7717 Sni-a-bar Ter · Kansas City, MO 64129

$119,900

3 bd · 1.0 ba · 816 sqft · SingleFamily public records · 83 Days on market

Built 1949 0.27 ac lot $147/sqft · 12% below area Est $137k · 12% 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 +27.6/30.0
• ARV discount +13.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming home offers 3 comfortable bedrooms and 1 full bathroom, providing a practical and functional layout. The kitchen comes equipped with a gas range and refrigerator, making it move-in ready for everyday cooking and dining. A full basement adds valuable extra space for storage, a workshop, or future finishing potential.

Key facts

• Full basement
• Refrigerator
• Gas range

Tags

• GAS RANGE
• REFRIGERATOR
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% 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.
• Raytown C-2 (suburban): math 12% / reading 28% proficiency, ranked #302 of 324 in MO (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 52 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 33% of the median local income ($51k/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 $829 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 + 3.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.74%
• DSCR: 1.57
• GRM: 7.1

CMA / ARV

• ARV (median comp): $136,547
• List price: $119,900
• Delta: -12.19%
• 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
5115 Sycamore Ave	0.16mi	3/1.0	816 (0%)	12mo	$99,000	$121	83
5117 Palmer Dr	0.26mi	3/1.0	816 (0%)	11mo	$135,000	$165	79
5130 Palmer St	0.26mi	3/1.0	864 (+6%)	1mo	$124,900	$145	77
7803 E 50th Ter	0.17mi	3/1.5	864 (+6%)	6mo	$174,900	$202	75
7801 Ozark Rd	0.41mi	3/1.0	816 (0%)	8mo	$110,000	$135	74
7719 E 47th Ter	0.37mi	3/1.0	840 (+3%)	9mo	$125,000	$149	70
7405 E 49th St	0.40mi	3/1.0	864 (+6%)	2mo	$82,000	$95	70
7610 E 49th Ter	0.26mi	2/1.0 (-1)	864 (+6%)	5mo	$59,999	$69	69
7715 E 47th Ter	0.38mi	3/1.0	840 (+3%)	11mo	$159,999	$190	69
7409 E 49th St	0.38mi	3/1.0	864 (+6%)	8mo	$36,000	$42	66
5127 Rinker Rd	0.34mi	2/1.0 (-1)	728 (-11%)	3mo	$149,900	$206	59
4834 Eastern Ave	0.45mi	3/1.0	912 (+12%)	4mo	$155,000	$170	56

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: 2.5%
• Equity multiple: 1.10×
• Total profit: $3,243
• Equity at exit: $17,877

10-year hold

• IRR: 12.1%
• Equity multiple: 1.95×
• Total profit: $31,953
• Equity at exit: $10,367

Cash invested: $33,572 (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 64129

• Home prices YoY: -9.8%
• Active inventory: 52
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,409 high
• Mortgage (P&I): −$629
• Tax from tax record: −$78 /mo · $934/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $356

Break-even live

Break-even rent $958

Max offer price $119,900

Occupancy floor 70%

Sensitivity live

Price	-10% $424	-5% $390	+0% $356	+5% $322	+10% $288
Rent	-10% $245	-5% $301	+0% $356	+5% $412	+10% $468
Rate	-1.0pp $417	-0.5pp $387	base $356	+0.5pp $325	+1.0pp $294

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7601 Sni a Bar Ter Kansas City, MO	2.0	1.0	827	$1,099	$1.33	45d	1	0.23mi
7615 E 49th St Kansas City, MO	2.0	1.0	888	$1,095	$1.23	45d	1	0.25mi
5126 Booth Ave Kansas City, MO	2.0	1.0	950	$1,149	$1.21	13d	1	0.38mi
7611 E 47th Ter Kansas City, MO	3.0	1.0	840	$1,276	$1.52	8d	1	0.44mi
4730 Richmond Ave Kansas City, MO	3.0	1.0	821	$1,395	$1.70	45d	1	0.46mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	3d	1	0.83mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	4d	1	0.83mi
8855 E 59th St Raytown, MO	3.0	1.5	864	$1,396	$1.62	45d	1	1.31mi

Listing history 9 events

1. 2026-05-20
   status Pending 331-char remark

   Show marketing remark (331 chars)

   This charming home offers 3 comfortable bedrooms and 1 full bathroom, providing a practical and functional layout. The kitchen comes equipped with a gas range and refrigerator, making it move-in ready for everyday cooking and dining. A full basement adds valuable extra space for storage, a workshop, or future finishing potential.

