9808 Bennington Ave · Kansas City, MO 64134

$175,000

3 bd · 1.5 ba · 1,464 sqft · SingleFamily public records · 8 Days on market

Built 1956 8,965 sqft lot Est $220k · 20% under $4/mo HOA

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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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold before processed.

Key facts

• Finished living room
• Sunroom area
• Shopping and dining

Tags

• FINISHED LIVING ROOM
• SUNROOM AREA
• QUICK ACCESS TO HIGHWAYS
• SHOPPING AND DINING

Property features AI

Finance

• Other: Living area reported as 2,304; Above-grade finished area reported; below-grade finished area reported; Not in flood plain; Lot size listed in public records
• HOA & community: Homeowners association with $50 annual fee (no amenities included); Inside city limits

Exterior

• Parking: Attached 2-car garage
• Security: Security system
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Attached property; Side/side split layout
• Construction: Wood siding; Composition roof
• Exterior features: City lot; Shed(s)

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms — all on the upper level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric cooling (has central cooling)
• Interior features: Ceiling fans; Sun room; Side/side split floor plan; Crawl space basement; Living room fireplace
• Laundry & utility: Washer; Dryer; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/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 $153k (12.5% below list).
• Recommended offer: $153k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• 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.
• Zoned schools: Ervin Elementary School (math 8% / reading 12%, grade F, #1,037 of 1,115 statewide, top 94%, 629 students, 100% FRL); Smith-Hale Middle (math 7% / reading 19%, grade F, #368 of 391 statewide, top 94%, 770 students, 100% FRL); Ruskin High School (math 8% / reading 47%, grade F, #416 of 521 statewide, top 80%, 1,273 students, 100% FRL) — zoned schools average 100% FRL vs 78% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.7%/yr); 147 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 32% of the median local income ($58k/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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 27y 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 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,116 (12.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.07%
• DSCR: 1.09
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $219,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9629 Beacon Ave	0.19mi	3/2.0	1,440 (-2%)	4mo	$195,000	$135	83
9821 Bennington N/A	0.09mi	3/2.0	1,520 (+4%)	6mo	$120,000	$79	82
6706 E 98th St	0.13mi	3/2.0	1,558 (+6%)	3mo	$195,000	$125	79
9903 Wheeling St	0.31mi	3/1.5	1,368 (-7%)	1mo	$130,000	$95	74
6815 E 99th Ter	0.24mi	3/2.5	1,557 (+6%)	1mo	$250,000	$161	74
10200 Fremont Ave	0.47mi	3/1.5	1,392 (-5%)	4mo	$179,000	$129	67
10200 Blue Ridge Blvd	0.51mi	3/2.5	1,403 (-4%)	1mo	$189,900	$135	65
5904 E 100th St	0.46mi	3/1.0	1,344 (-8%)	1mo	$210,000	$156	62
6309 E 102nd Ter	0.53mi	3/2.0	1,558 (+6%)	4mo	$290,000	$186	59
10013 Belmont Ave	0.37mi	4/2.0 (+1)	1,296 (-12%)	5mo	$204,900	$158	52
9810 Hardesty Ave	0.75mi	3/2.5	1,544 (+6%)	1mo	$249,900	$162	51
7620 E 100th St	0.74mi	4/3.0 (+1)	1,600 (+9%)	2mo	$240,000	$150	38

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 · 6.73% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.65×
• Total profit: $-17,043
• Equity at exit: $26,093

10-year hold

• IRR: 4.4%
• Equity multiple: 1.38×
• Total profit: $18,390
• Equity at exit: $15,131

Cash invested: $49,000 (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 64134

• Rents YoY: 6.7%
• Active inventory: 147
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,531 high
• Mortgage (P&I): −$918
• Tax from tax record: −$130 /mo · $1,566/yr
• Insurance: −$73
• HOA: −$4
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $84

Break-even live

Break-even rent $1,424

Max offer price $175,000

Occupancy floor 89%

Sensitivity live

Price	-10% $184	-5% $134	+0% $84	+5% $35	+10% $-15
Rent	-10% $-36	-5% $24	+0% $84	+5% $145	+10% $205
Rate	-1.0pp $173	-0.5pp $129	base $84	+0.5pp $39	+1.0pp $-7

