6874 Sni A Bar Rd · Kansas City, MO 64129

$195,950

2 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 102 Days on market

Built 1962 0.51 ac lot $171/sqft · 26% above area Est $156k · 26% over

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Why this score? — see what drove the F 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 +7.4/30.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• 1% rule +1.5/10.0
• DSCR +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this KCMO walkout, main level has 3 bedroom, 2 bath plus a 2 car garage, with a massive partial finished basement, situated on an oversized lot. The kitchen features tile floor, painted cabinets, granite countertops, and a tile backsplash. Both bathrooms offer solid surface vanities and tile showers. The basement provides a rec room, and additional non-conforming bedrooms. Fresh interior paint throughout!

Key facts

• Tile floor
• Painted cabinets
• Unfinished basement

Tags

• UNFINISHED BASEMENT
• OVERSIZED LOT
• TILE FLOOR
• PAINTED CABINETS
• GRANITE COUNTERTOPS
• TILE BACKSPLASH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $196k.

Deal economics

• At list price, monthly cash flow is $-254 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (22.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (34.8% below list).
• Recommended offer: $128k (34.8% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.9% in Kansas City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Raytown C-2 (suburban): math 12% / reading 28% proficiency, ranked #302 of 324 in MO (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 52 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 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 102 days — a 9% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $127,742 (34.8% 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 102 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.65% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.55%
• DSCR: 0.75
• GRM: 12.8

CMA / ARV

• ARV (median comp): $155,594
• List price: $195,950
• Delta: 25.94%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6876 Sni A Bar Rd	0.01mi	3/1.5 (+1)	1,160 (+1%)	1mo	$145,000	$125	90
4748 Eastern Ave	0.36mi	2/1.0	1,204 (+5%)	8mo	$79,000	$66	68
5024 Glenside Dr	0.30mi	3/1.0 (+1)	1,207 (+5%)	11mo	$140,000	$116	64
7504 E 49th St	0.42mi	3/2.0 (+1)	1,152 (+0%)	12mo	$110,000	$95	60
7500 E 49th St	0.40mi	3/2.0 (+1)	1,152 (+0%)	14mo	$190,000	$165	60
7605 Sni A Bar Ter	0.62mi	3/1.0 (+1)	1,112 (-3%)	7mo	$180,000	$162	56
7725 E 51st St	0.63mi	3/1.0 (+1)	1,128 (-2%)	10mo	$134,900	$120	54
5086 Glenside Dr	0.37mi	3/2.0 (+1)	1,185 (+3%)	19mo	$160,000	$135	53
7723 Sni-a-bar Rd	0.74mi	3/1.0 (+1)	1,262 (+10%)	1mo	$125,000	$99	43
7622 Sni a Bar Rd	0.66mi	3/1.0 (+1)	1,008 (-12%)	6mo	$130,000	$129	39
7802 E 49th St	0.66mi	3/3.0 (+1)	1,199 (+4%)	13mo	$142,000	$118	38
7815 Ozark Rd	0.68mi	2/3.0	1,041 (-9%)	15mo	$99,000	$95	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -25.8%
• Equity multiple: 0.13×
• Total profit: $-47,962
• Equity at exit: $29,217

10-year hold

• IRR: -22.5%
• Equity multiple: -0.14×
• Total profit: $-62,738
• Equity at exit: $16,942

Cash invested: $54,866 (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 64129

• Home prices YoY: -9.8%
• Active inventory: 52
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,277 high
• Mortgage (P&I): −$1,028
• Tax from tax record: −$154 /mo · $1,846/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-254

Break-even live

Break-even rent $1,599

Max offer price $151,093

Occupancy floor —

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: $48,988
• Closing costs: $5,878
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4730 Richmond Ave Kansas City, MO	3.0	1.0	821	$1,395	$1.70	43d	1	0.47mi
7611 E 47th Ter Kansas City, MO	3.0	1.0	840	$1,276	$1.52	7d	1	0.52mi
7615 E 49th St Kansas City, MO	2.0	1.0	888	$1,095	$1.23	43d	1	0.57mi
7601 Sni a Bar Ter Kansas City, MO	2.0	1.0	827	$1,099	$1.33	43d	1	0.58mi
5126 Booth Ave Kansas City, MO	2.0	1.0	950	$1,149	$1.21	12d	1	1.09mi
8648 E 52nd Ter Kansas City, MO	3.0	1.5	1224	$1,395	$1.14	23d	1	1.30mi
5707 E 40th St Kansas City, MO	3.0	1.0	816	$1,295	$1.59	11d	1	1.36mi
5636 E 40th St Kansas City, MO	3.0	1.0	816	$1,225	$1.50	2d	1	1.38mi
5700 E 40th St Kansas City, MO	3.0	1.0	816	$1,245	$1.53	21d	1	1.38mi
5601 E 39th Ter Kansas City, MO	3.0	1.0	816	$1,225	$1.50	2d	1	1.42mi
3911 Oakley Ave Kansas City, MO	2.0	1.0	816	$1,195	$1.46	12d	1	1.49mi

