700 E 8th St · Kansas City, MO 64106

$149,000

1 bd · 1.0 ba · 662 sqft · MultiFamily · 25 Days on market

Built 1971 Good condition

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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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Appreciation +3.2/10.0
• Schools +1.5/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Spacious 10th-floor, northwest-facing condo at The Manhattan with covered garage parking, in-unit laundry, sunrise light, and resort-style downtown amenities. This move-in ready unit features large windows, city and green-space views, water-resistant and scratch-resistant flooring, an updated kitchen with granite-style countertops, gas stove, and a functional open layout. The unit also offers multiple closets for added storage, an almost-new Samsung washer/dryer combo, and an indoor covered garage parking spot. The Manhattan offers 24/7 security and concierge service, secured access, covered garage parking, rooftop indoor pool with skyline views, fitness center, sauna, theater room, game ro

Key facts

• In unit laundry
• Updated kitchen
• Concierge service

Tags

• IN UNIT LAUNDRY
• UPDATED KITCHEN
• GRANITE STYLE COUNTERTOPS
• INDOOR COVERED GARAGE PARKING
• 24 7 SECURITY
• CONCIERGE SERVICE

Property features AI

Exterior

• Home design: Built in 1971
• Construction: Living area approximately 662
• Exterior features: Located in the East Village subdivision

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath multifamily listed at $149k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $147k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: Rents rising fast (+7.2%/yr); 53 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 36% of the median local income ($53k/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 $4k 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.
• At projected returns (-3.0% appreciation + 7.2% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.

Recommended offer $146,765 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.01%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.15% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.90×
• Total profit: $-3,987
• Equity at exit: $22,216

10-year hold

• IRR: 11.4%
• Equity multiple: 2.06×
• Total profit: $44,258
• Equity at exit: $12,883

Cash invested: $41,720 (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 64106

• Home prices YoY: -1.5%
• Rents YoY: 7.2%
• Active inventory: 53
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,568 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $209

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 82%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 E 8th St Kansas City, MO	—	1.0	522	$999	$1.91	3d	1	0.09mi
500 E 8th St Kansas City, MO	2.0	1.0–2.0	770	$1,596	$2.07	1d	70	0.14mi
933 McGee St Kansas City, MO	2.0	1.0	704	$1,474	$2.09	14d	1	0.34mi
531 Grand Blvd Kansas City, MO	2.0	2.0	881	$1,949	$2.21	1d	6	0.35mi
770 E 5th St Kansas City, MO	1.0–2.0	1.0–2.0	797	$999	$1.25	2d	4	0.36mi
722 Walnut St Kansas City, MO	2.0	1.0	582	$1,124	$1.93	1d	15	0.43mi
306 E 12th St Kansas City, MO	1.0	1.0	743	$1,210	$1.63	23d	1	0.45mi
1003 Walnut St Kansas City, MO	1.0–2.0	1.0	750	$1,300	$1.73	23d	12	0.45mi
911 Main St Kansas City, MO	2.0	1.0–2.0	1018	$2,415	$2.37	1d	18	0.48mi
1125 Grand Blvd Kansas City, MO	2.0	1.0–2.5	1315	$2,889	$2.20	1d	36	0.50mi
201 Grand Blvd Kansas City, MO	3.0	1.0–2.5	1000	$2,495	$2.50	1d	135	0.54mi
720 Main St Kansas City, MO	2.0	1.0–2.0	723	$1,358	$1.88	1d	22	0.54mi
920 Main St Kansas City, MO	1.0–2.0	1.0–2.0	897	$1,375	$1.53	16d	1	0.54mi
920 Main St Kansas City, MO	1.0–2.0	1.0–2.0	897	$1,900	$2.12	21d	5	0.54mi
112 W 9th St Kansas City, MO	1.0	1.0	660	$1,520	$2.30	12d	2	0.57mi
110 W 9th St Kansas City, MO	2.0	1.0	867	$2,030	$2.34	43d	1	0.59mi
1004 Baltimore Ave Kansas City, MO	1.0–2.0	1.0–2.0	1015	$1,250	$1.23	1d	8	0.60mi
401 Delaware St Kansas City, MO	1.0–2.0	1.0–2.0	880	$1,203	$1.37	1d	12	0.61mi
50 E 13th St Kansas City, MO	2.0	1.0–2.0	872	$2,562	$2.94	1d	23	0.62mi
609 Central St Kansas City, MO	—	1.0	459	$1,375	$3.00	43d	1	0.63mi
127 W 10th St Kansas City, MO	2.0	1.0–2.0	766	$1,385	$1.81	23d	12	0.64mi
106 W 11th St Kansas City, MO	2.0	1.0–2.0	838	$1,700	$2.03	2d	28	0.64mi
101 W 11th St Kansas City, MO	1.0	1.0	585	$1,325	$2.26	43d	2	0.64mi
1114 Baltimore Ave Kansas City, MO	1.0	1.0–1.5	540	$1,340	$2.48	14d	3	0.65mi
309 Delaware St Kansas City, MO	—	1.0	697	$1,218	$1.75	23d	2	0.65mi
701 Berkley Pkwy Kansas City, MO	2.0	1.0–2.0	1011	$2,547	$2.52	1d	74	0.68mi
1221 Baltimore Ave Kansas City, MO	1.0	1.0	413	$1,505	$3.64	3d	15	0.69mi
1444 Grand Blvd Kansas City, MO	1.0–2.0	1.0–2.0	901	$1,590	$1.76	1d	25	0.70mi
323 W 8th St Kansas City, MO	1.0–2.0	1.0–2.0	816	$1,355	$1.66	2d	14	0.71mi
237 W 4th St Kansas City, MO	1.0–2.0	1.0–2.5	988	$1,370	$1.39	1d	12	0.73mi
320 W 7th St Kansas City, MO	—	1.0	681	$1,190	$1.75	44d	1	0.74mi
701 Broadway Blvd Kansas City, MO	2.0	1.0–2.0	1059	$1,972	$1.86	1d	12	0.74mi
1000 Berkley Pkwy Kansas City, MO	2.0	1.0–2.5	1086	$2,149	$1.98	1d	31	0.75mi
1477 Main St Kansas City, MO	2.0	1.0–2.5	1177	$4,255	$3.62	1d	15	0.77mi
106 W 14th St Kansas City, MO	1.0–2.0	1.0–2.0	1046	$1,485	$1.42	1d	27	0.77mi
800 Broadway Blvd Kansas City, MO	1.0	1.0	505	$1,499	$2.97	7d	6	0.78mi
802 Broadway Blvd Kansas City, MO	1.0	1.0	567	$1,246	$2.20	23d	1	0.78mi
612 Garfield Ave Kansas City, MO	1.0–2.0	1.0–2.0	900	$839	$0.93	1d	44	0.82mi
1522 Walnut St Kansas City, MO	1.0	1.0	659	$1,378	$2.09	23d	3	0.83mi
1601 Walnut St Kansas City, MO	1.0	1.0	780	$1,450	$1.86	2d	3	0.87mi

