8309 Wabash Ave · Kansas City, MO 64132

$109,900

1 bd · 1.0 ba · 792 sqft · SingleFamily public records · 45 Days on market

Built 1918 6,098 sqft lot $139/sqft · at area comps Est $109k · at est.

---

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 +22.4/30.0
• Appreciation +10.0/10.0
• DSCR +7.2/10.0
• ARV discount +7.0/15.0
• 1% rule +4.6/10.0
• 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

If you looking for a great starter home or investment property, this one is for you! This charming and well maintained ranch-style home is in move in ready and features updated appliances, newer carpet and flooring throughout, updated light fixtures and updated AC. Once you step inside, you are greeted with an open concept floorplan that is perfect for entertaining. At the end of the day, you can relax out on your deck that overlooks a nice sized private back yard. This home offers off the street parking in a cozy quiet neighborhood with easy access to highways. Buyer's agent to verify all room sizes

Key facts

• 6,098 sq ft lot
• Built 1918
• Listed 45 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/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 $106k (3.6% below list).
• Recommended offer: $106k (3.6% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($760 loan paydown + $11k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 21 sale attempts since 16y 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 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,992 (3.6% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.96% ✗
• Cap rate: 8.29%
• Cash-on-cash: 7.13%
• DSCR: 1.32
• GRM: 8.6

CMA / ARV

• ARV (median comp): $108,675
• List price: $109,900
• Delta: 1.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8321 Olive St	0.06mi	2/1.0 (+1)	803 (+1%)	0mo	$70,000	$87	90
8110 Paseo Blvd	0.55mi	2/1.0 (+1)	792 (0%)	3mo	$75,000	$95	67
1831 E 83rd St	0.37mi	2/1.0 (+1)	807 (+2%)	11mo	$99,900	$124	66
8029 Park Ave	0.38mi	2/1.0 (+1)	744 (-6%)	4mo	$104,500	$140	64
1909 E 84th St	0.38mi	2/1.0 (+1)	816 (+3%)	11mo	$54,900	$67	63
2131 E 81st St	0.33mi	2/1.0 (+1)	704 (-11%)	2mo	$65,000	$92	60
7924 Park Ave	0.50mi	2/1.0 (+1)	744 (-6%)	5mo	$65,000	$87	57
8001 Park Ave	0.44mi	2/1.0 (+1)	744 (-6%)	10mo	$50,000	$67	56
7907 Chestnut Ave	0.55mi	2/1.0 (+1)	864 (+9%)	1mo	$60,000	$69	54
2121 E 77th Ter	0.71mi	2/1.0 (+1)	832 (+5%)	2mo	$78,000	$94	52
1827 E 81st St	0.47mi	2/1.0 (+1)	696 (-12%)	8mo	$49,900	$72	47
8119 Wayne Ave	0.61mi	2/1.0 (+1)	882 (+11%)	4mo	$85,000	$96	44

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: 29.4%
• Equity multiple: 3.32×
• Total profit: $71,429
• Equity at exit: $99,007

10-year hold

• IRR: 25.5%
• Equity multiple: 7.53×
• Total profit: $201,049
• Equity at exit: $213,512

Cash invested: $30,772 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,060 high
• Mortgage (P&I): −$576
• Tax from tax record: −$32 /mo · $389/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $183

Break-even live

Break-even rent $828

Max offer price $109,900

Occupancy floor 78%

Sensitivity live

Price	-10% $245	-5% $214	+0% $183	+5% $152	+10% $121
Rent	-10% $99	-5% $141	+0% $183	+5% $225	+10% $267
Rate	-1.0pp $238	-0.5pp $211	base $183	+0.5pp $154	+1.0pp $125

