7344 Oak St · Kansas City, MO 64114

$184,900

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 36 Days on market

Built 1926 6,534 sqft lot $194/sqft · 34% below area Est $285k · 35% under ↓ 4% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +10.5/30.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• DSCR +3.0/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

In the heart of Waldo, this 2-bedroom home with a versatile third space offers a great mix of location and opportunity. A great opportunity to own in one of Waldo’s sought-after areas at an approachable price point. The additional third space offers flexibility for an office, guest room, or other uses to fit your needs. 2026 updates include new carpet in both bedrooms, new tile in the shower surround, new flooring in the bathroom and kitchen, and a new hot water heater, offering a great head start for the next owner. Enjoy a generously sized family room, a primary bedroom with two closets, and a dedicated breakfast area that adds to the home’s functionality and everyday comfort. The backyard is a true gardener’s paradise, filled with established perennials that will return year after year. Ideally situated, this home offers easy access to Waldo’s local shops, dining, and neighborhood favorites, making it simple to enjoy everything the area has to offer. This property offers a great opportunity to personalize over time or add to an investment portfolio.

Key facts

• 6,534 sq ft lot
• Built 1926
• Listed 36 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (23.0% below list).
• Recommended offer: $142k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: 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.
• Zoned schools: Ac Prep Elementary (math 12% / reading 27%, grade F, #941 of 1,115 statewide, top 86%, 341 students, 99% FRL); Central Middle School (math 0% / reading 9%, grade F, #388 of 391 statewide, top 99%, 428 students, 99% FRL); Southeast High School (math 2% / reading 12%, grade F, #512 of 521 statewide, top 99%, 487 students, 99% FRL) — zoned schools average 99% FRL vs 75% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.6%/yr); 179 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 36 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 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 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,408 (23.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.17%
• DSCR: 0.90
• GRM: 10.8

CMA / ARV

• ARV (median comp): $285,213
• List price: $184,900
• Delta: -35.17%
• 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
801 E 72nd St	0.43mi	2/1.0	991 (+4%)	2mo	$257,500	$260	72
7244 Baltimore Ave	0.34mi	3/2.0 (+1)	926 (-3%)	1mo	$325,000	$351	70
7229 Baltimore Ave	0.32mi	2/1.0	856 (-10%)	1mo	$225,000	$263	67
7300 Wyandotte St	0.38mi	2/1.0	840 (-12%)	0mo	$210,000	$250	62
317 E 78th Ter	0.60mi	3/1.0 (+1)	962 (+1%)	6mo	$199,900	$208	61
7514 Harrison St	0.45mi	2/1.0	867 (-9%)	7mo	$250,000	$288	58
7135 Main St	0.34mi	2/1.0	812 (-15%)	4mo	$180,000	$222	56
7406 Tracy Ave	0.63mi	3/1.0 (+1)	992 (+4%)	5mo	$118,000	$119	55
7613 Locust St	0.33mi	3/2.0 (+1)	1,080 (+13%)	5mo	$250,000	$231	49
7603 Pennsylvania Ave	0.64mi	2/2.0	1,040 (+9%)	5mo	$165,000	$159	46
928 E 78th St	0.69mi	3/1.0 (+1)	1,021 (+7%)	6mo	$226,000	$221	46
704 W 76th St	0.72mi	3/2.5 (+1)	920 (-3%)	6mo	$296,950	$323	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 · 4.57% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.35×
• Total profit: $-33,652
• Equity at exit: $27,569

10-year hold

• IRR: -7.9%
• Equity multiple: 0.47×
• Total profit: $-27,357
• Equity at exit: $15,987

Cash invested: $51,772 (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 64114

• Rents YoY: 4.6%
• Active inventory: 179
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,424 high
• Mortgage (P&I): −$970
• Tax from tax record: −$172 /mo · $2,063/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $-94

