8522 Euclid Ave · Kansas City, MO 64132

$120,000

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 6 Days on market

Built 1953 8,204 sqft lot $114/sqft · 15% above area Est $105k · 15% 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 +23.7/30.0
• Appreciation +10.0/10.0
• DSCR +7.6/10.0
• 1% rule +5.4/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.8/15.0

Listing remarks

CASH INVESTORS! Instant equity - 15k under appraisal value. This one is your 1%! Was rented for $1271/month for the past year. Updated ranch offers true main-floor living. The home features a modern kitchen with newer cabinets, gas stove, dishwasher, and ample counter space, along with an updated bathroom, 3 bedrooms, and convenient main-floor laundry. Major systems have been replaced within the past years, helping keep maintenance costs low. You’ll also love the attached garage for cars and extra storage, plus a flat, usable backyard that backs to green space perfect for relaxing or entertaining. Located within walking distance to an elementary school and in a strong rental area, thi

Key facts

• 8,204 sq ft lot
• Garage
• Built 1953

Property features AI

Finance

• Other: Above-grade finished area recorded from public records

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Septic sewer
• Home design: Single-family residence; Ranch floor plan; Inside city limits
• Construction: Stone and concrete construction; Composition roof; Slab foundation; Built approximately 51–75 years ago
• Exterior features: Partial fencing; City lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Gas range
• Bedrooms: 3 bedrooms (all on the main floor; includes main floor primary bedroom)
• Flooring: Carpet; Luxury vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling (has cooling)
• Interior features: Ceiling fans
• Laundry & utility: Laundry located on the main/bedroom level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.6% 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 Elem. (math 8% / reading 22%, grade F, #982 of 1,115 statewide, top 89%, 347 students, 99% FRL); Center Sr. High (math 5% / reading 37%, grade F, #468 of 521 statewide, top 90%, 742 students, 62% FRL) — zoned schools average 81% FRL vs 63% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 93 active listings in the ZIP; 26 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 33% 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 ($830 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.18%
• DSCR: 1.36
• GRM: 8.0

CMA / ARV

• ARV (median comp): $104,541
• List price: $120,000
• Delta: 14.79%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1820 E 85th St	0.09mi	2/1.0	1,050 (-1%)	8mo	$89,900	$86	88
8444 Wayne St	0.28mi	2/1.5	987 (-6%)	1mo	$94,000	$95	74
8241 Highland Ave	0.42mi	3/1.0 (+1)	1,126 (+7%)	0mo	$99,000	$88	64
8405 Wabash Ave	0.38mi	2/1.0	936 (-11%)	2mo	$74,889	$80	62
8303 Wabash Ave	0.45mi	3/2.5 (+1)	1,015 (-4%)	2mo	$150,000	$148	60
8315 Brooklyn Ave	0.32mi	3/1.0 (+1)	962 (-9%)	7mo	$25,000	$26	59
8116 Wayne Ave	0.59mi	3/1.0 (+1)	996 (-6%)	1mo	$112,500	$113	57
8012 Garfield Ave	0.66mi	2/1.0	1,120 (+6%)	6mo	$120,000	$107	54
7930 Michigan St	0.75mi	2/1.0	960 (-9%)	3mo	$60,000	$63	47
7934 Garfield Ave	0.73mi	2/1.5	1,126 (+7%)	9mo	$145,000	$129	46
8009 Park Ave	0.71mi	3/1.5 (+1)	1,154 (+9%)	4mo	$114,000	$99	42
8028 Flora Ave	0.73mi	2/1.0	906 (-14%)	1mo	$130,000	$143	41

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: 30.2%
• Equity multiple: 3.38×
• Total profit: $79,890
• Equity at exit: $108,106

10-year hold

• IRR: 26.2%
• Equity multiple: 7.66×
• Total profit: $223,689
• Equity at exit: $233,134

Cash invested: $33,600 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,246 high
• Mortgage (P&I): −$629
• Tax from tax record: −$76 /mo · $913/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $229

Break-even live

Break-even rent $956

Max offer price $120,000

Occupancy floor 77%

Sensitivity live

Price	-10% $297	-5% $263	+0% $229	+5% $195	+10% $161
Rent	-10% $131	-5% $180	+0% $229	+5% $278	+10% $327
Rate	-1.0pp $289	-0.5pp $260	base $229	+0.5pp $198	+1.0pp $166