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8226 Flora Ave Kansas City, MO	2.0	1.0	862	$1,200	$1.39	4d	1	0.66mi
7560 Prospect Ave Unit G Kansas City, MO	1.0	1.0	900	$925	$1.03	5d	1	0.85mi
7560 Prospect Ave Unit F Kansas City, MO	1.0	1.0	900	$925	$1.03	44d	1	0.85mi
8222 Troost Ave Unit 8222-1 Kansas City, MO	2.0	1.0	825	$1,400	$1.70	15d	1	0.97mi
8208 Troost Ave Unit 8218-3 Kansas City, MO	2.0	1.0	750	$1,345	$1.79	44d	1	1.02mi
8208 Troost Ave Kansas City, MO	1.0–2.0	1.0	761	$1,200	$1.58	8d	2	1.02mi
8150 Troost Ave Unit 53 Kansas City, MO	2.0	1.0	900	$1,200	$1.33	44d	1	1.03mi
8144 Troost Ave Apt 30 Kansas City, MO	—	1.0	650	$900	$1.38	44d	1	1.03mi
8136 Troost Ave Apt 1A Kansas City, MO	—	1.0	550	$850	$1.55	44d	1	1.03mi
8101 Campbell St Kansas City, MO	2.0	1.0	820	$803	$0.98	2d	1	1.10mi
7427 Arleta Blvd Kansas City, MO	2.0	1.0	805	$1,150	$1.43	44d	1	1.14mi
7412 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	780	$1,200	$1.54	3d	1	1.16mi
7317 Agnes Ave Kansas City, MO	2.0	1.0	767	$895	$1.17	24d	1	1.25mi
8701 Chestnut Cir Kansas City, MO	1.0–2.0	1.0–2.0	925	$899	$0.97	2d	15	1.42mi

Listing history 50 events

1. 2026-06-01
   days on market $109,900 Active 45 DOM
2. 2026-05-31
   days on market $109,900 Active 44 DOM
3. 2026-04-17
   listed $112,000 Active 607-char remark

   Show marketing remark (607 chars)

   If you looking for a great starter home or investment property, this one is for you! This charming and well maintained ranch-style home is in move in ready and features updated appliances, newer carpet and flooring throughout, updated light fixtures and updated AC. Once you step inside, you are greeted with an open concept floorplan that is perfect for entertaining. At the end of the day, you can relax out on your deck that overlooks a nice sized private back yard. This home offers off the street parking in a cozy quiet neighborhood with easy access to highways. Buyer's agent to verify all room sizes

4. 2026-04-17
   historical $112,000 607-char remark

   Show marketing remark (607 chars)

   If you looking for a great starter home or investment property, this one is for you! This charming and well maintained ranch-style home is in move in ready and features updated appliances, newer carpet and flooring throughout, updated light fixtures and updated AC. Once you step inside, you are greeted with an open concept floorplan that is perfect for entertaining. At the end of the day, you can relax out on your deck that overlooks a nice sized private back yard. This home offers off the street parking in a cozy quiet neighborhood with easy access to highways. Buyer's agent to verify all room sizes

5. 2026-03-25
   historical
6. 2026-03-19
   listed $118,000 Active
7. 2026-02-26
   price $118,000
8. 2026-02-26
   historical
9. 2026-02-25
   historical
10. 2026-02-21
    listed $117,000 Active
11. 2026-02-19
    historical
12. 2025-12-09
    listed $118,000 Active
13. 2025-10-28
    historical
14. 2025-09-27
    listed $112,500 Active
15. 2025-09-22
    historical
16. 2025-09-12
    listed $112,500 Active
17. 2025-06-30
    historical
18. 2025-06-12
    listed $114,000 Active
19. 2025-05-16
    historical
20. 2025-04-26
    listed $113,500 Active
21. 2025-04-16
    historical
22. 2025-03-23
    listed $114,900 Active
23. 2025-03-13
    historical
24. 2025-01-31
    listed $114,900 Active
25. 2024-12-13
    historical
26. 2024-10-31
    listed $120,000 Active
27. 2024-10-16
    historical
28. 2024-09-18
    listed $125,400 Active
29. 2024-09-04
    historical
30. 2024-08-11
    price $120,000
31. 2024-08-11
    listed $119,000 Active
32. 2023-11-01
    soldstatus
33. 2023-10-31
    soldstatus Closed
34. 2023-09-14
    status Pending
35. 2023-09-06
    price $105,000
36. 2023-08-17
    status Active
37. 2023-08-01
    historical Active Under Contract
38. 2023-08-01
    listed $110,000 Active
39. 2023-04-21
    soldstatus Closed
40. 2023-04-19
    soldstatus
41. 2023-03-07
    status Pending
42. 2023-02-22
    status Active
43. 2023-02-06
    status Pending
44. 2023-02-02
    listed $65,000 Active
45. 2020-07-24
    soldstatus
46. 2020-07-24
    status Pending
47. 2020-07-21
    soldstatus Closed
48. 2020-07-03
    status Pending
49. 2020-06-16
    listed $26,900 Active
50. 2015-01-30
    historical