Listing history 27 events

1. 2026-06-18
   days on market $195,950 Active 102 DOM
2. 2026-06-17
   days on market $195,950 Active 101 DOM
3. 2026-06-16
   days on market $195,950 Active 100 DOM
4. 2026-06-15
   days on market $195,950 Active 99 DOM
5. 2026-06-13
   days on market $195,950 Active 97 DOM
6. 2026-06-13
   days on market $195,950 Active 96 DOM
7. 2026-06-09
   days on market $195,950 Active 93 DOM
8. 2026-06-08
   days on market $195,950 Active 92 DOM
9. 2026-06-07
   days on market $195,950 Active 91 DOM
10. 2026-06-03
    days on market $195,950 Active 87 DOM
11. 2026-06-02
    days on market $195,950 Active 86 DOM
12. 2026-06-01
    days on market $195,950 Active 85 DOM
13. 2026-05-31
    days on market $195,950 Active 84 DOM
14. 2026-03-02
    listed $210,000 Active 418-char remark

    Show marketing remark (418 chars)

    Check out this KCMO walkout, main level has 3 bedroom, 2 bath plus a 2 car garage, with a massive partial finished basement, situated on an oversized lot. The kitchen features tile floor, painted cabinets, granite countertops, and a tile backsplash. Both bathrooms offer solid surface vanities and tile showers. The basement provides a rec room, and additional non-conforming bedrooms. Fresh interior paint throughout!

15. 2022-02-25
    price $1,345
16. 2021-12-17
    soldstatus
17. 2021-10-30
    historical
18. 2021-10-20
    status Active
19. 2021-09-24
    status Pending
20. 2021-09-21
    price $169,900
21. 2021-09-15
    listed $174,900 Active
22. 2021-04-08
    soldstatus
23. 2020-02-03
    soldstatus
24. 2014-05-05
    soldstatus
25. 2014-03-17
    listed $16,900
26. 2006-07-15
    listed $122,900
27. 1989-08-30
    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: $1,846 · $154/mo
• Projected year-2 tax: $1,901 · $158/mo
• Expected delta: +$54/yr (+$5/mo · 2.9%)

ⓘ 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 · 15 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: $15,329
• − Mortgage interest: −$10,976
• − Property taxes: −$1,846
• − Insurance: −$980
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$5,700
• Taxable loss: −$6,626
• Est. tax savings @ 24.0%: +$1,590
• After-tax cash flow: $-1,457/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: Raytown C-2
• NCES district ID: 2926070
• Math proficiency: 12% ▼ -11.00%
• Reading proficiency: 28% ▼ -9.00%
• Median HH income: $47,215
• Composite: 17.59/100
• National rank: #9039
• State rank: #302 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): 9,267
• Household income: $51,310
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 349.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 45% White 37% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 4% Italian 2% Armenian 1%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 8% Arabic 1%

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: ▼ -32.25%
• Current HPI: 297.5233
• Rent YoY: —
• 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

+70.9% since first listed

14 events — show timeline

• 2026-03-02 Listed $210,000 Heartland MLS as Distributed by MLS Grid
• 2022-02-25 Price Changed $1,345 RENT.
• 2021-12-17 Sold (Public Records) — Public Records
• 2021-10-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2021-10-20 Relisted — Heartland MLS as Distributed by MLS Grid
• 2021-09-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-09-21 Price Changed $169,900 Heartland MLS as Distributed by MLS Grid
• 2021-09-15 Listed $174,900 Heartland MLS as Distributed by MLS Grid
• 2021-04-08 Sold (Public Records) — Public Records
• 2020-02-03 Sold (Public Records) — Public Records
• 2014-05-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2014-03-17 Listed $16,900 Heartland MLS as Distributed by MLS Grid
• 2006-07-15 Listed $122,900 Heartland MLS as Distributed by MLS Grid
• 1989-08-30 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,846 · -42.3% YoY. Source: county tax records.