8617 Thompson Ave · Kansas City, MO 64125

$50,000

2 bd · 1.0 ba · 1,016 sqft · SingleFamily public records · 7 Days on market

Built 1915 9,089 sqft 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 +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

This 2-bedroom, 1-bath bungalow in Kansas City is ready for its next chapter and offers the perfect canvas for those looking for their next real estate project. While the property needs a significant amount of cleaning out and updating, those with vision will appreciate the character and potential found throughout. Step inside to a traditional floor plan featuring a spacious living room that flows into the dining room and continues into the kitchen. Original woodwork and trim remain in the passageways, adding charm and preserving a piece of the home's history. The dining room is highlighted by a beautiful bay window that fills the space with natural light, while the front bedroom features a

Key facts

• Bay window
• Original woodwork
• Versatile bonus room

Tags

• ORIGINAL WOODWORK
• BAY WINDOW
• MOLDED CEILING DESIGN
• VERSATILE BONUS ROOM
• SOLID CONCRETE FRONT PORCH
• FULLY FENCED YARD

Property features AI

Finance

• Other: Lot approximately 9,089 square feet (per public records); Above-grade finished area reported as 1,016 (per public records)
• HOA & community: No association fees; Inside city limits

Exterior

• Parking: Detached 2-car garage; Additional garage structures on property
• Utilities: Public water; Public sewer
• Home design: Single-family residence (residential); Bungalow floor plan; Faces north
• Construction: Wood siding exterior; Composition roof; Approximately 101+ years old
• Exterior features: Deck; Metal fencing; Property listed as fixer

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; No central air conditioning
• Interior features: Formal dining area; Recreation room; Basement (full, unfinished, inside entrance with walk-up access)
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 18.2% 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.
• 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.
• Market conditions: 12 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($346 loan paydown + $5k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1915 — 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: 2.15% ✓
• Cap rate: 18.23%
• Cash-on-cash: 42.65%
• DSCR: 2.90
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $106,680
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 Lewis Ave	0.21mi	3/1.0 (+1)	1,062 (+4%)	8mo	$49,000	$46	71
8715 E Roberts St	0.13mi	3/1.5 (+1)	1,056 (+4%)	12mo	$20,000	$19	71
8806 E Smart Ave	0.23mi	2/1.0	908 (-11%)	6mo	$95,000	$105	66
8919 E Independence Ave	0.36mi	2/1.0	988 (-3%)	20mo	$140,000	$142	62
578 S Oxford Ave	0.74mi	3/1.0 (+1)	990 (-3%)	2mo	$89,000	$90	54
8907 E Smart Ave	0.36mi	3/1.0 (+1)	936 (-8%)	17mo	$115,000	$123	51
702 Utley Ave	0.29mi	2/2.0	926 (-9%)	21mo	$44,500	$48	50
327 S Kentucky Ave	0.43mi	2/1.0	898 (-12%)	23mo	$110,000	$122	42
548 S Brookside Ave	0.67mi	2/1.0	875 (-14%)	17mo	$45,000	$51	32
531 S Brookside Ave	0.70mi	3/2.0 (+1)	1,133 (+12%)	12mo	$165,000	$146	29

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: 57.4%
• Equity multiple: 5.21×
• Total profit: $58,941
• Equity at exit: $45,044

10-year hold

• IRR: 50.9%
• Equity multiple: 11.62×
• Total profit: $148,688
• Equity at exit: $97,139

Cash invested: $14,000 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,073 high
• Mortgage (P&I): −$262
• Tax from tax record: −$67 /mo · $801/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $498

Break-even live

Break-even rent $443

Max offer price $50,000

Occupancy floor 49%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	43d	1	0.13mi
576 S Oxford Ave Independence, MO	3.0	2.0	1098	$1,400	$1.28	43d	1	0.74mi
600 S Glenwood Ave Unit F Independence, MO	2.0	1.0	750	$995	$1.33	19d	1	0.78mi
600 S Glenwood Ave Unit I Independence, MO	1.0	1.0	700	$695	$0.99	43d	1	0.79mi
100 S Oxford Ave Independence, MO	3.0	2.0	1141	$1,425	$1.25	44d	1	0.83mi
1138 S Glenwood Ave Independence, MO	2.0	1.0	1180	$1,095	$0.93	19d	1	0.97mi
9528 E Winner Rd Independence, MO	1.0–3.0	1.0	730	$999	$1.37	43d	1	1.00mi
611 Ewing Ave Unit B Kansas City, MO	1.0	1.0	700	$800	$1.14	23d	1	1.16mi
10104 E Golf Ave Independence, MO	3.0	2.0	1205	$1,395	$1.16	14d	1	1.25mi

Listing history 7 events

1. 2026-06-09
   status $50,000 Pending 7 DOM
2. 2026-06-08
   days on market $50,000 Active 7 DOM
3. 2026-06-07
   days on market $50,000 Active 6 DOM
4. 2026-06-05
   days on market $50,000 Active 3 DOM
5. 2026-06-03
   days on market $50,000 Active 2 DOM
6. 2026-06-02
   remarks 699-char remark
7. 2026-06-02
   listed $50,000 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: $801 · $67/mo
• Projected year-2 tax: $801 · $67/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 1/10 Low FEMA zone X (unshaded) · 0% 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,871
• − Mortgage interest: −$2,801
• − Property taxes: −$801
• − Insurance: −$250
• − Repairs & maintenance: −$1,030
• − Management: −$1,030
• − Depreciation: −$1,455
• Taxable income: $5,506
• Est. tax owed @ 24.0%: −$1,321
• After-tax cash flow: $4,650/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

2 events — show timeline

• 2026-06-01 Listed $50,000 Heartland MLS as Distributed by MLS Grid
• 1996-08-09 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $801 · -28.3% YoY. Source: county tax records.