3812 E 93rd St · Kansas City, MO 64132

$175,000

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 73 Days on market

Built 1955 0.47 ac lot $143/sqft · at area comps Est $172k · at est.

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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 +17.3/30.0
• Appreciation +10.0/10.0
• ARV discount +6.6/15.0
• DSCR +5.4/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Welcome to your future home! This beauty has so much that you would proudly call it home!. It has elegance, updates, space, and privacy and much more. This home features large open space in the living room and dining combo, four bedrooms, two full bathrooms, laundry room, and a generous size kitchen with a back exit to the backyard. Updates include new windows, flooring, light fixtures, updated bathrooms, and interior and exterior paint. The lower level is partially crawl space and the other part is a standing space where the water heater is located and can be used as storage space (partial basement). The lot is large and you would appreciate the extra space in Spring and Summer when you see the lush green around you. Location is another great feature where it offers easy access to freeways, downtown, and other attractions.

Key facts

• Updated bathrooms
• Large open space
• New windows

Tags

• LARGE OPEN SPACE
• NEW WINDOWS
• UPDATED BATHROOMS
• GENEROUS SIZE KITCHEN
• EASY ACCESS TO FREEWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $128 ($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 $152k (13.4% below list).
• Recommended offer: $152k (13.4% below list) — sets the bar for 1% rule.
• 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.
• 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 (+3.0%/yr); 93 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 40% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y 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 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $151,549 (13.4% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 0.87% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.13%
• DSCR: 1.14
• GRM: 9.6

CMA / ARV

• ARV (median comp): $171,678
• List price: $175,000
• Delta: 1.94%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3828 E 93rd St	0.06mi	3/2.0	1,380 (+13%)	8mo	$200,000	$145	66
9206 Cleveland Ave	0.11mi	3/1.5	1,306 (+7%)	20mo	$129,000	$99	66
3805 E Bannister Rd	0.29mi	2/1.0 (-1)	1,200 (-2%)	16mo	$159,000	$133	65
9515 Crestview Dr	0.40mi	3/1.0	1,279 (+4%)	11mo	$185,000	$145	65
3804 E 93rd St	0.04mi	3/1.0	1,084 (-11%)	17mo	$180,000	$166	65
3809 E 96th St	0.39mi	3/2.0	1,141 (-7%)	2mo	$180,000	$158	64
9509 Grandview Rd	0.44mi	3/2.0	1,125 (-8%)	0mo	$187,000	$166	62
3729 E 96 St	0.41mi	3/1.5	1,170 (-4%)	22mo	$185,000	$158	54
3733 E 96th St	0.40mi	4/2.0 (+1)	1,350 (+10%)	7mo	$135,000	$100	49
3806 E 96th St	0.36mi	2/1.0 (-1)	1,052 (-14%)	7mo	$172,500	$164	49
3610 E 98th Ter	0.70mi	3/1.5	1,330 (+9%)	14mo	$100,000	$75	39
3789 Meadow Ln	0.51mi	3/2.0	1,056 (-14%)	19mo	$172,000	$163	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.98% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 3.11×
• Total profit: $103,366
• Equity at exit: $157,654

10-year hold

• IRR: 23.2%
• Equity multiple: 7.08×
• Total profit: $297,800
• Equity at exit: $339,987

Cash invested: $49,000 (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 64132

• Home prices YoY: 23.6%
• Rents YoY: 3.0%
• Active inventory: 93
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,515 high
• Mortgage (P&I): −$918
• Tax from tax record: −$79 /mo · $944/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $128

Break-even live

Break-even rent $1,354

Max offer price $175,000

Occupancy floor 87%

Sensitivity live

Price	-10% $227	-5% $178	+0% $128	+5% $78	+10% $29
Rent	-10% $8	-5% $68	+0% $128	+5% $188	+10% $248
Rate	-1.0pp $216	-0.5pp $172	base $128	+0.5pp $83	+1.0pp $36

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9422 Cleveland Ave Kansas City, MO	2.0–3.0	1.0–1.5	1023	$1,514	$1.48	2d	6	0.16mi
9204 Askew Ave Kansas City, MO	3.0	1.5	1258	$1,527	$1.21	44d	1	0.20mi
9355 Bales Ave Kansas City, MO	1.0–3.0	1.0–2.0	1180	$1,438	$1.22	2d	1	0.25mi
5417 E 96th Pl Kansas City, MO	1.0–2.0	1.0–2.0	882	$1,100	$1.25	16d	1	1.13mi
9807 Drury Ave Kansas City, MO	3.0	2.0	1308	$1,711	$1.31	16d	1	1.22mi
9702 Shepherds Dr Unit B Kansas City, MO	3.0	2.0	1350	$1,695	$1.26	4d	1	1.28mi
1617 E 97th St Kansas City, MO	3.0	2.0	1350	$1,695	$1.26	2d	1	1.43mi

Listing history 36 events

1. 2026-06-18
   days on market $175,000 Active 73 DOM
2. 2026-06-17
   days on market $175,000 Active 72 DOM
3. 2026-06-16
   days on market $175,000 Active 71 DOM
4. 2026-06-15
   days on market $175,000 Active 70 DOM
5. 2026-06-13
   days on market $175,000 Active 68 DOM
6. 2026-06-13
   days on market $175,000 Active 67 DOM
7. 2026-06-09
   days on market $175,000 Active 64 DOM
8. 2026-06-08
   days on market $175,000 Active 63 DOM
9. 2026-06-07
   days on market $175,000 Active 62 DOM
10. 2026-06-03
    days on market $175,000 Active 58 DOM
11. 2026-06-02
    days on market $175,000 Active 57 DOM
12. 2026-06-01
    days on market $175,000 Active 56 DOM
13. 2026-05-31
    days on market $175,000 Active 55 DOM
14. 2026-05-09
    price $175,000 841-char remark

    Show marketing remark (841 chars)

    Welcome to your future home! This beauty has so much that you would proudly call it home!. It has elegance, updates, space, and privacy and much more. This home features large open space in the living room and dining combo, four bedrooms, two full bathrooms, laundry room, and a generous size kitchen with a back exit to the backyard. Updates include new windows, flooring, light fixtures, updated bathrooms, and interior and exterior paint. The lower level is partially crawl space and the other part is a standing space where the water heater is located and can be used as storage space (partial basement). The lot is large and you would appreciate the extra space in Spring and Summer when you see the lush green around you. Location is another great feature where it offers easy access to freeways, downtown, and other attractions.