Break-even live

Break-even rent $1,543

Max offer price $168,370

Occupancy floor —

Sensitivity live

Price	-10% $11	-5% $-41	+0% $-94	+5% $-146	+10% $-198
Rent	-10% $-206	-5% $-150	+0% $-94	+5% $-37	+10% $19
Rate	-1.0pp $0	-0.5pp $-47	base $-94	+0.5pp $-141	+1.0pp $-190

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7605 Locust St Kansas City, MO	2.0	1.0	744	$1,325	$1.78	9d	1	0.31mi
7131 Main St Kansas City, MO	1.0	1.0	850	$1,250	$1.47	6d	1	0.37mi
316 E Gregory Blvd Unit 3W Kansas City, MO	1.0	1.0	700	$1,149	$1.64	18d	1	0.37mi
7524 Baltimore Ave Kansas City, MO	2.0	1.0	1000	$1,300	$1.30	18d	1	0.38mi
202 E Gregory Blvd Kansas City, MO	1.0	1.0	600	$1,149	$1.92	4d	2	0.39mi
7425 Pennsylvania Ave Kansas City, MO	3.0	2.0	1000	$1,695	$1.70	9d	1	0.60mi
320 E 79th Ter Kansas City, MO	3.0	1.0	1100	$1,700	$1.55	45d	1	0.69mi
8104 McGee St Kansas City, MO	2.0	1.0	1100	$1,350	$1.23	25d	1	0.93mi
8101 Campbell St Kansas City, MO	2.0	1.0	820	$888	$1.08	3d	1	0.94mi
8150 Troost Ave Unit 53 Kansas City, MO	2.0	1.0	900	$1,200	$1.33	45d	1	1.04mi
8208 Troost Ave Unit 8218-3 Kansas City, MO	2.0	1.0	750	$1,345	$1.79	45d	1	1.08mi
8208 Troost Ave Kansas City, MO	1.0–2.0	1.0	761	$1,395	$1.83	9d	2	1.09mi
8222 Troost Ave Unit 8222-1 Kansas City, MO	2.0	1.0	825	$1,400	$1.70	16d	1	1.11mi
6518 Rockhill Rd Kansas City, MO	2.0	1.0	900	$2,090	$2.32	45d	1	1.12mi
6551 Rockhill Rd Kansas City, MO	1.0–2.0	1.0–2.0	912	$2,128	$2.33	3d	10	1.12mi
6512 Rockhill Rd Kansas City, MO	2.0	1.0	900	$1,990	$2.21	3d	1	1.13mi
7427 Arleta Blvd Kansas City, MO	2.0	1.0	805	$1,150	$1.43	45d	1	1.14mi
7528 Terrace St Unit 7528TER Kansas City, MO	2.0	1.0	1000	$1,525	$1.52	45d	1	1.15mi
6653 Lydia Ave Kansas City, MO	3.0	1.0	962	$1,500	$1.56	18d	1	1.15mi
7544 Terrace St Unit 7544TER Kansas City, MO	2.0	1.0	1000	$1,525	$1.52	45d	1	1.15mi
7610 Terrace St Kansas City, MO	2.0	1.0	1000	$1,525	$1.52	45d	1	1.16mi
1435 E 66th Ter Kansas City, MO	3.0	1.0	988	$1,340	$1.36	14d	1	1.23mi
1830 E 78th St Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	14d	1	1.23mi
6421 Brookside Rd Unit 3S Kansas City, MO	1.0	1.0	550	$1,195	$2.17	9d	1	1.26mi
6409 Brookside Rd Apt 2N Kansas City, MO	1.0	1.0	560	$1,195	$2.13	18d	1	1.27mi
1831 E 68th St Kansas City, MO	3.0	1.0	1043	$1,250	$1.20	18d	1	1.29mi
1805 E 67th St Kansas City, MO	2.0	1.0	1064	$1,200	$1.13	18d	1	1.32mi
1861 E 78th St Kansas City, MO	3.0	1.0	864	$1,095	$1.27	18d	1	1.32mi
8226 Flora Ave Kansas City, MO	2.0	1.0	862	$1,200	$1.39	5d	1	1.33mi
662 E 63rd St Kansas City, MO	2.0	2.0	951	$1,655	$1.74	46d	1	1.38mi
2120 E 68th Ter Kansas City, MO	2.0	1.0	930	$1,200	$1.29	25d	1	1.42mi
6404 The Paseo Kansas City, MO	1.0–2.0	1.0–2.0	942	$1,600	$1.70	4d	6	1.45mi
803 W 84th St Kansas City, MO	2.0	1.0	950	$1,095	$1.15	21d	1	1.48mi
7560 Prospect Ave Unit G Kansas City, MO	1.0	1.0	900	$925	$1.03	6d	1	1.49mi
8410 Summit St Kansas City, MO	2.0	1.0	768	$1,375	$1.79	18d	1	1.50mi

