7905 Brooklyn Ave · Kansas City, MO 64132

$99,500

3 bd · 1.0 ba · 1,084 sqft · SingleFamily public records · 187 Days on market

Built 1947 6,680 sqft lot $92/sqft · 11% below area Est $111k · 11% under

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Why this score? — see what drove the A- 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 +29.6/30.0
• ARV discount +12.3/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.0/10.0
• 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

Spacious little house! This adorable little house has 3 bedrooms, 1 bathroom, a large living room and a full formal dining room. It has hardwood floors throughout, the home and a new updated kitchen. It would make the perfect starter home or investment property.

Key facts

• 6,680 sq ft lot
• Built 1947
• Listed 186 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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.
• 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); 94 active listings in the ZIP; 31 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 34% 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 $11k of equity ($688 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $26k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 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 1947 — 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: 1.30% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.45%
• DSCR: 1.69
• GRM: 6.4

CMA / ARV

• ARV (median comp): $111,403
• List price: $99,500
• Delta: -10.68%
• 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
7909 Brooklyn Ave	0.01mi	4/1.0 (+1)	1,035 (-4%)	3mo	$134,900	$130	85
2205 E 77th Ter	0.13mi	3/2.0	1,154 (+6%)	2mo	$120,000	$104	78
1421 E 77th St	0.51mi	3/1.5	1,087 (+0%)	2mo	$205,000	$189	72
8241 Highland Ave	0.52mi	3/1.0	1,126 (+4%)	0mo	$99,000	$88	69
8116 Wayne Ave	0.48mi	3/1.0	996 (-8%)	1mo	$112,500	$113	63
1429 E 79th St	0.38mi	3/1.5	986 (-9%)	3mo	$139,000	$141	63
1518 E 76th St	0.57mi	2/1.0 (-1)	1,039 (-4%)	1mo	$185,000	$178	60
8303 Wabash Ave	0.54mi	3/2.5	1,015 (-6%)	2mo	$150,000	$148	57
7620 Paseo Blvd	0.43mi	3/2.0	1,196 (+10%)	3mo	$130,000	$109	56
1321 E 76th St	0.69mi	3/1.0	1,192 (+10%)	1mo	$210,000	$176	50
8308 Prospect Ave	0.57mi	3/2.5	1,236 (+14%)	1mo	$215,500	$174	43
8405 Wabash Ave	0.66mi	2/1.0 (-1)	936 (-14%)	2mo	$74,889	$80	40

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: 35.7%
• Equity multiple: 3.76×
• Total profit: $77,019
• Equity at exit: $89,637

10-year hold

• IRR: 30.7%
• Equity multiple: 8.49×
• Total profit: $208,798
• Equity at exit: $193,307

Cash invested: $27,860 (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: 94
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,296 high
• Mortgage (P&I): −$522
• Tax from tax record: −$102 /mo · $1,222/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $359

Break-even live

Break-even rent $842

Max offer price $99,500

Occupancy floor 67%

Sensitivity live

Price	-10% $415	-5% $387	+0% $359	+5% $331	+10% $302
Rent	-10% $256	-5% $308	+0% $359	+5% $410	+10% $461
Rate	-1.0pp $409	-0.5pp $384	base $359	+0.5pp $333	+1.0pp $307