15. 2026-05-02
    status Active 841-char remark

    Show marketing remark (841 chars)

    Welcome to your future home! This beauty has so much that you would proudly call it home!. It has elegance, updates, space, and privacy and much more. This home features large open space in the living room and dining combo, four bedrooms, two full bathrooms, laundry room, and a generous size kitchen with a back exit to the backyard. Updates include new windows, flooring, light fixtures, updated bathrooms, and interior and exterior paint. The lower level is partially crawl space and the other part is a standing space where the water heater is located and can be used as storage space (partial basement). The lot is large and you would appreciate the extra space in Spring and Summer when you see the lush green around you. Location is another great feature where it offers easy access to freeways, downtown, and other attractions.

16. 2026-04-30
    historical 841-char remark

    Show marketing remark (841 chars)

    Welcome to your future home! This beauty has so much that you would proudly call it home!. It has elegance, updates, space, and privacy and much more. This home features large open space in the living room and dining combo, four bedrooms, two full bathrooms, laundry room, and a generous size kitchen with a back exit to the backyard. Updates include new windows, flooring, light fixtures, updated bathrooms, and interior and exterior paint. The lower level is partially crawl space and the other part is a standing space where the water heater is located and can be used as storage space (partial basement). The lot is large and you would appreciate the extra space in Spring and Summer when you see the lush green around you. Location is another great feature where it offers easy access to freeways, downtown, and other attractions.

17. 2026-04-04
    listed $179,000 Active 841-char remark

    Show marketing remark (841 chars)

    Welcome to your future home! This beauty has so much that you would proudly call it home!. It has elegance, updates, space, and privacy and much more. This home features large open space in the living room and dining combo, four bedrooms, two full bathrooms, laundry room, and a generous size kitchen with a back exit to the backyard. Updates include new windows, flooring, light fixtures, updated bathrooms, and interior and exterior paint. The lower level is partially crawl space and the other part is a standing space where the water heater is located and can be used as storage space (partial basement). The lot is large and you would appreciate the extra space in Spring and Summer when you see the lush green around you. Location is another great feature where it offers easy access to freeways, downtown, and other attractions.

18. 2026-03-31
    historical
19. 2026-03-26
    status Active
20. 2026-03-10
    historical
21. 2026-02-07
    listed $185,000 Active
22. 2026-01-31
    historical
23. 2025-12-27
    price $188,000
24. 2025-12-06
    listed $195,000 Active
25. 2020-10-02
    historical
26. 2020-08-12
    status Pending
27. 2020-07-28
    listed $82,000 Active
28. 2019-10-02
    historical
29. 2019-04-03
    listed $82,000 Active
30. 2017-07-07
    soldstatus
31. 2017-07-06
    soldstatus Sold
32. 2017-06-02
    historical Contingent - Accepting Backup Offers
33. 2017-05-25
    price $24,500
34. 2017-04-27
    price $29,500
35. 2017-03-14
    listed $33,500 Active
36. 1987-11-06
    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: $944 · $79/mo
• Projected year-2 tax: $1,698 · $141/mo
• Expected delta: +$754/yr (+$63/mo · 79.9%)

ⓘ 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,186
• − Mortgage interest: −$9,803
• − Property taxes: −$944
• − Insurance: −$875
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$5,091
• Taxable loss: −$1,436
• Est. tax savings @ 24.0%: +$345
• After-tax cash flow: $1,880/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): 12,084
• Household income: $45,622
• Rent vs Own: 51.2% rent · 48.8% own
• Severe rent burden: 679.0

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 Black (66%)
• Race & ethnicity: Black 66% White 16% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 2% Scotch-Irish 1% Romanian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 7%

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: ▲ 79.13%
• Current HPI: 414.4305
• Rent YoY: ▲ 2.98%
• 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

+422.4% since first listed

23 events — show timeline

• 2026-05-09 Price Changed $175,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-02 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-04 Listed $179,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-03-26 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-10 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-02-07 Listed $185,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-12-27 Price Changed $188,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-06 Listed $195,000 Heartland MLS as Distributed by MLS Grid
• 2020-10-02 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2020-08-12 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-07-28 Listed $82,000 Heartland MLS as Distributed by MLS Grid
• 2019-10-02 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-04-03 Listed $82,000 Heartland MLS as Distributed by MLS Grid
• 2017-07-07 Sold (Public Records) — Public Records
• 2017-07-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2017-06-02 Contingent — Heartland MLS as Distributed by MLS Grid
• 2017-05-25 Price Changed $24,500 Heartland MLS as Distributed by MLS Grid
• 2017-04-27 Price Changed $29,500 Heartland MLS as Distributed by MLS Grid
• 2017-03-14 Listed $33,500 Heartland MLS as Distributed by MLS Grid
• 1987-11-06 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $944 · +18.3% YoY. Source: county tax records.