Listing history 7 events

1. 2026-05-18
   status Active 1092-char remark

   Show marketing remark (1092 chars)

   In the heart of Waldo, this 2-bedroom home with a versatile third space offers a great mix of location and opportunity. A great opportunity to own in one of Waldo’s sought-after areas at an approachable price point. The additional third space offers flexibility for an office, guest room, or other uses to fit your needs. 2026 updates include new carpet in both bedrooms, new tile in the shower surround, new flooring in the bathroom and kitchen, and a new hot water heater, offering a great head start for the next owner. Enjoy a generously sized family room, a primary bedroom with two closets, and a dedicated breakfast area that adds to the home’s functionality and everyday comfort. The backyard is a true gardener’s paradise, filled with established perennials that will return year after year. Ideally situated, this home offers easy access to Waldo’s local shops, dining, and neighborhood favorites, making it simple to enjoy everything the area has to offer. This property offers a great opportunity to personalize over time or add to an investment portfolio.

2. 2026-05-11
   historical Active Under Contract 1092-char remark

   Show marketing remark (1092 chars)

   In the heart of Waldo, this 2-bedroom home with a versatile third space offers a great mix of location and opportunity. A great opportunity to own in one of Waldo’s sought-after areas at an approachable price point. The additional third space offers flexibility for an office, guest room, or other uses to fit your needs. 2026 updates include new carpet in both bedrooms, new tile in the shower surround, new flooring in the bathroom and kitchen, and a new hot water heater, offering a great head start for the next owner. Enjoy a generously sized family room, a primary bedroom with two closets, and a dedicated breakfast area that adds to the home’s functionality and everyday comfort. The backyard is a true gardener’s paradise, filled with established perennials that will return year after year. Ideally situated, this home offers easy access to Waldo’s local shops, dining, and neighborhood favorites, making it simple to enjoy everything the area has to offer. This property offers a great opportunity to personalize over time or add to an investment portfolio.

3. 2026-05-08
   price $184,900 1092-char remark

   Show marketing remark (1092 chars)

   In the heart of Waldo, this 2-bedroom home with a versatile third space offers a great mix of location and opportunity. A great opportunity to own in one of Waldo’s sought-after areas at an approachable price point. The additional third space offers flexibility for an office, guest room, or other uses to fit your needs. 2026 updates include new carpet in both bedrooms, new tile in the shower surround, new flooring in the bathroom and kitchen, and a new hot water heater, offering a great head start for the next owner. Enjoy a generously sized family room, a primary bedroom with two closets, and a dedicated breakfast area that adds to the home’s functionality and everyday comfort. The backyard is a true gardener’s paradise, filled with established perennials that will return year after year. Ideally situated, this home offers easy access to Waldo’s local shops, dining, and neighborhood favorites, making it simple to enjoy everything the area has to offer. This property offers a great opportunity to personalize over time or add to an investment portfolio.

