1831 E 81st St · Kansas City, MO 64132

$125,000

2 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 37 Days on market

Built 1917 4,356 sqft lot $119/sqft · 8% above area Est $115k · 8% over

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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 +23.4/30.0
• Appreciation +10.0/10.0
• DSCR +7.5/10.0
• 1% rule +4.8/10.0
• Livability +3.9/5.0
• ARV discount +3.7/15.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Attention: Cash Starter home buyers. Investors! Handy folks! Those looking for sweat equity. Buy-and-holder. Fix and flippers. Those looking to start cash flowing immediately! Starting your investment portfolio? This adorable property is for you. Great neighborhood. Close to the center school district. Come schedule a tour today. This home is being sold as is. The seller has never seen or occupied this property. The current resident has an interest in the sale of the property and will vacate upon funding. No rent rolls or lease.

Key facts

• Spacious yard
• Outdoor enjoyment
• Detached garage

Tags

• DETACHED GARAGE
• SPACIOUS YARD
• QUICK ACCESS TO MAJOR HIGHWAYS
• OUTDOOR ENJOYMENT

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Detached 1-car garage
• Utilities: City/public water (verify); Public sewer
• Home design: Single-family residence; Residential property; Bungalow style; 1,050 above-grade living area
• Construction: Composition roof; Other construction materials; Approximately 101+ years old
• Exterior features: Front porch

Interior

• Kitchen: Kitchen with dining area (combo)
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Window air conditioning units
• Interior features: Bungalow floor plan; Kit/Dining combo; Crawl space basement
• Laundry & utility: Main-level laundry

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 $230 ($3k/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 $123k (1.7% below list).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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.
• 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.
• Zoned schools: Center Sr. High (math 5% / reading 37%, grade F, #468 of 521 statewide, top 90%, 742 students, 62% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: Rents rising (+3.0%/yr); 93 active listings in the ZIP; 28 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).
• This rent runs 32% 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 $13k of equity ($864 loan paydown + $12k 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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 1917 — 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 37 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 1917 — 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: 8.50%
• Cash-on-cash: 7.90%
• DSCR: 1.35
• GRM: 8.5

CMA / ARV

• ARV (median comp): $115,289
• List price: $125,000
• Delta: 8.42%
• 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
8116 Wayne Ave	0.22mi	3/1.0 (+1)	996 (-5%)	1mo	$112,500	$113	75
8241 Highland Ave	0.20mi	3/1.0 (+1)	1,126 (+7%)	0mo	$99,000	$88	74
8444 Wayne St	0.47mi	2/1.5	987 (-6%)	1mo	$94,000	$95	66
1429 E 79th St	0.34mi	3/1.5 (+1)	986 (-6%)	3mo	$139,000	$141	65
1518 E 76th St	0.70mi	2/1.0	1,039 (-1%)	1mo	$185,000	$178	64
8028 Flora Ave	0.31mi	2/1.0	906 (-14%)	1mo	$130,000	$143	62
8303 Wabash Ave	0.44mi	3/2.5 (+1)	1,015 (-3%)	2mo	$150,000	$148	62
1404 E 77th St	0.60mi	1/1.0 (-1)	1,014 (-3%)	1mo	$118,000	$116	60
1421 E 77th St	0.56mi	3/1.5 (+1)	1,087 (+4%)	2mo	$205,000	$189	59
8405 Wabash Ave	0.52mi	2/1.0	936 (-11%)	2mo	$74,889	$80	56
2205 E 77th Ter	0.43mi	3/2.0 (+1)	1,154 (+10%)	2mo	$120,000	$104	53
1321 E 76th St	0.75mi	3/1.0 (+1)	1,192 (+14%)	1mo	$210,000	$176	37

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: 30.0%
• Equity multiple: 3.36×
• Total profit: $82,665
• Equity at exit: $112,610

10-year hold

• IRR: 26.0%
• Equity multiple: 7.62×
• Total profit: $231,735
• Equity at exit: $242,848

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 64132

• Home prices YoY: 23.6%
• Rents YoY: 3.0%
• Active inventory: 93
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,228 high
• Mortgage (P&I): −$656
• Tax from tax record: −$32 /mo · $389/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $230

Break-even live

Break-even rent $937

Max offer price $125,000

Occupancy floor 76%

Sensitivity live

Price	-10% $301	-5% $266	+0% $230	+5% $195	+10% $160
Rent	-10% $133	-5% $182	+0% $230	+5% $279	+10% $327
Rate	-1.0pp $293	-0.5pp $262	base $230	+0.5pp $198	+1.0pp $165

