3106 E 80th St · Kansas City, MO 64132

$60,000

2 bd · 1.5 ba · 1,730 sqft · SingleFamily public records · 1 Days on market

Built 1902 2.03 ac lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Distressed property on a little over 2 acres. Property could be torn down or would need complete renovation. The property is vacant but has personal belongings in it. (previous hoarder) The property is unsecured so please do not enter as unknown persons have been there. Lot is heavily treed. No Sellers Disclosure is available. This is a sale thru the courts please allow time for court to approve the sale.

Key facts

• 2.03 acre lot
• Built 1902

Property features AI

Finance

• Financial info: Annual tax amount reported
• HOA & community: No maintenance provided

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch floor plan; Residential property
• Construction: Frame construction with shingle siding; Composition roof
• Exterior features: Property not in a flood plain; Lot of approximately 2.03 acres

Interior

• Bedrooms: 2 bedrooms
• Flooring: Carpet flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Formal dining area; Full stone/rock basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 18.9% 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: schools C-, 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.
• Market conditions: Rents rising (+3.0%/yr); 93 active listings in the ZIP; 10 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).
• This rent runs 35% 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 $6k of equity ($415 loan paydown + $6k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1902 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.21% ✓
• Cap rate: 18.86%
• Cash-on-cash: 44.90%
• DSCR: 3.00
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $171,270
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3500 E 75th St	0.66mi	3/2.0 (+1)	1,740 (+1%)	6mo	$215,000	$124	56
2005 E 81st St	0.71mi	3/2.0 (+1)	1,648 (-5%)	0mo	$157,000	$95	52
1907 E 79th St	0.74mi	3/1.0 (+1)	1,728 (-0%)	11mo	$135,000	$78	49
7703 Brooklyn Ave	0.65mi	3/2.0 (+1)	1,584 (-8%)	6mo	$245,000	$155	44
7570 Olive St	0.67mi	3/1.0 (+1)	1,520 (-12%)	3mo	$150,000	$99	39
7557 Olive St	0.70mi	3/2.0 (+1)	1,536 (-11%)	6mo	$195,500	$127	36
8020 Euclid Ave	0.73mi	3/2.0 (+1)	1,977 (+14%)	18mo	$175,000	$89	20

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: 56.0%
• Equity multiple: 5.12×
• Total profit: $69,203
• Equity at exit: $54,053

10-year hold

• IRR: 49.5%
• Equity multiple: 11.43×
• Total profit: $175,153
• Equity at exit: $116,567

Cash invested: $16,800 (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 64132

• Home prices YoY: 23.6%
• Rents YoY: 3.0%
• Active inventory: 93
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,328 high
• Mortgage (P&I): −$315
• Tax from tax record: −$81 /mo · $972/yr
• Insurance: −$25
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $573

Break-even live

Break-even rent $603

Max offer price $60,000

Occupancy floor 52%

Sensitivity live

Price	-10% $607	-5% $590	+0% $573	+5% $556	+10% $539
Rent	-10% $468	-5% $521	+0% $573	+5% $625	+10% $678
Rate	-1.0pp $603	-0.5pp $588	base $573	+0.5pp $557	+1.0pp $542

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7426 Indiana Ave Kansas City, MO	3.0	1.0	1100	$1,400	$1.27	44d	1	0.65mi
1836 E 77th St Kansas City, MO	2.0	1.0	1200	$1,150	$0.96	21d	1	0.80mi
7240 Agnes Ave Kansas City, MO	3.0	1.0	1140	$1,350	$1.18	2d	1	0.87mi
2607 E 73rd St Kansas City, MO	2.0	1.0	1212	$1,050	$0.87	24d	1	0.89mi
1827 E 75th Ter Kansas City, MO	3.0	1.5	1700	$1,595	$0.94	16d	1	0.92mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,645	$1.50	24d	1	1.01mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	15d	1	1.17mi
7316 Paseo Blvd Kansas City, MO	3.0	1.5	1882	$1,523	$0.81	44d	1	1.19mi
6821 Bales Ave Kansas City, MO	3.0	1.5	1430	$1,595	$1.12	20d	1	1.42mi
8101 Campbell St Kansas City, MO	2.0	1.0	820	$888	$1.08	2d	1	1.47mi

Listing history 2 events

1. 2026-06-18
   remarks 408-char remark
2. 2026-06-18
   listed $60,000 Active 1 DOM

ⓘ 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: $972 · $81/mo
• Projected year-2 tax: $972 · $81/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 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 16 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: $15,936
• − Mortgage interest: −$3,361
• − Property taxes: −$972
• − Insurance: −$966
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$1,745
• Taxable income: $6,342
• Est. tax owed @ 24.0%: −$1,522
• After-tax cash flow: $5,354/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

2 events — show timeline

• 2026-06-18 Listed $60,000 Heartland MLS as Distributed by MLS Grid
• 1983-05-01 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $972 · -8.0% YoY. Source: county tax records.