3501 NE 85th Ter · Kansas City, MO 64156

$95,000

3 bd · 1.0 ba · 875 sqft · SingleFamily public records · 3 Days on market

Built 1964 0.30 ac lot $109/sqft · 50% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Appreciation +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

" FIXER UPPER", 3 Bedroom 1 Bath, 1 car attached garage, Staley High School for $95,000!! This is a 1 Family Owned Home, that is just waiting for Updating. The home has original Hardwood Floors. Partial Finished Basement -Beautiful Large Backyard-Being Sold-"AS IS"-NO REPAIRS-Needs Some Work, but a Fantastic Price--Fantastic Schools, and a Fantastic Location!! HIGHEST and BEST Offers By 9:00 A. M. Saturday May 16th.

Key facts

• Large backyard
• 0.3 acre lot
• Garage

Tags

• ORIGINAL HARDWOOD FLOORS
• PARTIAL FINISHED BASEMENT
• LARGE BACKYARD

Property features AI

Finance

• Other: Located inside city limits
• HOA & community: No association fees

Exterior

• Parking: Attached garage facing front (1-car garage)
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; Residential property; Side/side split floor plan; North-facing
• Construction: Frame construction with wood siding; Composition roof; Basement: concrete, finished with inside entrance
• Exterior features: Deck; Fixer-up condition; City lot, level; Paved road with public maintenance; Not in a flood plain

Interior

• Kitchen: Gas range
• Bedrooms: 3 bedrooms (two on second level, one on first level)
• Flooring: Wood flooring; Carpet in recreation room
• Bathrooms: 1 full bathroom (located on second level)
• Heating & cooling: Forced air heating (propane); Electric cooling
• Interior features: Living room; Recreation room (finished, daylight basement, all carpet); Kitchen/dining combo and living/dining combo
• Laundry & utility: Laundry in basement / lower level; Sump pump

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 10.8% 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.
• North Kansas City 74 (urban): math 38% / reading 49% proficiency, ranked #98 of 324 in MO (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Northview Elementary (math 59% / reading 66%, grade B, #95 of 1,115 statewide, top 9%, 654 students, 15% FRL); Staley High (math 47% / reading 70%, grade C, #46 of 521 statewide, top 9%, 1,897 students, 21% FRL) — zoned schools average 18% FRL vs 37% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 60% at this address vs 44% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the North Kansas City 74 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 181 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 341 units permitted in Clay County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Clay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1964 — 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 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: 1.43% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.12%
• DSCR: 1.72
• GRM: 5.8

CMA / ARV

• ARV (median comp): $277,366
• List price: $95,000
• Delta: -65.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8426 N Bales Ave	0.09mi	2/1.0 (-1)	768 (-12%)	19mo	$68,000	$89	55
3707 NE 82nd Ter	0.44mi	3/2.0	1,000 (+14%)	21mo	$220,000	$220	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.28×
• Total profit: $7,421
• Equity at exit: $14,165

10-year hold

• IRR: 16.5%
• Equity multiple: 2.35×
• Total profit: $35,993
• Equity at exit: $8,214

Cash invested: $26,600 (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 64156

• Home prices YoY: -1.6%
• Active inventory: 181
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,355 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$175 /mo · $2,105/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $357

Break-even live

Break-even rent $903

Max offer price $95,000

Occupancy floor 69%

Sensitivity live

Price	-10% $411	-5% $384	+0% $357	+5% $330	+10% $304
Rent	-10% $250	-5% $304	+0% $357	+5% $411	+10% $464
Rate	-1.0pp $405	-0.5pp $382	base $357	+0.5pp $333	+1.0pp $308

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8111 N Denver Ave Kansas City, MO	1.0–3.0	1.0–2.0	1039	$1,848	$1.78	2d	19	1.30mi
7670 N Euclid Ave Unit 76-1932 Gladstone, MO	2.0	1.0	900	$1,395	$1.55	22d	1	1.45mi
7670 N Euclid Ave Unit B-7663 Gladstone, MO	2.0	1.0	700	$920	$1.31	24d	1	1.45mi
7670 N Euclid Ave Gladstone, MO	2.0	1.0–1.5	975	$1,185	$1.22	17d	3	1.45mi

Listing history 2 events

1. 2026-05-16
   status Pending 440-char remark
2. 2026-05-14
   listed $95,000 Active 440-char remark

ⓘ 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: $2,105 · $175/mo
• Projected year-2 tax: $2,105 · $175/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°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: $16,261
• − Mortgage interest: −$5,321
• − Property taxes: −$2,105
• − Insurance: −$475
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$2,764
• Taxable income: $2,994
• Est. tax owed @ 24.0%: −$719
• After-tax cash flow: $3,570/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: North Kansas City 74
• NCES district ID: 2922800
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $55,444
• Composite: 37.88/100
• National rank: #4321
• State rank: #98 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
• City population: 439,467
• Population (ZIP): 7,977

Population outlook (Clay County) Hauer SSP2

• Today (2025): 266,022 people
• By 2030: 280,057 · +5.3%
• By 2040: 306,153 · +15.1%
• By 2050: 328,630 · +23.5%
• By 2075: 375,182 · +41.0%
• By 2100: 392,861 · +47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Asian 6% Two or more races 6% Black 5% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Italian 2% Lithuanian 2%
• Foreign-born: 5% · China, Vietnam, Canada
• Languages at home: 93% English-only · Vietnamese 3% Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Clay

• 2024 margin: Lean R (+5.6) · D 46.4% · R 52.0% · Other 1.6%
• 2008→2024 swing: -4.9pp toward R · 2008: -0.7pp · 2024: -5.6pp
• All cycles: 2024: R+5.6 2020: R+4.1 2016: R+11.1 2012: R+8.4 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.59%
• Current HPI: 222.9365
• Rent YoY: —
• Metro: —
• 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

3 events — show timeline

• 2026-06-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2026-05-16 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-14 Listed $95,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2025): $2,105 · +8.7% YoY. Source: county tax records.