8620 Winchester Ave · Kansas City, MO 64138

$179,900

3 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 48 Days on market

Built 1957 0.30 ac lot $138/sqft · 11% below area Est $202k · 11% under

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Why this score? — see what drove the D+ 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 +14.8/30.0
• ARV discount +12.4/15.0
• DSCR +4.5/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully renovated home. Owner/Agent.

Key facts

• Open floor plan
• Newer flooring
• Eat-in kitchen

Tags

• LOMA VISTA SUBDIVISION
• OPEN FLOOR PLAN
• VAULTED CEILINGS
• EAT-IN KITCHEN
• NEWER FLOORING

Property features AI

Finance

• Other: Not in a flood plain; Age estimated at 51–75 years; Lot size reported as 12,886 square feet (public records)
• Financial info: Currently tenant-occupied; tenant lease expires June 30, 2026; Property available for purchase as a rental or for owner occupancy after tenant vacates; Tenant pays all utilities
• HOA & community: No association fees

Exterior

• Parking: Attached garage with garage door opener (garage faces front); Off-street parking; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch floor plan; 1-story; Owner-reported living area: 1300
• Construction: Frame construction with metal siding; Composition roof; Has basement (inside entrance)
• Exterior features: Metal and wood fencing; Paved road access; City lot within city limits

Interior

• Kitchen: Dishwasher; Exhaust fan; Refrigerator; Eat-in kitchen / kitchen-dining combo
• Bedrooms: 4 bedrooms
• Flooring: Luxury vinyl; Unfinished basement
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Electric cooling (air conditioning)
• Interior features: Painted cabinets; Vaulted ceilings
• Laundry & utility: Laundry in basement; Laundry in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $51 ($613/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (16.6% below list).
• Recommended offer: $150k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: schools C-, crime F.
• Hickman Mills C-1 (urban): math 8% / reading 18% proficiency, ranked #314 of 324 in MO (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.1%/yr); 138 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 31% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 48 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,000 (16.6% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.83% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 10.0

CMA / ARV

• ARV (median comp): $201,912
• List price: $179,900
• Delta: -10.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6204 Fairlane Dr	0.68mi	3/1.5	1,296 (-0%)	9mo	$129,000	$100	58
9504 Bennington Ave	0.52mi	3/1.0	1,188 (-9%)	10mo	$199,999	$168	53
6307 E 96th St	0.63mi	4/2.0 (+1)	1,304 (+0%)	11mo	$249,000	$191	52
6004 E 95th Ter	0.57mi	3/2.0	1,292 (-1%)	20mo	$179,900	$139	52
6302 Fairlane Dr	0.66mi	4/2.0 (+1)	1,242 (-4%)	3mo	$225,000	$181	50
9402 Fairwood Dr	0.70mi	3/2.0	1,314 (+1%)	21mo	$175,000	$133	44
7413 Loma Vista Dr	0.60mi	3/2.0	1,480 (+14%)	2mo	$215,000	$145	44
9502 Belmont Ave	0.55mi	3/2.5	1,206 (-7%)	17mo	$165,000	$137	42
9312 Fairwood Dr	0.72mi	3/2.0	1,156 (-11%)	10mo	$192,500	$167	35
6802 E 86th St	0.73mi	3/2.0	1,128 (-13%)	8mo	$190,000	$168	34
9308 Fairwood Dr	0.74mi	3/1.5	1,488 (+14%)	12mo	$164,900	$111	30
8604 Corrington Ave	0.75mi	4/2.0 (+1)	1,130 (-13%)	6mo	$175,000	$155	30

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 · 3.07% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-25,839
• Equity at exit: $26,824

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-18,060
• Equity at exit: $15,554

Cash invested: $50,372 (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 64138

• Rents YoY: 3.1%
• Active inventory: 138
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,500 high
• Mortgage (P&I): −$943
• Tax from tax record: −$116 /mo · $1,387/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $51

