101 E 80th Ter · Kansas City, MO 64114

$175,000

4 bd · 1.5 ba · 1,508 sqft · SingleFamily public records · 3 Days on market

Built 1923 0.26 ac lot $116/sqft · 31% below area Est $254k · 31% under

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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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.7/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lots of space inside and out - 3 bedrooms on a double lot. Bonus unfinished space on the first and second floors (enclosed two-story porch addition) offers a rare opportunity to add your mark to this Waldo gem. Full stone basement and two sheds!

Key facts

• 0.26 acre lot
• Built 1923
• Listed 3 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 9.8% 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: 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 rising fast (+4.6%/yr); 174 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 33% of the median local income ($81k/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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $49k 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.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1923 — 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: 1.27% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.35%
• DSCR: 1.55
• GRM: 6.6

CMA / ARV

• ARV (median comp): $253,561
• List price: $175,000
• Delta: -30.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 E 80th Ter	0.00mi	3/1.0 (-1)	1,508 (0%)	1mo	$175,000	$116	92
8210 Mcgee St	0.23mi	4/2.0	1,611 (+7%)	2mo	$314,900	$195	74
7708 Grand Ave	0.43mi	4/1.0	1,434 (-5%)	0mo	$100,000	$70	69
8416 Kenwood Ave	0.62mi	3/1.5 (-1)	1,538 (+2%)	0mo	$295,000	$192	62
8404 Kenwood Ave	0.60mi	3/1.5 (-1)	1,428 (-5%)	1mo	$285,000	$200	57
7530 Oak St	0.66mi	3/1.0 (-1)	1,455 (-4%)	0mo	$329,000	$226	56
7520 Oak St	0.67mi	3/2.0 (-1)	1,445 (-4%)	0mo	$375,000	$260	54
8125 Summit St	0.56mi	3/2.0 (-1)	1,406 (-7%)	1mo	$329,900	$235	54
7523 Walnut St	0.65mi	3/2.0 (-1)	1,589 (+5%)	2mo	$360,000	$227	52
8306 Madison Ave	0.71mi	4/2.0	1,650 (+9%)	2mo	$339,900	$206	48
8002 Campbell St	0.55mi	3/2.5 (-1)	1,680 (+11%)	1mo	$279,000	$166	46
8117 Summit St	0.56mi	3/2.0 (-1)	1,303 (-14%)	0mo	$369,900	$284	44

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 · 4.57% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.15×
• Total profit: $7,388
• Equity at exit: $26,093

10-year hold

• IRR: 14.8%
• Equity multiple: 2.29×
• Total profit: $63,124
• 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 64114

• Rents YoY: 4.6%
• Active inventory: 174
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,219 high
• Mortgage (P&I): −$918
• Tax from tax record: −$258 /mo · $3,098/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $504

Break-even live

Break-even rent $1,581

Max offer price $175,000

Occupancy floor 72%

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 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 W 80th St Kansas City, MO	4.0	3.5	1369	$2,600	$1.90	2d	1	0.11mi
119 W 79th Ter Kansas City, MO	3.0	2.0	1312	$2,205	$1.68	2d	1	0.21mi
320 E 79th Ter Kansas City, MO	3.0	1.0	1100	$1,700	$1.55	44d	1	0.23mi
7919 Jefferson St Kansas City, MO	3.0	1.0	1388	$1,950	$1.40	14d	1	0.49mi
8419 Pennsylvania Ave Kansas City, MO	3.0	1.0	1200	$1,650	$1.38	14d	1	0.64mi
421 W 87 Pl Kansas City, MO	3.0	1.0	1056	$1,195	$1.13	16d	1	0.84mi
8700 Wornall Rd Kansas City, MO	1.0–3.0	1.0	836	$1,195	$1.43	15d	3	0.85mi
8400 State Line Rd Leawood, KS	4.0	3.0	1855	$2,899	$1.56	2d	1	1.13mi
822 E 72nd St Kansas City, MO	3.0	3.0	1800	$2,400	$1.33	21d	1	1.24mi
9108 Oak St Kansas City, MO	3.0	2.0	1966	$2,295	$1.17	21d	1	1.31mi
8660 State Line Rd Leawood, KS	1.0–3.0	1.0–2.5	1156	$3,458	$2.99	2d	17	1.34mi
7543 Booth Dr Prairie Village, KS	3.0	2.0	1360	$2,445	$1.80	24d	1	1.38mi
1827 E 75th Ter Kansas City, MO	3.0	1.5	1700	$1,595	$0.94	16d	1	1.41mi
408 E 92nd St Kansas City, MO	3.0	1.0	1274	$1,595	$1.25	4d	1	1.42mi
7316 Paseo Blvd Kansas City, MO	3.0	1.5	1882	$1,523	$0.81	44d	1	1.46mi

Listing history 4 events

1. 2026-05-09
   status Pending 245-char remark

   Show marketing remark (245 chars)

   Lots of space inside and out - 3 bedrooms on a double lot. Bonus unfinished space on the first and second floors (enclosed two-story porch addition) offers a rare opportunity to add your mark to this Waldo gem. Full stone basement and two sheds!

2. 2026-05-07
   listed $175,000 Active 245-char remark

   Show marketing remark (245 chars)

   Lots of space inside and out - 3 bedrooms on a double lot. Bonus unfinished space on the first and second floors (enclosed two-story porch addition) offers a rare opportunity to add your mark to this Waldo gem. Full stone basement and two sheds!

3. 2026-04-22
   historical $175,000 245-char remark

   Show marketing remark (245 chars)

   Lots of space inside and out - 3 bedrooms on a double lot. Bonus unfinished space on the first and second floors (enclosed two-story porch addition) offers a rare opportunity to add your mark to this Waldo gem. Full stone basement and two sheds!

4. 1989-02-08
   soldstatus

ⓘ 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: $3,098 · $258/mo
• Projected year-2 tax: $3,098 · $258/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 1/10 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: $26,632
• − Mortgage interest: −$9,803
• − Property taxes: −$3,098
• − Insurance: −$875
• − Repairs & maintenance: −$2,131
• − Management: −$2,131
• − Depreciation: −$5,091
• Taxable income: $3,504
• Est. tax owed @ 24.0%: −$841
• After-tax cash flow: $5,212/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): 24,229
• Household income: $81,275
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 851.0

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 (75%)
• Race & ethnicity: White 75% Black 11% Two or more races 8% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 3% Italian 3% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 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: ▼ -311.24%
• Current HPI: 280.5587
• Rent YoY: ▲ 4.57%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-07 Listed $175,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-22 Coming Soon $175,000 Heartland MLS as Distributed by MLS Grid
• 1989-02-08 Sold (Public Records) — Public Records

Property tax history

+9.8%/yr

Latest (2025): $3,098 · -2.3% YoY. Source: county tax records.