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 31 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	17d	1	0.14mi
1830 E 78th St Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	13d	1	0.23mi
1836 E 77th St Kansas City, MO	2.0	1.0	1200	$1,150	$0.96	22d	1	0.31mi
8226 Flora Ave Kansas City, MO	2.0	1.0	862	$1,200	$1.39	4d	1	0.57mi
7427 Arleta Blvd Kansas City, MO	2.0	1.0	805	$1,150	$1.43	44d	1	0.64mi
7411 Montgall Ave Kansas City, MO	3.0	1.0	840	$1,200	$1.43	44d	1	0.70mi
3106 E 75th St Kansas City, MO	3.0	1.5	985	$1,225	$1.24	22d	1	0.80mi
2607 E 73rd St Kansas City, MO	2.0	1.0	1212	$1,050	$0.87	24d	1	0.82mi
8222 Troost Ave Unit 8222-1 Kansas City, MO	2.0	1.0	825	$1,400	$1.70	15d	1	0.83mi
7412 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	780	$1,200	$1.54	3d	1	0.83mi
8150 Troost Ave Unit 53 Kansas City, MO	2.0	1.0	900	$1,200	$1.33	44d	1	0.85mi
8208 Troost Ave Unit 8218-3 Kansas City, MO	2.0	1.0	750	$1,345	$1.79	44d	1	0.87mi
8208 Troost Ave Kansas City, MO	1.0–2.0	1.0	761	$1,395	$1.83	8d	2	0.87mi
8101 Campbell St Kansas City, MO	2.0	1.0	820	$888	$1.08	2d	1	0.88mi
7317 Agnes Ave Kansas City, MO	2.0	1.0	767	$895	$1.17	24d	1	0.89mi
7426 Indiana Ave Kansas City, MO	3.0	1.0	1100	$1,400	$1.27	44d	1	0.94mi
7240 Agnes Ave Kansas City, MO	3.0	1.0	1140	$1,350	$1.18	3d	1	0.94mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,645	$1.50	24d	1	1.08mi
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	13d	1	1.14mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	15d	1	1.18mi
7036 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	810	$1,200	$1.48	3d	1	1.20mi
7605 Locust St Kansas City, MO	2.0	1.0	744	$1,325	$1.78	8d	1	1.25mi
7127 Bales Ave Kansas City, MO	3.0	1.0	900	$1,350	$1.50	24d	1	1.26mi
320 E 79th Ter Kansas City, MO	3.0	1.0	1100	$1,700	$1.55	44d	1	1.27mi
7115 Bales Ave Kansas City, MO	3.0	1.0	865	$1,350	$1.56	17d	1	1.28mi
8104 McGee St Kansas City, MO	2.0	1.0	1100	$1,350	$1.23	24d	1	1.36mi
2120 E 68th Ter Kansas City, MO	2.0	1.0	930	$1,200	$1.29	24d	1	1.38mi
1850 E 68th Ter Kansas City, MO	4.0	2.0	1400	$1,600	$1.14	17d	1	1.38mi
1831 E 68th St Kansas City, MO	3.0	1.0	1043	$1,250	$1.20	17d	1	1.43mi
2421 E 67th Ter Kansas City, MO	2.0	1.0	816	$1,125	$1.38	17d	1	1.48mi
8701 Chestnut Cir Kansas City, MO	1.0–2.0	1.0–2.0	925	$1,115	$1.21	2d	15	1.49mi

Listing history 34 events

1. 2026-06-21
   days on market $99,500 Active 187 DOM
2. 2026-06-18
   days on market $99,500 Active 184 DOM
3. 2026-06-17
   days on market $99,500 Active 183 DOM
4. 2026-06-16
   days on market $99,500 Active 182 DOM
5. 2026-06-15
   days on market $99,500 Active 181 DOM
6. 2026-06-13
   days on market $99,500 Active 179 DOM
7. 2026-06-09
   days on market $99,500 Active 175 DOM
8. 2026-06-08
   days on market $99,500 Active 174 DOM
9. 2026-06-07
   days on market $99,500 Active 173 DOM
10. 2026-06-03
    days on market $99,500 Active 169 DOM
11. 2026-06-02
    days on market $99,500 Active 168 DOM
12. 2026-06-01
    days on market $99,500 Active 167 DOM
13. 2026-05-31
    days on market $99,500 Active 166 DOM
14. 2026-05-08
    status Active 262-char remark

    Show marketing remark (262 chars)

    Spacious little house! This adorable little house has 3 bedrooms, 1 bathroom, a large living room and a full formal dining room. It has hardwood floors throughout, the home and a new updated kitchen. It would make the perfect starter home or investment property.

15. 2026-05-05
    status Pending 262-char remark

    Show marketing remark (262 chars)

    Spacious little house! This adorable little house has 3 bedrooms, 1 bathroom, a large living room and a full formal dining room. It has hardwood floors throughout, the home and a new updated kitchen. It would make the perfect starter home or investment property.