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 28 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	0.28mi
1861 E 78th St Kansas City, MO	3.0	1.0	864	$1,095	$1.27	17d	1	0.34mi
1830 E 78th St Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	13d	1	0.36mi
1836 E 77th St Kansas City, MO	2.0	1.0	1200	$1,150	$0.96	22d	1	0.50mi
8222 Troost Ave Unit 8222-1 Kansas City, MO	2.0	1.0	825	$1,400	$1.70	15d	1	0.57mi
8150 Troost Ave Unit 53 Kansas City, MO	2.0	1.0	900	$1,200	$1.33	44d	1	0.62mi
8208 Troost Ave Unit 8218-3 Kansas City, MO	2.0	1.0	750	$1,345	$1.79	44d	1	0.62mi
8208 Troost Ave Kansas City, MO	1.0–2.0	1.0	761	$1,395	$1.83	8d	2	0.62mi
8101 Campbell St Kansas City, MO	2.0	1.0	820	$888	$1.08	2d	1	0.66mi
7560 Prospect Ave Unit G Kansas City, MO	1.0	1.0	900	$925	$1.03	4d	1	0.70mi
7560 Prospect Ave Unit F Kansas City, MO	1.0	1.0	900	$925	$1.03	44d	1	0.72mi
7427 Arleta Blvd Kansas City, MO	2.0	1.0	805	$1,150	$1.43	44d	1	0.84mi
7411 Montgall Ave Kansas City, MO	3.0	1.0	840	$1,200	$1.43	44d	1	0.99mi
320 E 79th Ter Kansas City, MO	3.0	1.0	1100	$1,700	$1.55	44d	1	1.09mi
3106 E 75th St Kansas City, MO	3.0	1.5	985	$1,225	$1.24	22d	1	1.10mi
2607 E 73rd St Kansas City, MO	2.0	1.0	1212	$1,050	$0.87	24d	1	1.10mi
7412 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	780	$1,200	$1.54	3d	1	1.13mi
8104 McGee St Kansas City, MO	2.0	1.0	1100	$1,350	$1.23	24d	1	1.14mi
7605 Locust St Kansas City, MO	2.0	1.0	744	$1,325	$1.78	8d	1	1.16mi
7317 Agnes Ave Kansas City, MO	2.0	1.0	767	$895	$1.17	24d	1	1.18mi
8701 Chestnut Cir Kansas City, MO	1.0–2.0	1.0–2.0	925	$1,115	$1.21	2d	15	1.20mi
7426 Indiana Ave Kansas City, MO	3.0	1.0	1100	$1,400	$1.27	44d	1	1.23mi
7240 Agnes Ave Kansas City, MO	3.0	1.0	1140	$1,350	$1.18	2d	1	1.23mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,645	$1.50	24d	1	1.37mi
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	13d	1	1.40mi
119 W 79th Ter Kansas City, MO	3.0	2.0	1312	$2,205	$1.68	2d	1	1.43mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	15d	1	1.46mi
7036 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	810	$1,200	$1.48	3d	1	1.49mi

Listing history 34 events

1. 2026-06-18
   days on market $125,000 Active 37 DOM
2. 2026-06-17
   days on market $125,000 Active 36 DOM
3. 2026-06-16
   days on market $125,000 Active 35 DOM
4. 2026-06-15
   days on market $125,000 Active 34 DOM
5. 2026-06-13
   days on market $125,000 Active 32 DOM
6. 2026-06-09
   days on market $125,000 Active 28 DOM
7. 2026-06-08
   days on market $125,000 Active 27 DOM
8. 2026-06-07
   days on market $125,000 Active 26 DOM
9. 2026-06-03
   days on market $125,000 Active 22 DOM
10. 2026-06-02
    days on market $125,000 Active 21 DOM
11. 2026-06-01
    days on market $125,000 Active 20 DOM
12. 2026-05-31
    days on market $125,000 Active 19 DOM
13. 2026-05-12
    listed $125,000 Active 746-char remark
14. 2024-05-26
    historical $1,195
15. 2024-05-13
    price $1,195
16. 2024-05-07
    price $1,295
17. 2024-04-17
    listed $1,495
18. 2023-04-10
    soldstatus
19. 2023-01-20
    soldstatus Closed 534-char remark

    Show marketing remark (534 chars)

    Attention: Cash Starter home buyers. Investors! Handy folks! Those looking for sweat equity. Buy-and-holder. Fix and flippers. Those looking to start cash flowing immediately! Starting your investment portfolio? This adorable property is for you. Great neighborhood. Close to the center school district. Come schedule a tour today. This home is being sold as is. The seller has never seen or occupied this property. The current resident has an interest in the sale of the property and will vacate upon funding. No rent rolls or lease.