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 26 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	0.54mi
8222 Troost Ave Unit 8222-1 Kansas City, MO	2.0	1.0	825	$1,400	$1.70	15d	1	0.80mi
8208 Troost Ave Kansas City, MO	1.0–2.0	1.0	761	$1,395	$1.83	8d	2	0.84mi
8208 Troost Ave Unit 8218-3 Kansas City, MO	2.0	1.0	750	$1,345	$1.79	44d	1	0.84mi
1861 E 78th St Kansas City, MO	3.0	1.0	864	$1,095	$1.27	17d	1	0.87mi
8150 Troost Ave Unit 53 Kansas City, MO	2.0	1.0	900	$1,200	$1.33	44d	1	0.87mi
1830 E 78th St Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	13d	1	0.91mi
8101 Campbell St Kansas City, MO	2.0	1.0	820	$888	$1.08	2d	1	0.96mi
8701 Chestnut Cir Kansas City, MO	1.0–2.0	1.0–2.0	925	$1,115	$1.21	2d	15	1.04mi
1836 E 77th St Kansas City, MO	2.0	1.0	1200	$1,150	$0.96	22d	1	1.05mi
7560 Prospect Ave Unit G Kansas City, MO	1.0	1.0	900	$925	$1.03	4d	1	1.18mi
7560 Prospect Ave Unit F Kansas City, MO	1.0	1.0	900	$925	$1.03	44d	1	1.19mi
9204 Askew Ave Kansas City, MO	3.0	1.5	1258	$1,527	$1.21	44d	1	1.29mi
408 E 92nd St Kansas City, MO	3.0	1.0	1274	$1,595	$1.25	5d	1	1.32mi
8104 McGee St Kansas City, MO	2.0	1.0	1100	$1,350	$1.23	24d	1	1.33mi
320 E 79th Ter Kansas City, MO	3.0	1.0	1100	$1,700	$1.55	44d	1	1.38mi
7427 Arleta Blvd Kansas City, MO	2.0	1.0	805	$1,150	$1.43	44d	1	1.39mi
9702 Shepherds Dr Unit B Kansas City, MO	3.0	2.0	1350	$1,695	$1.26	4d	1	1.43mi
1617 E 97th St Kansas City, MO	3.0	2.0	1350	$1,695	$1.26	2d	1	1.43mi
1520 E 97th St Kansas City, MO	1.0–3.0	1.0–2.0	1163	$1,246	$1.07	3d	7	1.44mi
9534 Charlotte St Kansas City, MO	2.0	1.0	828	$795	$0.96	17d	1	1.45mi
7411 Montgall Ave Kansas City, MO	3.0	1.0	840	$1,200	$1.43	44d	1	1.46mi
1415 E 97th St Kansas City, MO	3.0	2.0	1350	$1,695	$1.26	2d	1	1.47mi
9548 Charlotte St Kansas City, MO	2.0	1.0	850	$1,025	$1.21	20d	1	1.47mi
9355 Bales Ave Kansas City, MO	1.0–3.0	1.0–2.0	1180	$1,080	$0.91	2d	1	1.48mi
3106 E 75th St Kansas City, MO	3.0	1.5	985	$1,225	$1.24	22d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $120,000 Active 6 DOM
2. 2026-06-17
   statusdays on market $120,000 Active 5 DOM
3. 2026-05-05
   status Pending 759-char remark
4. 2026-05-01
   listed $120,000 Active 759-char remark
5. 2026-04-23
   historical $120,000 759-char remark
6. 2025-06-28
   historical
7. 2025-05-14
   price $126,000
8. 2025-04-03
   status Active
9. 2025-03-24
   status Pending
10. 2025-03-03
    listed $128,000 Active
11. 2023-09-11
    historical
12. 2023-09-03
    status Pending
13. 2023-08-29
    listed $120,000 Active
14. 2019-03-08
    status Pending
15. 2019-03-08
    status Active
16. 2019-03-01
    soldstatus
17. 2019-02-18
    historical
18. 2019-01-07
    listed $89,950
19. 2018-09-04
    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: $913 · $76/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$251/yr (+$21/mo · 27.5%)

ⓘ 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: $14,953
• − Mortgage interest: −$6,722
• − Property taxes: −$913
• − Insurance: −$600
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$3,491
• Taxable income: $835
• Est. tax owed @ 24.0%: −$200
• After-tax cash flow: $2,548/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

+33.4% since first listed

19 events — show timeline

• 2026-06-16 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-06-10 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-05-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-01 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Coming Soon $120,000 Heartland MLS as Distributed by MLS Grid
• 2025-06-28 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-05-14 Price Changed $126,000 Heartland MLS as Distributed by MLS Grid
• 2025-04-03 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-03-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-03-03 Listed $128,000 Heartland MLS as Distributed by MLS Grid
• 2023-09-11 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-09-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-08-29 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2019-03-08 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-03-08 Relisted — Heartland MLS as Distributed by MLS Grid
• 2019-03-01 Sold (Public Records) — Public Records
• 2019-02-18 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-01-07 Listed $89,950 Heartland MLS as Distributed by MLS Grid
• 2018-09-04 Sold (Public Records) — Public Records

Property tax history

+8.1%/yr

Latest (2025): $913 · +0.2% YoY. Source: county tax records.