Listing history 26 events

1. 2026-06-18
   days on market $149,000 Active 25 DOM
2. 2026-06-17
   days on market $149,000 Active 24 DOM
3. 2026-06-16
   days on market $149,000 Active 23 DOM
4. 2026-06-15
   days on market $149,000 Active 22 DOM
5. 2026-06-13
   days on market $149,000 Active 20 DOM
6. 2026-06-09
   days on market $149,000 Active 16 DOM
7. 2026-06-08
   days on market $149,000 Active 15 DOM
8. 2026-06-07
   days on market $149,000 Active 14 DOM
9. 2026-06-05
   days on market $149,000 Active 11 DOM
10. 2026-06-03
    days on market $149,000 Active 10 DOM
11. 2026-06-02
    days on market $149,000 Active 9 DOM
12. 2026-06-01
    days on market $149,000 Active 8 DOM
13. 2026-05-31
    days on market $149,000 Active 7 DOM
14. 2026-05-25
    listed $149,000 Active
15. 2026-01-19
    historical
16. 2025-12-26
    status Active
17. 2025-11-30
    status Pending
18. 2025-10-06
    price $108,999
19. 2025-09-11
    price $112,999
20. 2025-07-16
    price $119,900
21. 2025-06-28
    price $125,900
22. 2025-06-06
    listed $130,000 Active
23. 2023-10-27
    historical
24. 2023-10-13
    status Active
25. 2023-09-28
    status Pending
26. 2023-07-21
    listed $120,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $18,816
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$4,335
• Taxable income: $145
• Est. tax owed @ 24.0%: −$35
• After-tax cash flow: $2,474/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.

Condition & rehab AI · 2 photos

Good 75/100 Cosmetic rehab

This move-in ready unit at The Manhattan offers a good condition with minimal updates needed to maximize its value for both resale and rental.

Value-add opportunities

• Both Update countertops and appliances — Modernizing the kitchen can enhance both resale and rental value
• Both Paint interior walls — Fresh paint can improve the home's curb appeal and interior aesthetics
• Both Install new flooring — Replacing worn-out flooring can significantly boost both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Update countertops and appliances — Modernizing the kitchen can enhance both resale and rental value ↑
• Both Paint interior walls — Fresh paint can improve the home's curb appeal and interior aesthetics ↑
• Both Install new flooring — Replacing worn-out flooring can significantly boost both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• County: Jackson County · 687,798 people
• City population: 439,467
• Metro: Kansas City, MO-KS
• Population (ZIP): 11,343
• Household income: $52,564
• Rent vs Own: 83.0% rent · 17.0% own
• Severe rent burden: 973.0

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: White 45% Black 37% Asian 8% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Portuguese 2% Italian 1% Lithuanian 1%
• Foreign-born: 16% · Canada, Vietnam, South Korea
• Languages at home: 81% English-only · Spanish 4% Other Indo-European 3% Vietnamese 2%

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: ▼ -3.60%
• Current HPI: 240.7201
• Rent YoY: ▲ 7.15%
• 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

+24.2% since first listed

13 events — show timeline

• 2026-05-25 Listed $149,000 FSBO.com
• 2026-01-19 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-12-26 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-11-30 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-10-06 Price Changed $108,999 Heartland MLS as Distributed by MLS Grid
• 2025-09-11 Price Changed $112,999 Heartland MLS as Distributed by MLS Grid
• 2025-07-16 Price Changed $119,900 Heartland MLS as Distributed by MLS Grid
• 2025-06-28 Price Changed $125,900 Heartland MLS as Distributed by MLS Grid
• 2025-06-06 Listed $130,000 Heartland MLS as Distributed by MLS Grid
• 2023-10-27 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-10-13 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-09-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-07-21 Listed $120,000 Heartland MLS as Distributed by MLS Grid