Fenced Backyard * Move-in Ready *

8. 2007-10-03
   soldstatus
9. 2007-09-28
   soldstatus
10. 2007-03-08
    listed $74,900
11. 2006-10-31
    soldstatus
12. 2004-09-15
    soldstatus
13. 2003-02-04
    soldstatus
14. 2002-09-16
    soldstatus
15. 2002-09-13
    soldstatus
16. 2002-08-16
    listed $35,000
17. 1994-01-21
    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: $1,096 · $91/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$213/yr (+$18/mo · 19.5%)

ⓘ 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,934
• − Mortgage interest: −$7,562
• − Property taxes: −$1,096
• − Insurance: −$675
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$3,927
• Taxable income: $124
• Est. tax owed @ 24.0%: −$30
• After-tax cash flow: $2,292/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: Kansas City 33
• NCES district ID: 2916400
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 24% ▬ 0.00%
• Median HH income: $35,227
• Composite: 14.8/100
• National rank: #9387
• State rank: #308 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

+285.7% since first listed

17 events — show timeline

• 2025-12-18 Sold (Public Records) — Public Records
• 2025-11-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-09-19 Price Changed $135,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-15 Listed $155,000 Heartland MLS as Distributed by MLS Grid
• 2009-07-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-05-12 Listed $31,500 Heartland MLS as Distributed by MLS Grid
• 2008-04-23 Listed $65,000 Heartland MLS as Distributed by MLS Grid
• 2007-10-03 Sold (Public Records) — Public Records
• 2007-09-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-03-08 Listed $74,900 Heartland MLS as Distributed by MLS Grid
• 2006-10-31 Sold (Public Records) — Public Records
• 2004-09-15 Sold (Public Records) — Public Records
• 2003-02-04 Sold (Public Records) — Public Records
• 2002-09-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2002-09-13 Sold (Public Records) — Public Records
• 2002-08-16 Listed $35,000 Heartland MLS as Distributed by MLS Grid
• 1994-01-21 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,096 · -3.2% YoY. Source: county tax records.