ⓘ 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: $389 · $32/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$677/yr (+$56/mo · 174.2%)

ⓘ 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 2/10 Low
• 🌡 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,719
• − Mortgage interest: −$6,156
• − Property taxes: −$389
• − Insurance: −$550
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$3,197
• Taxable income: $393
• Est. tax owed @ 24.0%: −$94
• After-tax cash flow: $2,100/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

+646.7% since first listed

55 events — show timeline

• 2026-04-17 Listed $112,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-17 Coming Soon $112,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-25 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-03-19 Listed $118,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-26 Price Changed $118,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-26 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2026-02-25 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-02-21 Listed $117,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-19 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-12-09 Listed $118,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-28 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-09-27 Listed $112,500 Heartland MLS as Distributed by MLS Grid
• 2025-09-22 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-09-12 Listed $112,500 Heartland MLS as Distributed by MLS Grid
• 2025-06-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-06-12 Listed $114,000 Heartland MLS as Distributed by MLS Grid
• 2025-05-16 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-04-26 Listed $113,500 Heartland MLS as Distributed by MLS Grid
• 2025-04-16 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-03-23 Listed $114,900 Heartland MLS as Distributed by MLS Grid
• 2025-03-13 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-01-31 Listed $114,900 Heartland MLS as Distributed by MLS Grid
• 2024-12-13 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-10-31 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2024-10-16 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-09-18 Listed $125,400 Heartland MLS as Distributed by MLS Grid
• 2024-09-04 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-08-11 Price Changed $120,000 Heartland MLS as Distributed by MLS Grid
• 2024-08-11 Listed $119,000 Heartland MLS as Distributed by MLS Grid
• 2023-11-01 Sold (Public Records) — Public Records
• 2023-10-31 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-09-14 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-09-06 Price Changed $105,000 Heartland MLS as Distributed by MLS Grid
• 2023-08-17 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-08-01 Contingent — Heartland MLS as Distributed by MLS Grid
• 2023-08-01 Listed $110,000 Heartland MLS as Distributed by MLS Grid
• 2023-04-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-04-19 Sold (Public Records) — Public Records
• 2023-03-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-02-22 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-02-06 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-02-02 Listed $65,000 Heartland MLS as Distributed by MLS Grid
• 2020-07-24 Sold (Public Records) — Public Records
• 2020-07-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-07-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-07-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-06-16 Listed $26,900 Heartland MLS as Distributed by MLS Grid
• 2015-01-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2014-12-17 Listed $29,000 Heartland MLS as Distributed by MLS Grid
• 2013-01-02 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2012-11-19 Listed $11,900 Heartland MLS as Distributed by MLS Grid
• 2011-02-25 Sold (Public Records) — Public Records
• 2011-02-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-12-23 Listed $15,000 Heartland MLS as Distributed by MLS Grid
• 1990-11-04 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $389 · -44.4% YoY. Source: county tax records.