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10000 Bennington Ave Kansas City, MO	4.0	2.5	1032	$1,550	$1.50	45d	1	0.22mi
9909 Wheeling Ave Kansas City, MO	3.0	1.0	1208	$1,350	$1.12	18d	1	0.31mi
10002 Wheeling Ave Kansas City, MO	3.0	1.0	1572	$1,445	$0.92	18d	1	0.39mi
5906 E 99th Ter Kansas City, MO	3.0	1.0	912	$1,399	$1.53	21d	1	0.41mi
9444 Newton Ave Unit 9329C Kansas City, MO	2.0	1.5	954	$1,155	$1.21	19d	1	0.43mi
9444 Newton Ave Unit 9400A Kansas City, MO	2.0	1.0	1008	$1,155	$1.15	19d	1	0.43mi
9444 Newton Ave Unit 9446D Kansas City, MO	2.0	1.0	882	$1,025	$1.16	19d	1	0.46mi
9444 Newton Ave Kansas City, MO	1.0–2.0	1.0–1.5	957	$1,300	$1.36	3d	26	0.49mi
5907 E 101st St Kansas City, MO	3.0	1.0	912	$1,595	$1.75	4d	1	0.53mi
5907 E 101st St Kansas City, MO	3.0	1.0	912	$1,595	$1.75	18d	1	0.53mi
5706 E 101st St Kansas City, MO	3.0	1.0	912	$1,475	$1.62	18d	1	0.63mi
9807 Drury Ave Kansas City, MO	3.0	2.0	1308	$1,711	$1.31	18d	1	0.66mi
5417 E 96th Pl Kansas City, MO	1.0–2.0	1.0–2.0	882	$1,100	$1.25	18d	1	0.71mi
10211 Bellaire Ave Kansas City, MO	4.0	2.0	1200	$2,200	$1.83	3d	1	0.71mi
5608 E 101st Ter Kansas City, MO	3.0	1.0	900	$1,500	$1.67	22d	1	0.77mi
9302 Fairwood Dr Kansas City, MO	3.0	1.0	1526	$1,585	$1.04	25d	1	0.91mi
10401 Richmond Ave Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	25d	1	1.01mi
10500 Hillcrest Rd Kansas City, MO	1.0–2.0	1.0–2.0	875	$1,350	$1.54	3d	63	1.05mi
9727 Marsh Ave Kansas City, MO	3.0	1.0	1271	$1,706	$1.34	45d	1	1.08mi
9811 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,295	$1.42	45d	1	1.08mi
10408 Smalley Ct Kansas City, MO	3.0	1.5	1500	$1,599	$1.07	25d	1	1.12mi
7800 E 91st St Kansas City, MO	3.0	3.0	1747	$1,895	$1.08	45d	1	1.16mi
8407 E 98th Ter Kansas City, MO	3.0	1.0	940	$1,395	$1.48	25d	1	1.17mi
8407 E 98th Ter Kansas City, MO	3.0	1.0	940	$1,395	$1.48	18d	1	1.17mi
820 E 93rd Ter Kansas City, MO	1.0–2.0	1.0–2.0	1040	$1,165	$1.12	5d	1	1.18mi
9809 Wallace Ave Kansas City, MO	3.0	1.0	956	$1,500	$1.57	25d	1	1.19mi
10712 Bennington Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	18d	1	1.21mi
10716 Ewing Ave Kansas City, MO	4.0	2.0	1032	$1,550	$1.50	45d	1	1.23mi
10607 Richmond Ave Kansas City, MO	3.0	1.0	912	$1,499	$1.64	18d	1	1.23mi
8300 E 104th Ter Kansas City, MO	3.0	1.0	1204	$1,400	$1.16	14d	1	1.32mi
8300 E 104th Ter Kansas City, MO	3.0	1.0	1204	$1,450	$1.20	25d	1	1.32mi
7902 E 89th Ter Kansas City, MO	3.0	1.5	1068	$1,516	$1.42	19d	1	1.39mi
8001 E 89th Ter Kansas City, MO	3.0	2.0	1014	$1,545	$1.52	45d	1	1.39mi
8812 Manchester Ave Kansas City, MO	3.0	1.0	1066	$1,586	$1.49	14d	1	1.41mi
8501 E 92nd St Kansas City, MO	3.0	1.5	1107	$1,745	$1.58	25d	1	1.41mi
7211 E 87th St Kansas City, MO	2.0	1.0	988	$1,306	$1.32	5d	1	1.42mi
8506 E 91st Ter Kansas City, MO	3.0	1.5	1020	$1,450	$1.42	18d	1	1.48mi
8002 E 88th Pl Kansas City, MO	3.0	2.0	984	$1,495	$1.52	45d	1	1.49mi

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 6 events

1. 2026-06-13
   statusdays on market $175,000 Pending 8 DOM
2. 2026-06-09
   days on market $175,000 Active 7 DOM
3. 2026-06-08
   days on market $175,000 Active 6 DOM
4. 2026-06-07
   days on market $175,000 Active 5 DOM
5. 2026-06-03
   remarks 435-char remark
6. 2026-06-03
   listed $175,000 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: $1,566 · $130/mo
• Projected year-2 tax: $1,698 · $141/mo
• Expected delta: +$132/yr (+$11/mo · 8.4%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,374
• − Mortgage interest: −$9,803
• − Property taxes: −$1,566
• − Insurance: −$875
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − HOA: −$48
• − Depreciation: −$5,091
• Taxable loss: −$1,948
• Est. tax savings @ 24.0%: +$468
• After-tax cash flow: $1,482/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): 22,964
• Household income: $58,170
• Rent vs Own: 47.4% rent · 52.6% own
• Severe rent burden: 718.0

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 0.58)
• Race & ethnicity: Black 58% White 28% Hispanic / Latino 10% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Arabic 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: ▼ -157.94%
• Current HPI: 277.895
• Rent YoY: ▲ 6.73%
• 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

+169.2% since first listed

11 events — show timeline

• 2026-06-02 Listed $175,000 Heartland MLS as Distributed by MLS Grid
• 2003-06-02 Sold (Public Records) — Public Records
• 2003-05-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-04-18 Listed $93,500 Heartland MLS as Distributed by MLS Grid
• 2002-07-16 Sold (Public Records) — Public Records
• 2002-05-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2002-01-18 Listed $59,990 Heartland MLS as Distributed by MLS Grid
• 1999-11-12 Sold (Public Records) — Public Records
• 1999-11-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1999-07-05 Listed $65,000 Heartland MLS as Distributed by MLS Grid
• 1982-12-01 Sold (Public Records) — Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,566 · +0.1% YoY. Source: county tax records.