4. 2026-05-08
   price $189,900 1092-char remark

   Show marketing remark (1092 chars)

   In the heart of Waldo, this 2-bedroom home with a versatile third space offers a great mix of location and opportunity. A great opportunity to own in one of Waldo’s sought-after areas at an approachable price point. The additional third space offers flexibility for an office, guest room, or other uses to fit your needs. 2026 updates include new carpet in both bedrooms, new tile in the shower surround, new flooring in the bathroom and kitchen, and a new hot water heater, offering a great head start for the next owner. Enjoy a generously sized family room, a primary bedroom with two closets, and a dedicated breakfast area that adds to the home’s functionality and everyday comfort. The backyard is a true gardener’s paradise, filled with established perennials that will return year after year. Ideally situated, this home offers easy access to Waldo’s local shops, dining, and neighborhood favorites, making it simple to enjoy everything the area has to offer. This property offers a great opportunity to personalize over time or add to an investment portfolio.

5. 2026-04-23
   listed $192,450 Active 1092-char remark

   Show marketing remark (1092 chars)

   In the heart of Waldo, this 2-bedroom home with a versatile third space offers a great mix of location and opportunity. A great opportunity to own in one of Waldo’s sought-after areas at an approachable price point. The additional third space offers flexibility for an office, guest room, or other uses to fit your needs. 2026 updates include new carpet in both bedrooms, new tile in the shower surround, new flooring in the bathroom and kitchen, and a new hot water heater, offering a great head start for the next owner. Enjoy a generously sized family room, a primary bedroom with two closets, and a dedicated breakfast area that adds to the home’s functionality and everyday comfort. The backyard is a true gardener’s paradise, filled with established perennials that will return year after year. Ideally situated, this home offers easy access to Waldo’s local shops, dining, and neighborhood favorites, making it simple to enjoy everything the area has to offer. This property offers a great opportunity to personalize over time or add to an investment portfolio.

6. 2026-04-14
   historical $192,450 1092-char remark

   Show marketing remark (1092 chars)

   In the heart of Waldo, this 2-bedroom home with a versatile third space offers a great mix of location and opportunity. A great opportunity to own in one of Waldo’s sought-after areas at an approachable price point. The additional third space offers flexibility for an office, guest room, or other uses to fit your needs. 2026 updates include new carpet in both bedrooms, new tile in the shower surround, new flooring in the bathroom and kitchen, and a new hot water heater, offering a great head start for the next owner. Enjoy a generously sized family room, a primary bedroom with two closets, and a dedicated breakfast area that adds to the home’s functionality and everyday comfort. The backyard is a true gardener’s paradise, filled with established perennials that will return year after year. Ideally situated, this home offers easy access to Waldo’s local shops, dining, and neighborhood favorites, making it simple to enjoy everything the area has to offer. This property offers a great opportunity to personalize over time or add to an investment portfolio.

7. 1986-06-30
   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: $2,063 · $172/mo
• Projected year-2 tax: $2,063 · $172/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 · 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: $17,089
• − Mortgage interest: −$10,357
• − Property taxes: −$2,063
• − Insurance: −$924
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$5,379
• Taxable loss: −$4,369
• Est. tax savings @ 24.0%: +$1,049
• After-tax cash flow: $-74/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): 24,229
• Household income: $81,275
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 851.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Black 11% Two or more races 8% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 3% Italian 3% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 2%

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: ▼ -311.24%
• Current HPI: 280.5587
• Rent YoY: ▲ 4.57%
• 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

-3.9% since first listed

7 events — show timeline

• 2026-05-18 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-05-11 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-05-08 Price Changed $184,900 Heartland MLS as Distributed by MLS Grid
• 2026-05-08 Price Changed $189,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Listed $192,450 Heartland MLS as Distributed by MLS Grid
• 2026-04-14 Coming Soon $192,450 Heartland MLS as Distributed by MLS Grid
• 1986-06-30 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,063 · +0.0% YoY. Source: county tax records.