Break-even live

Break-even rent $1,435

Max offer price $179,900

Occupancy floor 92%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9444 Newton Ave Unit 9446D Kansas City, MO	2.0	1.0	882	$1,025	$1.16	17d	1	0.39mi
9444 Newton Ave Kansas City, MO	1.0–2.0	1.0–1.5	957	$1,300	$1.36	1d	26	0.39mi
9444 Newton Ave Unit 9400A Kansas City, MO	2.0	1.0	1008	$1,155	$1.15	17d	1	0.44mi
9444 Newton Ave Unit 9329C Kansas City, MO	2.0	1.5	954	$1,155	$1.21	17d	1	0.44mi
7211 E 87th St Kansas City, MO	2.0	1.0	988	$1,306	$1.32	4d	1	0.69mi
9302 Fairwood Dr Kansas City, MO	3.0	1.0	1526	$1,585	$1.04	23d	1	0.73mi
8607 Corrington Ave Kansas City, MO	4.0	2.5	1754	$1,720	$0.98	44d	1	0.77mi
7800 E 91st St Kansas City, MO	3.0	3.0	1747	$1,895	$1.08	44d	1	0.82mi
8812 Manchester Ave Kansas City, MO	3.0	1.0	1066	$1,586	$1.49	12d	1	0.91mi
5417 E 96th Pl Kansas City, MO	1.0–2.0	1.0–2.0	882	$1,100	$1.25	16d	1	0.91mi
7902 E 89th Ter Kansas City, MO	3.0	1.5	1068	$1,516	$1.42	17d	1	0.95mi
8001 E 89th Ter Kansas City, MO	3.0	2.0	1014	$1,545	$1.52	44d	1	0.97mi
9807 Drury Ave Kansas City, MO	3.0	2.0	1308	$1,711	$1.31	16d	1	1.00mi
8002 E 88th Pl Kansas City, MO	3.0	2.0	984	$1,495	$1.52	44d	1	1.01mi
9909 Wheeling Ave Kansas City, MO	3.0	1.0	1208	$1,350	$1.12	16d	1	1.03mi
7510 E 85th Ter Kansas City, MO	1.0–2.0	1.0	852	$1,300	$1.53	44d	1	1.04mi
5906 E 99th Ter Kansas City, MO	3.0	1.0	912	$1,399	$1.53	20d	1	1.05mi
10000 Bennington Ave Kansas City, MO	4.0	2.5	1032	$1,550	$1.50	44d	1	1.05mi
10002 Wheeling Ave Kansas City, MO	3.0	1.0	1572	$1,445	$0.92	16d	1	1.12mi
820 E 93rd Ter Kansas City, MO	1.0–2.0	1.0–2.0	1040	$1,165	$1.12	4d	1	1.14mi
5600 E 84th Ter Kansas City, MO	3.0	1.0–2.0	878	$1,350	$1.54	44d	1	1.16mi
5907 E 101st St Kansas City, MO	3.0	1.0	912	$1,595	$1.75	3d	1	1.24mi
5907 E 101st St Kansas City, MO	3.0	1.0	912	$1,595	$1.75	16d	1	1.24mi
8501 E 92nd St Kansas City, MO	3.0	1.5	1107	$1,745	$1.58	23d	1	1.25mi
5706 E 101st St Kansas City, MO	3.0	1.0	912	$1,475	$1.62	16d	1	1.27mi
8506 E 91st Ter Kansas City, MO	3.0	1.5	1020	$1,450	$1.42	16d	1	1.28mi
8509 E 91st St Kansas City, MO	3.0	1.5	1350	$1,350	$1.00	44d	1	1.29mi
5608 E 101st Ter Kansas City, MO	3.0	1.0	900	$1,500	$1.67	20d	1	1.38mi
9727 Marsh Ave Kansas City, MO	3.0	1.0	1271	$1,706	$1.34	44d	1	1.38mi
9811 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,295	$1.42	44d	1	1.43mi
10211 Bellaire Ave Kansas City, MO	4.0	2.0	1200	$2,200	$1.83	1d	1	1.45mi
9809 Wallace Ave Kansas City, MO	3.0	1.0	956	$1,500	$1.57	23d	1	1.48mi

