7908 Euclid Ave · Kansas City, MO 64132

$124,900

3 bd · 2.0 ba · 1,168 sqft · SingleFamily public records · 162 Days on market

Built 1915 6,653 sqft lot $107/sqft · 5% above area Est $119k · 5% over

---

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 +18.3/30.0
• Appreciation +10.0/10.0
• DSCR +5.8/10.0
• 1% rule +5.7/10.0
• ARV discount +5.1/15.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Welcome to 7908 Euclid Avenue in Kansas City! This vacant property offers main floor bath and laundry, three bedrooms upstairs ideal for keeping daily living and private space separate. A practical layout suited for both owner-occupants and long term investment. Home is being sold in its present condition.

Key facts

• 6,653 sq ft lot
• Built 1915
• Listed 161 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $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 162 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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: 1.07% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.94%
• DSCR: 1.18
• GRM: 7.8

CMA / ARV

• ARV (median comp): $118,620
• List price: $124,900
• Delta: 5.29%
• 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
2205 E 77th Ter	0.20mi	3/2.0	1,154 (-1%)	2mo	$120,000	$104	87
7620 Paseo Blvd	0.37mi	3/2.0	1,196 (+2%)	3mo	$130,000	$109	76
8241 Highland Ave	0.43mi	3/1.0	1,126 (-4%)	0mo	$99,000	$88	70
1421 E 77th St	0.39mi	3/1.5	1,087 (-7%)	2mo	$205,000	$189	67
1321 E 76th St	0.57mi	3/1.0	1,192 (+2%)	1mo	$210,000	$176	65
7909 Brooklyn Ave	0.15mi	4/1.0 (+1)	1,035 (-11%)	3mo	$134,900	$130	63
1002 E 79th St	0.66mi	3/2.0	1,223 (+5%)	3mo	$150,000	$123	59
8308 Prospect Ave	0.64mi	3/2.5	1,236 (+6%)	1mo	$215,500	$174	58
8116 Wayne Ave	0.35mi	3/1.0	996 (-15%)	1mo	$112,500	$113	54
1518 E 76th St	0.48mi	2/1.0 (-1)	1,039 (-11%)	1mo	$185,000	$178	49
8303 Wabash Ave	0.60mi	3/2.5	1,015 (-13%)	2mo	$150,000	$148	47
1137 E 76th Ter	0.59mi	3/1.5	1,334 (+14%)	3mo	$170,000	$127	44

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: 27.1%
• Equity multiple: 3.16×
• Total profit: $75,374
• Equity at exit: $112,520

10-year hold

• IRR: 23.7%
• Equity multiple: 7.18×
• Total profit: $216,290
• Equity at exit: $242,653

Cash invested: $34,972 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,331 high
• Mortgage (P&I): −$655
• Tax from tax record: −$230 /mo · $2,755/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $115

