308 W 8th St #201 · Kansas City, MO 64105

$169,900

1 bd · 1.0 ba · 764 sqft · Condo public records · 42 Days on market

Built 1899 $222/sqft · 10% below area Est $192k · 11% under

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Why this score? — see what drove the F 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).

• ARV discount +12.6/15.0
• Appreciation +4.8/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Schools +1.5/10.0
• Cash flow +0.9/30.0
• DSCR +0.0/10.0

Listing remarks

Come live the downtown lifestyle in this stunning raised one bedroom loft with large windows and romantic city views, not to mention the warm exposed bricks and timber beams in this gorgeous corner end condo. This charming turn key condo has a storage unit included on same floor. Prime secured parking on same floor available to rent in adjoining building. Historic SoHo Lofts not only offer a prime location in the Garment District, but also an array of amenities to enhance your living experience. The building offers a rooftop deck with 360 degree views of Kansas City, as well as a gym, yoga room, sauna, and community center. The Phoenix is close by along with many restaurants, and a plethora

Key facts

• Garage
• Built 1899
• Listed 42 days

Property features AI

Finance

• Other: Metered on-street parking nearby (directions: Broadway to 8th Street; enter south side of the building); Living area reported as 780 above-grade square feet; Not located in a flood plain
• Financial info: Association fee applies
• HOA & community: HOA managed by First Service Residential; HOA amenities include laundry, exercise room, storage, party room, and sauna; HOA covers building maintenance, curbside recycling, lawn service, management, insurance, roof repair and replacement, snow removal, trash, and water

Exterior

• Parking: Attached leased secured parking; Garage available
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Residential condominium; Attached property; Loft floor plan; Over 100 years old
• Construction: Brick construction; Tar and gravel roof; Cellar basement
• Exterior features: City lot; Publicly maintained road

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator; Electric range; Stainless steel appliances; Eat-in kitchen
• Bedrooms: 1 bedroom (first level)
• Flooring: Carpet in bedroom(s)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling; Has cooling
• Interior features: Ceiling fans; Sauna; Vaulted ceilings; Walk-in closet(s); Window coverings
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $-710 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (14.1% below list).
• Recommended offer: $146k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 1.3% vs local median 3.9% in Kansas City — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 falling (-3.2%/yr); 56 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• In year one you build about $617 of equity ($1k loan paydown + $-558 appreciation (-0.3% local appreciation)).
• 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 42 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y 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: HOA is 41% of rent; built in 1899 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,941 (14.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1899 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.86% ✗
• Cap rate: 1.28%
• Cash-on-cash: -17.90%
• DSCR: 0.20
• GRM: 9.7

CMA / ARV

• ARV (median comp): $191,699
• List price: $169,900
• Delta: -11.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-0.33% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -27.5%
• Equity multiple: -0.19×
• Total profit: $-56,612
• Equity at exit: $46,564

10-year hold

• IRR: -24.2%
• Equity multiple: -1.16×
• Total profit: $-102,836
• Equity at exit: $53,807

Cash invested: $47,572 (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 64105

• Home prices YoY: -0.2%
• Rents YoY: -3.2%
• Active inventory: 56
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,459 high
• Mortgage (P&I): −$891
• Tax from tax record: −$303 /mo · $3,635/yr
• Insurance: −$71
• HOA est. from 7 same-building comps: −$598
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $-710

Break-even live

Break-even rent $2,358

Max offer price $72,708

Occupancy floor —

Sensitivity live

Price	-10% $-614	-5% $-662	+0% $-710	+5% $-758	+10% $-806
Rent	-10% $-825	-5% $-767	+0% $-710	+5% $-652	+10% $-594
Rate	-1.0pp $-624	-0.5pp $-667	base $-710	+0.5pp $-754	+1.0pp $-799

