480 Donnelly Ave · Kansas City, MO 64125

$168,000

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 4 Days on market

Built 1924 8,029 sqft lot $136/sqft · 17% above area Est $144k · 17% over

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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 +11.5/30.0
• Appreciation +10.0/10.0
• Livability +3.9/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +1.5/10.0
• ARV discount +0.1/15.0

Listing remarks MLS

Professional pics coming week of April 20th

Key facts

• 8,029 sq ft lot
• Built 1924
• Listed 4 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $-57 ($-680/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (26.5% below list).
• Recommended offer: $123k (26.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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); Northeast Middle School (math 4% / reading 9%, grade F, #384 of 391 statewide, top 98%, 555 students, 100% FRL); East High School (math 0% / reading 13%, grade F, #516 of 521 statewide, top 99%, 1,112 students, 100% FRL) — zoned schools average 99% FRL vs 75% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 12 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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

• In year one you build about $18k of equity ($1k loan paydown + $17k 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 $47k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 12% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,432 (26.5% 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. Built in 1924 — 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. 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?
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: 0.73% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.45%
• DSCR: 0.94
• GRM: 11.3

CMA / ARV

• ARV (median comp): $144,179
• List price: $168,000
• Delta: 16.52%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8406 Independence Ave	0.15mi	3/1.0	1,384 (+12%)	1mo	$97,000	$70	71
8610 Smart Ave	0.16mi	3/2.0	1,280 (+4%)	16mo	$175,000	$137	68
8727 E Lexington Ave	0.37mi	2/1.0 (-1)	1,320 (+7%)	3mo	$99,900	$76	63
8810 Smart Ave	0.42mi	4/4.0 (+1)	1,260 (+2%)	2mo	$160,000	$127	58
806 Utley Ave	0.42mi	3/2.0	1,345 (+9%)	4mo	$119,900	$89	57
716 Lewis Ave	0.37mi	3/1.0	1,062 (-14%)	8mo	$49,000	$46	53
807 Ditman Ave	0.47mi	3/1.5	1,300 (+6%)	17mo	$129,900	$100	53
8715 E Roberts St	0.34mi	3/1.5	1,056 (-14%)	12mo	$20,000	$19	49
434 Tullis Ave	0.22mi	4/3.0 (+1)	1,344 (+9%)	20mo	$99,900	$74	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 2.87×
• Total profit: $87,826
• Equity at exit: $151,348

10-year hold

• IRR: 20.7%
• Equity multiple: 6.56×
• Total profit: $261,351
• Equity at exit: $326,387

Cash invested: $47,040 (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 64125

• Home prices YoY: 3.1%
• Active inventory: 12
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$881
• Tax from tax record: −$81 /mo · $970/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-57

Break-even live

Break-even rent $1,306

Max offer price $157,986

Occupancy floor 100%

Sensitivity live

Price	-10% $38	-5% $-9	+0% $-57	+5% $-104	+10% $-152
Rent	-10% $-154	-5% $-105	+0% $-57	+5% $-8	+10% $41
Rate	-1.0pp $28	-0.5pp $-14	base $-57	+0.5pp $-100	+1.0pp $-145

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8705 E Smart Ave Independence, MO	2.0	1.0	750	$1,000	$1.33	45d	1	0.31mi
576 S Oxford Ave Independence, MO	3.0	2.0	1098	$1,400	$1.28	45d	1	0.96mi
100 S Oxford Ave Independence, MO	3.0	2.0	1141	$1,425	$1.25	46d	1	1.00mi
600 S Glenwood Ave Unit F Independence, MO	2.0	1.0	750	$995	$1.33	21d	1	1.01mi
554 S Arlington Ave Independence, MO	4.0	1.0	1161	$1,395	$1.20	16d	1	1.13mi
1138 S Glenwood Ave Independence, MO	2.0	1.0	1180	$1,095	$0.93	21d	1	1.18mi
9528 E Winner Rd Independence, MO	1.0–3.0	1.0	730	$1,099	$1.51	45d	1	1.22mi
1704 S Brookside Ave Independence, MO	4.0	1.0	834	$1,450	$1.74	16d	1	1.42mi
303 White Ave Unit 2 Kansas City, MO	2.0	1.0	1060	$950	$0.90	12d	1	1.44mi
6011 E 11th St Kansas City, MO	3.0	1.0	900	$1,200	$1.33	18d	1	1.46mi
10104 E Golf Ave Independence, MO	3.0	2.0	1205	$1,395	$1.16	16d	1	1.48mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	21d	1	1.48mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	18d	1	1.48mi

Listing history 5 events

1. 2026-03-17
   historical $168,000 43-char remark

   Show marketing remark (43 chars)

   Professional pics coming week of April 20th

2. 2026-03-04
   historical
3. 2026-01-29
   status Active
4. 2025-11-14
   historical Active Under Contract
5. 2025-10-10
   listed $150,000 Active

ⓘ 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: $970 · $81/mo
• Projected year-2 tax: $1,630 · $136/mo
• Expected delta: +$660/yr (+$55/mo · 68.1%)

ⓘ 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 2/10 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,812
• − Mortgage interest: −$9,411
• − Property taxes: −$970
• − Insurance: −$840
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$4,887
• Taxable loss: −$3,665
• Est. tax savings @ 24.0%: +$880
• After-tax cash flow: $199/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
• City population: 439,467
• Population (ZIP): 2,723

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: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 26% Black 10% Two or more races 7%
• Hispanic origin (detail): Mexican 50% Puerto Rican 1%
• Common ancestry: Serbian 1% Slovak 1%
• Foreign-born: 15% · Canada, South Korea
• Languages at home: 52% English-only · Spanish 48%

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: ▲ 14.18%
• Current HPI: 471.552
• Rent YoY: —
• Metro: —
• 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

+12.0% since first listed

5 events — show timeline

• 2026-03-17 Coming Soon $168,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-04 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-01-29 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-11-14 Contingent — Heartland MLS as Distributed by MLS Grid
• 2025-10-10 Listed $150,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2025): $970 · +13.4% YoY. Source: county tax records.