Break-even live

Break-even rent $1,186

Max offer price $124,900

Occupancy floor 86%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1861 E 78th St Kansas City, MO	3.0	1.0	864	$1,095	$1.27	16d	1	0.13mi
1830 E 78th St Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	12d	1	0.15mi
1836 E 77th St Kansas City, MO	2.0	1.0	1200	$1,150	$0.96	21d	1	0.29mi
8226 Flora Ave Kansas City, MO	2.0	1.0	862	$1,200	$1.39	2d	1	0.45mi
7427 Arleta Blvd Kansas City, MO	2.0	1.0	805	$1,150	$1.43	43d	1	0.63mi
8222 Troost Ave Unit 8222-1 Kansas City, MO	2.0	1.0	825	$1,400	$1.70	14d	1	0.67mi
8150 Troost Ave Unit 53 Kansas City, MO	2.0	1.0	900	$1,200	$1.33	43d	1	0.70mi
8208 Troost Ave Unit 8218-3 Kansas City, MO	2.0	1.0	750	$1,345	$1.79	43d	1	0.71mi
8208 Troost Ave Kansas City, MO	1.0–2.0	1.0	761	$1,395	$1.83	7d	2	0.72mi
8101 Campbell St Kansas City, MO	2.0	1.0	820	$888	$1.08	1d	1	0.72mi
7411 Montgall Ave Kansas City, MO	3.0	1.0	840	$1,200	$1.43	43d	1	0.79mi
2607 E 73rd St Kansas City, MO	2.0	1.0	1212	$1,050	$0.87	23d	1	0.89mi
3106 E 75th St Kansas City, MO	3.0	1.5	985	$1,225	$1.24	21d	1	0.92mi
7412 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	780	$1,200	$1.54	2d	1	0.94mi
7317 Agnes Ave Kansas City, MO	2.0	1.0	767	$895	$1.17	23d	1	0.99mi
7240 Agnes Ave Kansas City, MO	3.0	1.0	1140	$1,350	$1.18	1d	1	1.04mi
7426 Indiana Ave Kansas City, MO	3.0	1.0	1100	$1,400	$1.27	43d	1	1.07mi
7605 Locust St Kansas City, MO	2.0	1.0	744	$1,325	$1.78	7d	1	1.10mi
320 E 79th Ter Kansas City, MO	3.0	1.0	1100	$1,700	$1.55	43d	1	1.11mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,645	$1.50	23d	1	1.17mi
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	12d	1	1.19mi
8104 McGee St Kansas City, MO	2.0	1.0	1100	$1,350	$1.23	23d	1	1.20mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	14d	1	1.25mi
7036 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	810	$1,200	$1.48	2d	1	1.28mi
8701 Chestnut Cir Kansas City, MO	1.0–2.0	1.0–2.0	925	$1,115	$1.21	1d	15	1.37mi
7127 Bales Ave Kansas City, MO	3.0	1.0	900	$1,350	$1.50	23d	1	1.38mi
11 W 80th St Kansas City, MO	4.0	3.5	1369	$2,600	$1.90	1d	1	1.38mi
1850 E 68th Ter Kansas City, MO	4.0	2.0	1400	$1,600	$1.14	16d	1	1.38mi
2120 E 68th Ter Kansas City, MO	2.0	1.0	930	$1,200	$1.29	23d	1	1.39mi
7115 Bales Ave Kansas City, MO	3.0	1.0	865	$1,350	$1.56	16d	1	1.40mi
1831 E 68th St Kansas City, MO	3.0	1.0	1043	$1,250	$1.20	16d	1	1.42mi
119 W 79th Ter Kansas City, MO	3.0	2.0	1312	$2,205	$1.68	1d	1	1.46mi

Listing history 37 events

1. 2026-06-18
   days on market $124,900 Active 162 DOM
2. 2026-06-17
   days on market $124,900 Active 161 DOM
3. 2026-06-16
   days on market $124,900 Active 160 DOM
4. 2026-06-15
   days on market $124,900 Active 159 DOM
5. 2026-06-13
   days on market $124,900 Active 157 DOM
6. 2026-06-09
   days on market $124,900 Active 153 DOM
7. 2026-06-08
   days on market $124,900 Active 152 DOM
8. 2026-06-07
   days on market $124,900 Active 151 DOM
9. 2026-06-03
   days on market $124,900 Active 147 DOM
10. 2026-06-02
    days on market $124,900 Active 146 DOM
11. 2026-06-01
    days on market $124,900 Active 145 DOM
12. 2026-05-31
    days on market $124,900 Active 144 DOM
13. 2026-05-05
    price $124,900 307-char remark

    Show marketing remark (307 chars)

    Welcome to 7908 Euclid Avenue in Kansas City! This vacant property offers main floor bath and laundry, three bedrooms upstairs ideal for keeping daily living and private space separate. A practical layout suited for both owner-occupants and long term investment. Home is being sold in its present condition.

14. 2026-02-21
    price $129,900 307-char remark

    Show marketing remark (307 chars)

    Welcome to 7908 Euclid Avenue in Kansas City! This vacant property offers main floor bath and laundry, three bedrooms upstairs ideal for keeping daily living and private space separate. A practical layout suited for both owner-occupants and long term investment. Home is being sold in its present condition.