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 W 8th St Kansas City, MO	1.0–2.0	1.0–2.0	816	$1,355	$1.66	3d	14	0.03mi
701 Broadway Blvd Kansas City, MO	2.0	1.0–2.0	1059	$1,972	$1.86	2d	12	0.04mi
320 W 7th St Kansas City, MO	1.0	1.0	1055	$1,625	$1.54	44d	1	0.06mi
320 W 7th St Kansas City, MO	—	1.0	681	$1,190	$1.75	44d	1	0.06mi
700 Broadway Blvd #308 Kansas City, MO	—	1.0	793	$1,550	$1.95	4d	1	0.07mi
802 Broadway Blvd Kansas City, MO	1.0	1.0	567	$1,246	$2.20	24d	1	0.09mi
800 Broadway Blvd Kansas City, MO	1.0	1.0	505	$1,499	$2.97	8d	6	0.09mi
110 W 9th St Kansas City, MO	2.0	1.0	867	$2,030	$2.34	44d	1	0.14mi
112 W 9th St Kansas City, MO	1.0	1.0	660	$1,520	$2.30	13d	2	0.15mi
920 Broadway Blvd Kansas City, MO	1.0	1.0	760	$1,196	$1.57	44d	1	0.16mi
720 Main St Kansas City, MO	2.0	1.0–2.0	723	$1,358	$1.88	2d	22	0.16mi
237 W 4th St Kansas City, MO	1.0–2.0	1.0–2.5	988	$1,370	$1.39	2d	12	0.22mi
204 W 5th St Kansas City, MO	1.0	1.0	810	$1,690	$2.09	8d	1	0.23mi
127 W 10th St Kansas City, MO	2.0	1.0–2.0	766	$1,385	$1.81	24d	12	0.24mi
1004 Baltimore Ave Kansas City, MO	1.0–2.0	1.0–2.0	1015	$1,250	$1.23	2d	8	0.24mi
920 Main St Kansas City, MO	1.0–2.0	1.0–2.0	897	$1,900	$2.12	21d	5	0.26mi
920 Main St Kansas City, MO	1.0–2.0	1.0–2.0	897	$1,375	$1.53	17d	1	0.26mi
911 Main St Kansas City, MO	2.0	1.0–2.0	1018	$2,415	$2.37	2d	18	0.26mi
722 Walnut St Kansas City, MO	2.0	1.0	582	$1,124	$1.93	2d	15	0.27mi
106 W 11th St Kansas City, MO	2.0	1.0–2.0	838	$1,700	$2.03	3d	28	0.30mi
401 Delaware St Kansas City, MO	1.0–2.0	1.0–2.0	880	$1,203	$1.37	2d	12	0.31mi
101 W 11th St Kansas City, MO	1.0	1.0	585	$1,325	$2.26	44d	2	0.32mi
1003 Walnut St Kansas City, MO	1.0–2.0	1.0	750	$1,300	$1.73	24d	12	0.35mi
309 Delaware St Kansas City, MO	1.0	1.0	824	$1,450	$1.76	3d	1	0.35mi
309 Delaware St Kansas City, MO	1.0	1.0	826	$1,450	$1.75	2d	1	0.35mi
309 Delaware St Kansas City, MO	—	1.0	697	$1,218	$1.75	24d	2	0.35mi
1114 Baltimore Ave Kansas City, MO	1.0	1.0–1.5	540	$1,340	$2.48	15d	3	0.35mi
201 Wyandotte St Kansas City, MO	1.0	1.0	847	$1,350	$1.59	8d	2	0.36mi
1050 Jefferson St Kansas City, MO	1.0–2.0	1.0–2.0	1166	$1,651	$1.42	3d	17	0.37mi
1050 Jefferson St Kansas City, MO	1.0–2.0	1.0–2.0	1166	$1,605	$1.38	44d	17	0.37mi
220 Admiral Blvd Kansas City, MO	1.0	1.0	1226	$1,300	$1.06	44d	4	0.39mi
1200 Washington St Kansas City, MO	1.0–2.0	1.0–2.0	1011	$1,503	$1.49	44d	17	0.40mi
1200 Washington St Kansas City, MO	1.0–2.0	1.0–2.0	1093	$1,642	$1.50	3d	16	0.40mi
1221 Baltimore Ave Kansas City, MO	1.0	1.0	413	$1,505	$3.64	4d	15	0.44mi
531 Grand Blvd Kansas City, MO	2.0	2.0	881	$1,949	$2.21	2d	6	0.44mi
933 McGee St Kansas City, MO	2.0	1.0	704	$1,474	$2.09	15d	1	0.45mi
200 Walnut St Kansas City, MO	2.0	1.0–2.0	1065	$1,782	$1.67	8d	1	0.45mi
1103 Grand Blvd Kansas City, MO	1.0–2.0	1.0–2.0	1061	$1,275	$1.20	24d	6	0.46mi
1300 Baltimore Ave Kansas City, MO	1.0	1.0	848	$1,897	$2.24	44d	1	0.47mi
1125 Grand Blvd Kansas City, MO	2.0	1.0–2.5	1315	$2,889	$2.20	2d	36	0.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: gym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $169,900 Active 42 DOM
2. 2026-06-17
   days on market $169,900 Active 41 DOM
3. 2026-06-16
   days on market $169,900 Active 40 DOM
4. 2026-06-15
   days on market $169,900 Active 39 DOM
5. 2026-06-13
   days on market $169,900 Active 37 DOM
6. 2026-06-09
   days on market $169,900 Active 33 DOM
7. 2026-06-08
   days on market $169,900 Active 32 DOM
8. 2026-06-07
   days on market $169,900 Active 31 DOM
9. 2026-06-05
   days on market $169,900 Active 28 DOM
10. 2026-06-03
    days on market $169,900 Active 27 DOM
11. 2026-06-02
    days on market $169,900 Active 26 DOM
12. 2026-06-01
    days on market $169,900 Active 25 DOM
13. 2026-05-31
    days on market $169,900 Active 24 DOM
14. 2026-05-07
    listed $169,900 Active 1150-char remark
15. 2026-03-06
    historical
16. 2026-02-23
    price $179,000
17. 2026-01-22
    listed $200,000 Active
18. 2026-01-20
    historical
19. 2025-08-25
    historical
20. 2025-08-20
    price $179,900
21. 2025-08-07
    listed $210,000 Active
22. 2025-08-05
    historical
23. 2025-05-12
    historical
24. 2025-03-18
    listed $220,000 Active
25. 2023-09-15
    soldstatus Closed
26. 2023-09-15
    soldstatus
27. 2023-08-23
    status Pending
28. 2023-08-17
    listed $210,000 Active
29. 2018-05-18
    soldstatus Sold
30. 2018-04-14
    status Pending
31. 2018-03-29
    listed Contingent - Accepting Backup Offers
32. 2018-03-29
    listed $135,000

