8605 Cambridge Ave · Kansas City, MO 64138

$125,000

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 24 Days on market

Built 1957 2,018 sqft lot $149/sqft · 14% below area Est $146k · 14% 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 +27.7/30.0
• ARV discount +13.9/15.0
• DSCR +9.7/10.0
• 1% rule +6.8/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is part of a portfolio, please see other listings MLS: 2610100, 2610085, 2610083, 2610079 'In its Present Condition' required with offer - Seller WILL NOT accept offers site unseen. This investor special is ready for TLC! This cute ranch in an upcoming neighborhood is a great opportunity to own and put your own touch!

Key facts

• 2,018 sq ft lot
• Garage
• Listed 24 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $375 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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.
• Hickman Mills C-1 (urban): math 8% / reading 18% proficiency, ranked #314 of 324 in MO (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.1%/yr); 138 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 30% of the median local income ($59k/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 $864 of loan paydown is wiped out by about $4k 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 + 3.1% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — 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: 1.18% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.87%
• DSCR: 1.57
• GRM: 7.1

CMA / ARV

• ARV (median comp): $145,874
• List price: $125,000
• Delta: -14.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8618 Corrington St	0.18mi	3/1.0	864 (+3%)	4mo	$99,000	$115	84
8506 Crystal Ave	0.30mi	3/1.0	864 (+3%)	10mo	$139,000	$161	73
7202 E 86th St	0.23mi	3/1.0	864 (+3%)	22mo	$159,000	$184	67
5915 E 84th St	0.62mi	2/1.0 (-1)	936 (+11%)	18mo	$150,000	$160	32

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 · 3.07% rent growth · sell at horizon

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $3,730
• Equity at exit: $18,638

10-year hold

• IRR: 12.4%
• Equity multiple: 1.98×
• Total profit: $34,362
• Equity at exit: $10,808

Cash invested: $35,000 (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 64138

• Rents YoY: 3.1%
• Active inventory: 138
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,475 high
• Mortgage (P&I): −$656
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $375

Break-even live

Break-even rent $1,000

Max offer price $125,000

Occupancy floor 70%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8618 Corrington Ave Kansas City, MO	3.0	1.0	864	$1,500	$1.74	3d	1	0.21mi
8608 Crystal Ave Kansas City, MO	3.0	1.0	840	$1,445	$1.72	16d	1	0.24mi
7211 E 87th St Kansas City, MO	2.0	1.0	988	$1,306	$1.32	3d	1	0.30mi
7510 E 85th Ter Kansas City, MO	1.0–2.0	1.0	852	$1,300	$1.53	43d	1	0.56mi
8812 Manchester Ave Kansas City, MO	3.0	1.0	1066	$1,586	$1.49	12d	1	0.76mi
8002 E 88th Pl Kansas City, MO	3.0	2.0	984	$1,495	$1.52	43d	1	0.83mi
5600 E 84th Ter Kansas City, MO	3.0	1.0–2.0	878	$1,350	$1.54	43d	1	0.84mi
7902 E 89th Ter Kansas City, MO	3.0	1.5	1068	$1,516	$1.42	17d	1	0.87mi
8001 E 89th Ter Kansas City, MO	3.0	2.0	1014	$1,545	$1.52	43d	1	0.90mi
9444 Newton Ave Kansas City, MO	1.0–2.0	1.0–1.5	957	$1,300	$1.36	1d	26	1.05mi
7929 Sycamore Ave Kansas City, MO	2.0	1.0	1044	$1,200	$1.15	7d	2	1.07mi
9444 Newton Ave Unit 9446D Kansas City, MO	2.0	1.0	882	$1,025	$1.16	17d	1	1.08mi
9444 Newton Ave Unit 9400A Kansas City, MO	2.0	1.0	1008	$1,155	$1.15	17d	1	1.11mi
9444 Newton Ave Unit 9329C Kansas City, MO	2.0	1.5	954	$1,155	$1.21	17d	1	1.11mi
8600 Everett St Raytown, MO	3.0	1.5	956	$1,550	$1.62	43d	1	1.18mi
8700 E 87th St Raytown, MO	3.0	2.0	1032	$1,481	$1.44	17d	1	1.28mi
8506 E 91st Ter Kansas City, MO	3.0	1.5	1020	$1,450	$1.42	16d	1	1.31mi
8501 E 92nd St Kansas City, MO	3.0	1.5	1107	$1,745	$1.58	23d	1	1.33mi
820 E 93rd Ter Kansas City, MO	1.0–2.0	1.0–2.0	1040	$1,165	$1.12	3d	1	1.36mi
7704 E 75th Ter Kansas City, MO	3.0	1.0	1016	$1,325	$1.30	16d	1	1.41mi