20. 2023-01-20
    soldstatus

    Show marketing remark (534 chars)

    Attention: Cash Starter home buyers. Investors! Handy folks! Those looking for sweat equity. Buy-and-holder. Fix and flippers. Those looking to start cash flowing immediately! Starting your investment portfolio? This adorable property is for you. Great neighborhood. Close to the center school district. Come schedule a tour today. This home is being sold as is. The seller has never seen or occupied this property. The current resident has an interest in the sale of the property and will vacate upon funding. No rent rolls or lease.

21. 2023-01-05
    status Pending 534-char remark

    Show marketing remark (534 chars)

    Attention: Cash Starter home buyers. Investors! Handy folks! Those looking for sweat equity. Buy-and-holder. Fix and flippers. Those looking to start cash flowing immediately! Starting your investment portfolio? This adorable property is for you. Great neighborhood. Close to the center school district. Come schedule a tour today. This home is being sold as is. The seller has never seen or occupied this property. The current resident has an interest in the sale of the property and will vacate upon funding. No rent rolls or lease.

22. 2022-12-19
    listed $69,500 Active 534-char remark

    Show marketing remark (534 chars)

    Attention: Cash Starter home buyers. Investors! Handy folks! Those looking for sweat equity. Buy-and-holder. Fix and flippers. Those looking to start cash flowing immediately! Starting your investment portfolio? This adorable property is for you. Great neighborhood. Close to the center school district. Come schedule a tour today. This home is being sold as is. The seller has never seen or occupied this property. The current resident has an interest in the sale of the property and will vacate upon funding. No rent rolls or lease.

23. 2020-05-20
    soldstatus Sold

    Show marketing remark (138 chars)

    Great opportunity for an investor or starter home. House has lots of potential just needs some TLC. Property Being Sold "AS IS".

24. 2020-04-26
    historical Contingent - Accepting Backup Offers

    Show marketing remark (138 chars)

    Great opportunity for an investor or starter home. House has lots of potential just needs some TLC. Property Being Sold "AS IS".

25. 2020-03-21
    price $35,000

    Show marketing remark (138 chars)

    Great opportunity for an investor or starter home. House has lots of potential just needs some TLC. Property Being Sold "AS IS".

26. 2020-03-21
    status Active

    Show marketing remark (138 chars)

    Great opportunity for an investor or starter home. House has lots of potential just needs some TLC. Property Being Sold "AS IS".

27. 2020-03-06
    status Pending

    Show marketing remark (138 chars)

    Great opportunity for an investor or starter home. House has lots of potential just needs some TLC. Property Being Sold "AS IS".

28. 2020-02-12
    listed $45,000 Active

    Show marketing remark (138 chars)

    Great opportunity for an investor or starter home. House has lots of potential just needs some TLC. Property Being Sold "AS IS".

29. 2020-01-16
    historical
30. 2019-10-15
    listed $69,999 Active
31. 2014-09-22
    soldstatus
32. 2010-12-23
    soldstatus
33. 2005-08-05
    soldstatus
34. 2005-01-25
    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: $389 · $32/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$824/yr (+$69/mo · 211.9%)

ⓘ 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 ≥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: $14,739
• − Mortgage interest: −$7,002
• − Property taxes: −$389
• − Insurance: −$625
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$3,636
• Taxable income: $729
• Est. tax owed @ 24.0%: −$175
• After-tax cash flow: $2,589/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): 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

+78.6% since first listed

22 events — show timeline

• 2026-05-12 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 2024-05-26 Rental Removed $1,195 APPFOLIO
• 2024-05-13 Price Changed $1,195 APPFOLIO
• 2024-05-07 Price Changed $1,295 APPFOLIO
• 2024-04-17 Listed for Rent $1,495 APPFOLIO
• 2023-04-10 Sold (Public Records) — Public Records
• 2023-01-20 Sold (Public Records) — Public Records
• 2023-01-20 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-01-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-12-19 Listed $69,500 Heartland MLS as Distributed by MLS Grid
• 2020-05-20 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-04-26 Contingent — Heartland MLS as Distributed by MLS Grid
• 2020-03-21 Price Changed $35,000 Heartland MLS as Distributed by MLS Grid
• 2020-03-21 Relisted — Heartland MLS as Distributed by MLS Grid
• 2020-03-06 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-02-12 Listed $45,000 Heartland MLS as Distributed by MLS Grid
• 2020-01-16 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-10-15 Listed $69,999 Heartland MLS as Distributed by MLS Grid
• 2014-09-22 Sold (Public Records) — Public Records
• 2010-12-23 Sold (Public Records) — Public Records
• 2005-08-05 Sold (Public Records) — Public Records
• 2005-01-25 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $389 · -43.2% YoY. Source: county tax records.