1836 E 78th St · Kansas City, MO 64132

$250,000

6 bd · 3.0 ba · 2,268 sqft · MultiFamily public records · 16 Days on market

Built 1965 0.26 ac lot ↓ 13% since listing

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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 +21.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.8/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Key facts

• 0.26 acre lot
• Garage
• Built 1965

Property features AI

Finance

• Other: Property not in flood plain; Lot approximately 0.26 acres (public records)
• Financial info: Operating expenses include other items (multi-family); No maintenance provided (community)

Exterior

• Parking: Assigned parking; Attached garage; Garage available; On-street parking; Total of 4 parking spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; 100 amp electric service; Cable and high-speed internet available; Public road (paved) with public maintenance
• Home design: Duplex residential income property; Single-story (one story total); Zoned CITY
• Construction: Brick veneer and frame construction; Composition roof
• Exterior features: Private entrance

Interior

• Kitchen: Dishwasher; Range/oven; Refrigerator; Garbage disposal; Hot water heater
• Bedrooms: Two 3-bedroom units; Additional unit types include 4+ bedroom options
• Bathrooms: Each 3-bedroom unit has 3 bathrooms (includes 2 half bathrooms listed across units)
• Heating & cooling: Forced air heating; Multi-unit electric cooling; Individually metered heat and air
• Interior features: Appliances apply to all units; Disposal; Refrigerator; Electric range; Gas range
• Laundry & utility: Laundry located in basement; Individual water heaters; Central water heater listed; Separate meters

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive. Per door: $182/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (2.4% below list).
• Recommended offer: $244k (2.4% below list) — sets the bar for 1% rule.
• 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: 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.
• Zoned schools: John T. Hartman Elementary (math 17% / reading 17%, grade F, #967 of 1,115 statewide, top 88%, 317 students, 99% FRL); Southeast High School (math 2% / reading 12%, grade F, #512 of 521 statewide, top 99%, 487 students, 99% FRL) — zoned schools average 99% FRL vs 75% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 93 active listings in the ZIP; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $2,440/mo this rent would consume 64% of the median local household income ($46k/yr) (locally 679% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k 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 $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $244,000 (2.4% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.98% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.22%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $165,564
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7439 Arleta Blvd	0.46mi	6/3.0	2,415 (+6%)	18mo	$177,400	$73	53

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: 28.8%
• Equity multiple: 3.27×
• Total profit: $159,171
• Equity at exit: $225,220

10-year hold

• IRR: 25.0%
• Equity multiple: 7.43×
• Total profit: $450,319
• Equity at exit: $485,695

Cash invested: $70,000 (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 64132

• Home prices YoY: 23.6%
• Rents YoY: 3.0%
• Active inventory: 93
• Price-to-rent: 17.1×

Monthly cashflow live

• Estimated rent: $2,440 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$149 /mo · $1,792/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $363

Break-even live

Break-even rent $1,980

Max offer price $250,000

Occupancy floor 80%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,440
Total (2 units)			$2,440

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $250,000 Active 16 DOM
2. 2026-06-17
   days on market $250,000 Active 15 DOM
3. 2026-06-16
   days on market $250,000 Active 14 DOM
4. 2026-06-15
   days on market $250,000 Active 13 DOM
5. 2026-06-13
   days on market $250,000 Active 11 DOM
6. 2026-06-09
   days on market $250,000 Active 7 DOM
7. 2026-06-08
   days on market $250,000 Active 6 DOM
8. 2026-06-07
   days on market $250,000 Active 5 DOM
9. 2026-06-05
   days on market $250,000 Active 2 DOM
10. 2026-06-03
    statusdays on market $250,000 Active 1 DOM
11. 2026-06-02
    days on market $250,000 Coming Soon 4 DOM
12. 2026-06-01
    days on market $250,000 Coming Soon 3 DOM
13. 2026-05-31
    days on market $250,000 Coming Soon 2 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: $1,792 · $149/mo
• Projected year-2 tax: $2,425 · $202/mo
• Expected delta: +$633/yr (+$53/mo · 35.4%)

ⓘ 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 · 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: $29,280
• − Mortgage interest: −$14,004
• − Property taxes: −$1,792
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,342
• − Management: −$2,342
• − Depreciation: −$7,273
• Taxable income: $277
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $4,291/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
• 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

-13.5% since first listed

4 events — show timeline

• 2026-05-29 Coming Soon $250,000 Heartland MLS as Distributed by MLS Grid
• 2020-11-24 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2020-11-19 Price Changed $255,000 Heartland MLS as Distributed by MLS Grid
• 2020-11-08 Listed $289,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+11.6%/yr

Latest (2025): $1,792 · +11.1% YoY. Source: county tax records.