ⓘ 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: $3,635 · $303/mo
• Projected year-2 tax: $3,635 · $303/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $17,513
• − Mortgage interest: −$9,517
• − Property taxes: −$3,635
• − Insurance: −$850
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − HOA: −$7,176
• − Depreciation: −$4,943
• Taxable loss: −$11,410
• Est. tax savings @ 24.0%: +$2,738
• After-tax cash flow: $-5,779/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): 6,312
• Household income: $67,235
• Rent vs Own: 85.9% rent · 14.1% own
• Severe rent burden: 781.0

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 White (74%)
• Race & ethnicity: White 74% Two or more races 8% Black 8% Hispanic / Latino 8% Asian 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 5% Slovak 4% Italian 3%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 3% Other Indo-European 2% Other Asian/Pacific 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: ▼ -0.33%
• Current HPI: 181.1281
• Rent YoY: ▼ -3.17%
• 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

+25.9% since first listed

19 events — show timeline

• 2026-05-07 Listed $169,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-06 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-02-23 Price Changed $179,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-22 Listed $200,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-20 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2025-08-25 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-08-20 Price Changed $179,900 Heartland MLS as Distributed by MLS Grid
• 2025-08-07 Listed $210,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-05 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2025-05-12 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-03-18 Listed $220,000 Heartland MLS as Distributed by MLS Grid
• 2023-09-15 Sold (Public Records) — Public Records
• 2023-09-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-08-23 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-08-17 Listed $210,000 Heartland MLS as Distributed by MLS Grid
• 2018-05-18 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-04-14 Pending — Heartland MLS as Distributed by MLS Grid
• 2018-03-29 Listed — Heartland MLS as Distributed by MLS Grid
• 2018-03-29 Listed $135,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+13.8%/yr

Latest (2025): $3,635 · +9.1% YoY. Source: county tax records.