Listing history 6 events

1. 2026-05-07
   status Pending 325-char remark

   Show marketing remark (325 chars)

   This is part of a portfolio, please see other listings MLS: 2610100, 2610085, 2610083, 2610079 'In its Present Condition' required with offer - Seller WILL NOT accept offers site unseen. This investor special is ready for TLC! This cute ranch in an upcoming neighborhood is a great opportunity to own and put your own touch!

2. 2026-05-02
   status Active 325-char remark

   Show marketing remark (325 chars)

   This is part of a portfolio, please see other listings MLS: 2610100, 2610085, 2610083, 2610079 'In its Present Condition' required with offer - Seller WILL NOT accept offers site unseen. This investor special is ready for TLC! This cute ranch in an upcoming neighborhood is a great opportunity to own and put your own touch!

3. 2026-04-21
   status Pending 325-char remark

   Show marketing remark (325 chars)

   This is part of a portfolio, please see other listings MLS: 2610100, 2610085, 2610083, 2610079 'In its Present Condition' required with offer - Seller WILL NOT accept offers site unseen. This investor special is ready for TLC! This cute ranch in an upcoming neighborhood is a great opportunity to own and put your own touch!

4. 2026-04-03
   listed $125,000 Active 325-char remark

   Show marketing remark (325 chars)

   This is part of a portfolio, please see other listings MLS: 2610100, 2610085, 2610083, 2610079 'In its Present Condition' required with offer - Seller WILL NOT accept offers site unseen. This investor special is ready for TLC! This cute ranch in an upcoming neighborhood is a great opportunity to own and put your own touch!

5. 2026-03-30
   historical $125,000 325-char remark

   Show marketing remark (325 chars)

   This is part of a portfolio, please see other listings MLS: 2610100, 2610085, 2610083, 2610079 'In its Present Condition' required with offer - Seller WILL NOT accept offers site unseen. This investor special is ready for TLC! This cute ranch in an upcoming neighborhood is a great opportunity to own and put your own touch!

6. 1985-10-18
   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: $984 · $82/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$228/yr (+$19/mo · 23.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,696
• − Mortgage interest: −$7,002
• − Property taxes: −$984
• − Insurance: −$625
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$3,636
• Taxable income: $2,617
• Est. tax owed @ 24.0%: −$628
• After-tax cash flow: $3,876/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: Hickman Mills C-1
• NCES district ID: 2914340
• Math proficiency: 8% ▼ -8.00%
• Reading proficiency: 18% ▼ -4.00%
• Median HH income: $40,908
• Composite: 11.2/100
• National rank: #9725
• State rank: #314 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): 23,805
• Household income: $58,638
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 810.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 46% White 42% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Slovak 2% Ukrainian 1% Italian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 91% English-only · Spanish 4% Arabic 3% Other Indo-European 1%

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: ▼ -186.34%
• Current HPI: 274.681
• Rent YoY: ▲ 3.07%
• 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

6 events — show timeline

• 2026-05-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-02 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-03 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-30 Coming Soon $125,000 Heartland MLS as Distributed by MLS Grid
• 1985-10-18 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $984 · -22.7% YoY. Source: county tax records.