2. 2026-04-03
   price $119,900 331-char remark

   Show marketing remark (331 chars)

   This charming home offers 3 comfortable bedrooms and 1 full bathroom, providing a practical and functional layout. The kitchen comes equipped with a gas range and refrigerator, making it move-in ready for everyday cooking and dining. A full basement adds valuable extra space for storage, a workshop, or future finishing potential.

3. 2026-03-21
   status Active 331-char remark

   Show marketing remark (331 chars)

   This charming home offers 3 comfortable bedrooms and 1 full bathroom, providing a practical and functional layout. The kitchen comes equipped with a gas range and refrigerator, making it move-in ready for everyday cooking and dining. A full basement adds valuable extra space for storage, a workshop, or future finishing potential.

4. 2026-03-17
   status Pending 331-char remark

   Show marketing remark (331 chars)

   This charming home offers 3 comfortable bedrooms and 1 full bathroom, providing a practical and functional layout. The kitchen comes equipped with a gas range and refrigerator, making it move-in ready for everyday cooking and dining. A full basement adds valuable extra space for storage, a workshop, or future finishing potential.

5. 2026-02-23
   listed $124,900 Active 331-char remark

   Show marketing remark (331 chars)

   This charming home offers 3 comfortable bedrooms and 1 full bathroom, providing a practical and functional layout. The kitchen comes equipped with a gas range and refrigerator, making it move-in ready for everyday cooking and dining. A full basement adds valuable extra space for storage, a workshop, or future finishing potential.

6. 2022-10-10
   soldstatus
7. 2022-10-06
   soldstatus Closed 243-char remark

   Show marketing remark (243 chars)

   Great investor, or affordable starter home. Located near great highway access to 435 and I-70. Very near KC stadiums and easy drive to downtown or Plaza. Cerner campus is minutes away. Home has full basement with walkout door. Raytown schools.

8. 2022-09-18
   status Pending 243-char remark

   Show marketing remark (243 chars)

   Great investor, or affordable starter home. Located near great highway access to 435 and I-70. Very near KC stadiums and easy drive to downtown or Plaza. Cerner campus is minutes away. Home has full basement with walkout door. Raytown schools.

9. 2022-09-11
   listed $99,999 Active 243-char remark

   Show marketing remark (243 chars)

   Great investor, or affordable starter home. Located near great highway access to 435 and I-70. Very near KC stadiums and easy drive to downtown or Plaza. Cerner campus is minutes away. Home has full basement with walkout door. Raytown schools.

ⓘ 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: $934 · $78/mo
• Projected year-2 tax: $1,163 · $97/mo
• Expected delta: +$229/yr (+$19/mo · 24.5%)

ⓘ 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,905
• − Mortgage interest: −$6,716
• − Property taxes: −$934
• − Insurance: −$600
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$3,488
• Taxable income: $2,462
• Est. tax owed @ 24.0%: −$591
• After-tax cash flow: $3,685/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: Raytown C-2
• NCES district ID: 2926070
• Math proficiency: 12% ▼ -11.00%
• Reading proficiency: 28% ▼ -9.00%
• Median HH income: $47,215
• Composite: 17.59/100
• National rank: #9039
• State rank: #302 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): 9,267
• Household income: $51,310
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 349.0

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 0.65)
• Race & ethnicity: Black 45% White 37% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 4% Italian 2% Armenian 1%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 8% Arabic 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: ▼ -32.25%
• Current HPI: 297.5233
• Rent YoY: —
• 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

+19.9% since first listed

9 events — show timeline

• 2026-05-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-03 Price Changed $119,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-21 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-23 Listed $124,900 Heartland MLS as Distributed by MLS Grid
• 2022-10-10 Sold (Public Records) — Public Records
• 2022-10-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-09-18 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-09-11 Listed $99,999 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2025): $934 · -36.6% YoY. Source: county tax records.