Listing history 27 events

1. 2026-06-18
   days on market $179,900 Active 48 DOM
2. 2026-06-17
   days on market $179,900 Active 47 DOM
3. 2026-06-16
   days on market $179,900 Active 46 DOM
4. 2026-06-15
   days on market $179,900 Active 45 DOM
5. 2026-06-13
   days on market $179,900 Active 43 DOM
6. 2026-06-13
   days on market $179,900 Active 42 DOM
7. 2026-06-09
   days on market $179,900 Active 39 DOM
8. 2026-06-08
   days on market $179,900 Active 38 DOM
9. 2026-06-07
   days on market $179,900 Active 37 DOM
10. 2026-06-03
    days on market $179,900 Active 33 DOM
11. 2026-06-02
    days on market $179,900 Active 32 DOM
12. 2026-06-01
    days on market $179,900 Active 31 DOM
13. 2026-05-31
    days on market $179,900 Active 30 DOM
14. 2026-05-01
    listed $179,900 Active 416-char remark
15. 2022-01-25
    soldstatus
16. 2022-01-14
    soldstatus Closed 34-char remark

    Show marketing remark (34 chars)

    Fully renovated home. Owner/Agent.

17. 2021-12-11
    status Pending 34-char remark

    Show marketing remark (34 chars)

    Fully renovated home. Owner/Agent.

18. 2021-12-09
    listed $149,000 Active 34-char remark

    Show marketing remark (34 chars)

    Fully renovated home. Owner/Agent.

19. 2021-05-11
    historical

    Show marketing remark (88 chars)

    Fixer upper. Sold As Is. Seller will make no repairs. Nice corner lot. Partially fenced.

20. 2021-05-10
    soldstatus
21. 2021-05-04
    soldstatus Closed

    Show marketing remark (88 chars)

    Fixer upper. Sold As Is. Seller will make no repairs. Nice corner lot. Partially fenced.

22. 2021-04-01
    status Pending

    Show marketing remark (88 chars)

    Fixer upper. Sold As Is. Seller will make no repairs. Nice corner lot. Partially fenced.

23. 2021-03-31
    listed $63,000 Active

    Show marketing remark (88 chars)

    Fixer upper. Sold As Is. Seller will make no repairs. Nice corner lot. Partially fenced.

24. 2015-02-24
    soldstatus
25. 2014-10-08
    soldstatus
26. 2014-07-11
    soldstatus
27. 1995-08-09
    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: $1,387 · $116/mo
• Projected year-2 tax: $1,745 · $145/mo
• Expected delta: +$358/yr (+$30/mo · 25.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$10,077
• − Property taxes: −$1,387
• − Insurance: −$900
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$5,233
• Taxable loss: −$2,477
• Est. tax savings @ 24.0%: +$594
• After-tax cash flow: $1,207/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: Hickman Mills C-1
• NCES district ID: 2914340
• Math proficiency: 8% ▼ -8.00%
• Reading proficiency: 18% ▼ -4.00%
• Median HH income: $40,908
• Composite: 11.2/100
• National rank: #9725
• State rank: #314 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): 23,805
• Household income: $58,638
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 810.0

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 0.61)
• Race & ethnicity: Black 46% White 42% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Slovak 2% Ukrainian 1% Italian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 91% English-only · Spanish 4% Arabic 3% Other Indo-European 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: ▼ -186.34%
• Current HPI: 274.681
• Rent YoY: ▲ 3.07%
• 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

+185.6% since first listed

14 events — show timeline

• 2026-05-01 Listed $179,900 Heartland MLS as Distributed by MLS Grid
• 2022-01-25 Sold (Public Records) — Public Records
• 2022-01-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-12-11 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-12-09 Listed $149,000 Heartland MLS as Distributed by MLS Grid
• 2021-05-11 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2021-05-10 Sold (Public Records) — Public Records
• 2021-05-04 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-04-01 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-03-31 Listed $63,000 Heartland MLS as Distributed by MLS Grid
• 2015-02-24 Sold (Public Records) — Public Records
• 2014-10-08 Sold (Public Records) — Public Records
• 2014-07-11 Sold (Public Records) — Public Records
• 1995-08-09 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,387 · -41.5% YoY. Source: county tax records.