15. 2026-01-08
    listed $140,000 Active 307-char remark

    Show marketing remark (307 chars)

    Welcome to 7908 Euclid Avenue in Kansas City! This vacant property offers main floor bath and laundry, three bedrooms upstairs ideal for keeping daily living and private space separate. A practical layout suited for both owner-occupants and long term investment. Home is being sold in its present condition.

16. 2025-12-13
    historical $140,000 307-char remark

    Show marketing remark (307 chars)

    Welcome to 7908 Euclid Avenue in Kansas City! This vacant property offers main floor bath and laundry, three bedrooms upstairs ideal for keeping daily living and private space separate. A practical layout suited for both owner-occupants and long term investment. Home is being sold in its present condition.

17. 2024-09-04
    historical $1,300
18. 2024-08-13
    price $1,300
19. 2023-11-15
    listed $1,350
20. 2023-07-20
    historical
21. 2022-02-14
    soldstatus
22. 2021-11-05
    historical
23. 2021-10-21
    listed $159,900 Active
24. 2021-10-20
    status Pending
25. 2021-10-20
    soldstatus
26. 2021-10-18
    soldstatus Closed
27. 2021-08-30
    price $74,000
28. 2021-07-26
    price $79,999
29. 2021-07-13
    listed $89,000 Active
30. 2016-02-17
    soldstatus
31. 2015-12-09
    soldstatus
32. 2015-10-12
    soldstatus
33. 2013-05-16
    listed $45,000
34. 2003-10-28
    soldstatus
35. 2003-07-15
    soldstatus
36. 2003-06-05
    soldstatus
37. 1984-01-01
    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: $2,755 · $230/mo
• Projected year-2 tax: $2,755 · $230/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 5/10 Major FEMA zone X (unshaded) · 24% 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,970
• − Mortgage interest: −$6,996
• − Property taxes: −$2,755
• − Insurance: −$624
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$3,633
• Taxable loss: −$594
• Est. tax savings @ 24.0%: +$142
• After-tax cash flow: $1,520/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

+177.6% since first listed

25 events — show timeline

• 2026-05-05 Price Changed $124,900 Heartland MLS as Distributed by MLS Grid
• 2026-02-21 Price Changed $129,900 Heartland MLS as Distributed by MLS Grid
• 2026-01-08 Listed $140,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-13 Coming Soon $140,000 Heartland MLS as Distributed by MLS Grid
• 2024-09-04 Rental Removed $1,300 RENTFEEDER
• 2024-08-13 Price Changed $1,300 RENTFEEDER
• 2023-11-15 Listed for Rent $1,350 RENTFEEDER
• 2023-07-20 Rental Removed — RENT.
• 2022-02-14 Sold (Public Records) — Public Records
• 2021-11-05 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2021-10-21 Listed $159,900 Heartland MLS as Distributed by MLS Grid
• 2021-10-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-10-20 Sold (Public Records) — Public Records
• 2021-10-18 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-08-30 Price Changed $74,000 Heartland MLS as Distributed by MLS Grid
• 2021-07-26 Price Changed $79,999 Heartland MLS as Distributed by MLS Grid
• 2021-07-13 Listed $89,000 Heartland MLS as Distributed by MLS Grid
• 2016-02-17 Sold (Public Records) — Public Records
• 2015-12-09 Sold (Public Records) — Public Records
• 2015-10-12 Sold (Public Records) — Public Records
• 2013-05-16 Listed $45,000 Heartland MLS as Distributed by MLS Grid
• 2003-10-28 Sold (Public Records) — Public Records
• 2003-07-15 Sold (Public Records) — Public Records
• 2003-06-05 Sold (Public Records) — Public Records
• 1984-01-01 Sold (Public Records) — Public Records

Property tax history

+22.7%/yr

Latest (2025): $2,755 · +24.7% YoY. Source: county tax records.