105 E 96th St · Kansas City, MO 64114

$150,000

3 bd · 1.0 ba · 920 sqft · SingleFamily public records · 30 Days on market

Built 1955 0.38 ac lot Est $214k · 30% under

---

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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits! Great investment property. Will need TLC and Rehab work. Selling AS - IS. Large backyard. Home is on a cul-de-sac.

Key facts

• 0.38 acre lot
• Garage
• Built 1955

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water
• Home design: Single-family residence; Bungalow, 1.5 stories; Residential property
• Construction: Frame construction; Composition roof; Built approximately 51–75 years ago
• Exterior features: Partial fencing; Public water

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Electric cooling
• Interior features: Fireplace (1); Partial basement (other)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/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 $138k (7.8% below list).
• Recommended offer: $138k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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 fast (+4.6%/yr); 178 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,244 (7.8% below list)

Questions for the listing agent

1. Built in 1955 — 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: 0.92% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.69%
• DSCR: 1.12
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $214,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9217 Oak St	0.40mi	3/1.0	960 (+4%)	2mo	$189,000	$197	73
9508 Mcgee St	0.12mi	2/1.0 (-1)	1,017 (+10%)	5mo	$199,000	$196	68
409 E 90th St	0.73mi	3/1.0	920 (0%)	3mo	$215,000	$234	63
509 E 92nd Ter	0.48mi	2/1.0 (-1)	922 (+0%)	12mo	$215,000	$233	62
115 W 97th St	0.25mi	2/1.0 (-1)	858 (-7%)	13mo	$229,000	$267	61
7 W 90th Ter	0.63mi	3/1.0	912 (-1%)	10mo	$215,000	$236	61
9328 Walnut St	0.23mi	2/1.0 (-1)	812 (-12%)	6mo	$149,995	$185	60
9106 Mcgee St	0.57mi	2/1.0 (-1)	861 (-6%)	8mo	$159,900	$186	51
9200 Wornall Rd	0.59mi	2/1.5 (-1)	864 (-6%)	12mo	$200,000	$231	45
9128 Walnut St	0.49mi	2/1.0 (-1)	800 (-13%)	7mo	$160,000	$200	45
509 W 91st St	0.72mi	3/2.0	1,032 (+12%)	14mo	$255,000	$247	31
408 W 91st St	0.71mi	2/1.5 (-1)	1,056 (+15%)	7mo	$262,000	$248	29

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-16,103
• Equity at exit: $22,365

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $3,075
• Equity at exit: $12,969

Cash invested: $42,000 (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: 178
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,382 high
• Mortgage (P&I): −$787
• Tax from tax record: −$149 /mo · $1,788/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $94

Break-even live

Break-even rent $1,263

Max offer price $150,000

Occupancy floor 88%

Sensitivity live

Price	-10% $179	-5% $136	+0% $94	+5% $52	+10% $9
Rent	-10% $-15	-5% $39	+0% $94	+5% $149	+10% $203
Rate	-1.0pp $170	-0.5pp $132	base $94	+0.5pp $55	+1.0pp $16

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9534 Charlotte St Kansas City, MO	2.0	1.0	828	$795	$0.96	17d	1	0.56mi
201 W 99th Ter Kansas City, MO	1.0–2.0	1.0–2.5	1262	$1,962	$1.55	2d	52	0.58mi
9548 Charlotte St Kansas City, MO	2.0	1.0	850	$1,025	$1.21	21d	1	0.59mi
808 E 100 Ter Kansas City, MO	1.0–2.0	1.0	660	$1,170	$1.77	45d	4	0.78mi
510 E 101st St Kansas City, MO	1.0–2.0	1.0–2.0	918	$1,290	$1.41	5d	5	0.81mi
114 W 103rd St Kansas City, MO	1.0–2.0	1.0–2.0	925	$1,225	$1.32	5d	9	0.91mi
1520 E 97th St Kansas City, MO	1.0–3.0	1.0–2.0	1163	$1,595	$1.37	3d	7	1.07mi
8701 Chestnut Cir Kansas City, MO	1.0–2.0	1.0–2.0	925	$1,115	$1.21	2d	15	1.08mi
8704 Wornall Rd Unit B Kansas City, MO	2.0	1.0	820	$995	$1.21	17d	1	1.11mi
8700 Wornall Rd Kansas City, MO	1.0–3.0	1.0	836	$1,195	$1.43	15d	3	1.13mi
421 W 87 Pl Kansas City, MO	3.0	1.0	1056	$1,195	$1.13	17d	1	1.15mi
10466 Wornall Rd Kansas City, MO	1.0–2.0	1.0–1.5	960	$1,095	$1.14	21d	3	1.23mi
10601 Jefferson St Kansas City, MO	1.0–2.0	1.0–2.0	1090	$3,886	$3.57	11d	1	1.45mi

Listing history 14 events

1. 2026-06-21
   days on market $150,000 Coming Soon 30 DOM
2. 2026-06-18
   days on market $150,000 Coming Soon 27 DOM
3. 2026-06-17
   days on market $150,000 Coming Soon 26 DOM
4. 2026-06-16
   days on market $150,000 Coming Soon 25 DOM
5. 2026-06-15
   days on market $150,000 Coming Soon 24 DOM
6. 2026-06-13
   days on market $150,000 Coming Soon 22 DOM
7. 2026-06-09
   days on market $150,000 Coming Soon 18 DOM
8. 2026-06-08
   days on market $150,000 Coming Soon 17 DOM
9. 2026-06-07
   days on market $150,000 Coming Soon 16 DOM
10. 2026-06-03
    days on market $150,000 Coming Soon 12 DOM
11. 2026-06-02
    days on market $150,000 Coming Soon 11 DOM
12. 2026-06-01
    days on market $150,000 Coming Soon 10 DOM
13. 2026-05-31
    days on market $150,000 Coming Soon 9 DOM
14. 2026-05-23
    historical $150,000

ⓘ 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: $1,788 · $149/mo
• Projected year-2 tax: $1,788 · $149/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: $16,589
• − Mortgage interest: −$8,402
• − Property taxes: −$1,788
• − Insurance: −$750
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$4,364
• Taxable loss: −$1,369
• Est. tax savings @ 24.0%: +$329
• After-tax cash flow: $1,457/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): 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

1 event — show timeline

• 2026-05-23 Coming Soon $150,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+9.7%/yr

Latest (2025): $1,788 · -0.9% YoY. Source: county tax records.