16. 2026-04-22
    status Active 262-char remark

    Show marketing remark (262 chars)

    Spacious little house! This adorable little house has 3 bedrooms, 1 bathroom, a large living room and a full formal dining room. It has hardwood floors throughout, the home and a new updated kitchen. It would make the perfect starter home or investment property.

17. 2026-04-18
    status Pending 262-char remark

    Show marketing remark (262 chars)

    Spacious little house! This adorable little house has 3 bedrooms, 1 bathroom, a large living room and a full formal dining room. It has hardwood floors throughout, the home and a new updated kitchen. It would make the perfect starter home or investment property.

18. 2026-04-09
    price $99,500 262-char remark

    Show marketing remark (262 chars)

    Spacious little house! This adorable little house has 3 bedrooms, 1 bathroom, a large living room and a full formal dining room. It has hardwood floors throughout, the home and a new updated kitchen. It would make the perfect starter home or investment property.

19. 2026-03-25
    price $110,000 262-char remark

    Show marketing remark (262 chars)

    Spacious little house! This adorable little house has 3 bedrooms, 1 bathroom, a large living room and a full formal dining room. It has hardwood floors throughout, the home and a new updated kitchen. It would make the perfect starter home or investment property.

20. 2026-01-23
    price $121,000 262-char remark

    Show marketing remark (262 chars)

    Spacious little house! This adorable little house has 3 bedrooms, 1 bathroom, a large living room and a full formal dining room. It has hardwood floors throughout, the home and a new updated kitchen. It would make the perfect starter home or investment property.

21. 2025-12-09
    listed $125,000 Active 262-char remark

    Show marketing remark (262 chars)

    Spacious little house! This adorable little house has 3 bedrooms, 1 bathroom, a large living room and a full formal dining room. It has hardwood floors throughout, the home and a new updated kitchen. It would make the perfect starter home or investment property.

22. 2025-11-28
    historical $125,000 262-char remark

    Show marketing remark (262 chars)

    Spacious little house! This adorable little house has 3 bedrooms, 1 bathroom, a large living room and a full formal dining room. It has hardwood floors throughout, the home and a new updated kitchen. It would make the perfect starter home or investment property.

23. 2024-04-20
    historical
24. 2024-04-01
    listed $85,000 Active
25. 2020-02-26
    soldstatus
26. 2020-02-24
    soldstatus Sold
27. 2020-01-17
    status Pending
28. 2019-12-31
    price $58,900
29. 2019-12-07
    listed $64,900 Active
30. 2019-04-17
    soldstatus
31. 2008-05-05
    soldstatus
32. 2007-11-13
    soldstatus
33. 1999-08-30
    soldstatus
34. 1987-04-30
    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: $1,222 · $102/mo
• Projected year-2 tax: $1,222 · $102/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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,552
• − Mortgage interest: −$5,574
• − Property taxes: −$1,222
• − Insurance: −$498
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$2,895
• Taxable income: $2,876
• Est. tax owed @ 24.0%: −$690
• After-tax cash flow: $3,615/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

+53.3% since first listed

21 events — show timeline

• 2026-05-08 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-05-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-22 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-18 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $99,500 Heartland MLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $110,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-23 Price Changed $121,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-09 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-28 Coming Soon $125,000 Heartland MLS as Distributed by MLS Grid
• 2024-04-20 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-04-01 Listed $85,000 Heartland MLS as Distributed by MLS Grid
• 2020-02-26 Sold (Public Records) — Public Records
• 2020-02-24 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-01-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-12-31 Price Changed $58,900 Heartland MLS as Distributed by MLS Grid
• 2019-12-07 Listed $64,900 Heartland MLS as Distributed by MLS Grid
• 2019-04-17 Sold (Public Records) — Public Records
• 2008-05-05 Sold (Public Records) — Public Records
• 2007-11-13 Sold (Public Records) — Public Records
• 1999-08-30 Sold (Public Records) — Public Records
• 1987-04-30 Sold (Public Records) — Public Records

Property tax history

+20.9%/yr

Latest (2025): $1,222 · +19.1% YoY. Source: county tax records.