1119 E 84th St · Kansas City, MO 64131

$139,950

3 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 142 Days on market

Built 1948 9,583 sqft lot $108/sqft · 24% below area Est $137k · at est. ↓ 17% since listing

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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 +20.6/30.0
• DSCR +6.6/10.0
• ARV discount +6.4/15.0
• 1% rule +5.6/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable, updated, and move-in ready — this is one of the best values under $160K in Kansas City. The major items are already done for you, including an updated kitchen, refreshed bathroom, and clean finishes throughout, so you can move in without taking on a major project. Natural light fills the main living spaces, and the flexible layout gives you options for living and dining. Convenient location with easy highway access makes commuting simple while still enjoying a quieter residential setting. If you’ve been waiting for something affordable that doesn’t need a full renovation, this is it.

Key facts

• Practical layout
• Convenient access
• Residential street

Tags

• PRACTICAL LAYOUT
• RESIDENTIAL STREET
• CONVENIENT ACCESS
• FUNCTIONAL SPACES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• 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 (+4.0%/yr); 131 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $968 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 142 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,156 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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: 1.06% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

• ARV (median comp): $136,742
• List price: $139,950
• Delta: 2.35%
• 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
1340 E 85th St	0.18mi	3/2.0	1,382 (+6%)	2mo	$115,000	$83	76
828 E 82nd St	0.40mi	2/2.0 (-1)	1,354 (+4%)	2mo	$210,000	$155	64
8400 Holmes Rd	0.34mi	3/1.5	1,175 (-10%)	4mo	$225,000	$191	63
8404 Kenwood Ave	0.40mi	3/1.5	1,428 (+10%)	1mo	$285,000	$200	62
8401 Wayne Ave	0.32mi	3/2.0	1,436 (+10%)	2mo	$180,000	$125	62
8241 Highland Ave	0.43mi	3/1.0	1,126 (-13%)	0mo	$99,000	$88	57
8401 Paseo Blvd	0.44mi	3/1.0	1,482 (+14%)	0mo	$135,000	$91	56
1002 E 79th St	0.70mi	3/2.0	1,223 (-6%)	3mo	$150,000	$123	51
8830 8830 Ivanhoe Trl	0.74mi	2/2.0 (-1)	1,262 (-3%)	2mo	$300,000	$238	50
8341 Oak St	0.55mi	4/1.5 (+1)	1,424 (+10%)	6mo	$280,000	$197	46
8656 Sleepy Hollow Rd	0.68mi	3/2.0	1,440 (+11%)	4mo	$265,000	$184	42
8131 Mcgee St	0.70mi	4/2.0 (+1)	1,420 (+9%)	4mo	$275,000	$194	40

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 · 3.97% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.76×
• Total profit: $-9,218
• Equity at exit: $20,867

10-year hold

• IRR: 4.5%
• Equity multiple: 1.35×
• Total profit: $13,606
• Equity at exit: $12,100

Cash invested: $39,186 (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 64131

• Rents YoY: 4.0%
• Active inventory: 131
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,478 high
• Mortgage (P&I): −$734
• Tax from tax record: −$187 /mo · $2,245/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $188

Break-even live

Break-even rent $1,240

Max offer price $139,950

Occupancy floor 82%

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: $34,988
• Closing costs: $4,198
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8150 Troost Ave Unit 53 Kansas City, MO	2.0	1.0	900	$1,200	$1.33	44d	1	0.38mi
8101 Campbell St Kansas City, MO	2.0	1.0	820	$888	$1.08	2d	1	0.47mi
8701 Chestnut Cir Kansas City, MO	1.0–2.0	1.0–2.0	925	$1,115	$1.21	2d	15	0.60mi
8104 McGee St Kansas City, MO	2.0	1.0	1100	$1,350	$1.23	24d	1	0.76mi
320 E 79th Ter Kansas City, MO	3.0	1.0	1100	$1,700	$1.55	44d	1	0.84mi
1830 E 78th St Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	12d	1	0.88mi
11 W 80th St Kansas City, MO	4.0	3.5	1369	$2,600	$1.90	2d	1	1.00mi
1836 E 77th St Kansas City, MO	2.0	1.0	1200	$1,150	$0.96	21d	1	1.02mi
408 E 92nd St Kansas City, MO	3.0	1.0	1274	$1,595	$1.25	4d	1	1.09mi
119 W 79th Ter Kansas City, MO	3.0	2.0	1312	$2,205	$1.68	2d	1	1.10mi
8700 Wornall Rd Kansas City, MO	1.0–3.0	1.0	836	$1,195	$1.43	15d	3	1.14mi
421 W 87 Pl Kansas City, MO	3.0	1.0	1056	$1,195	$1.13	16d	1	1.15mi
1827 E 75th Ter Kansas City, MO	3.0	1.5	1700	$1,595	$0.94	16d	1	1.16mi
8419 Pennsylvania Ave Kansas City, MO	3.0	1.0	1200	$1,650	$1.38	15d	1	1.18mi
803 W 84th St Kansas City, MO	2.0	1.0	950	$1,095	$1.15	20d	1	1.36mi
7919 Jefferson St Kansas City, MO	3.0	1.0	1388	$1,950	$1.40	15d	1	1.38mi
7524 Baltimore Ave Kansas City, MO	2.0	1.0	1000	$1,300	$1.30	16d	1	1.42mi

Listing history 19 events

1. 2026-06-18
   days on market $139,950 Active 142 DOM
2. 2026-06-17
   days on market $139,950 Active 141 DOM
3. 2026-06-16
   days on market $139,950 Active 140 DOM
4. 2026-06-15
   days on market $139,950 Active 139 DOM
5. 2026-06-13
   days on market $139,950 Active 137 DOM
6. 2026-06-09
   days on market $139,950 Active 133 DOM
7. 2026-06-08
   days on market $139,950 Active 132 DOM
8. 2026-06-07
   pricedays on market $139,950 Active 131 DOM
9. 2026-06-03
   days on market $149,999 Active 127 DOM
10. 2026-06-02
    days on market $149,999 Active 126 DOM
11. 2026-06-01
    days on market $149,999 Active 125 DOM
12. 2026-05-31
    days on market $149,999 Active 124 DOM
13. 2026-04-13
    price $149,999 620-char remark

    Show marketing remark (620 chars)

    Affordable, updated, and move-in ready — this is one of the best values under $160K in Kansas City. The major items are already done for you, including an updated kitchen, refreshed bathroom, and clean finishes throughout, so you can move in without taking on a major project. Natural light fills the main living spaces, and the flexible layout gives you options for living and dining. Convenient location with easy highway access makes commuting simple while still enjoying a quieter residential setting. If you’ve been waiting for something affordable that doesn’t need a full renovation, this is it.

14. 2026-03-19
    price $159,000 620-char remark

    Show marketing remark (620 chars)

    Affordable, updated, and move-in ready — this is one of the best values under $160K in Kansas City. The major items are already done for you, including an updated kitchen, refreshed bathroom, and clean finishes throughout, so you can move in without taking on a major project. Natural light fills the main living spaces, and the flexible layout gives you options for living and dining. Convenient location with easy highway access makes commuting simple while still enjoying a quieter residential setting. If you’ve been waiting for something affordable that doesn’t need a full renovation, this is it.

15. 2026-02-16
    price $175,000 620-char remark

    Show marketing remark (620 chars)

    Affordable, updated, and move-in ready — this is one of the best values under $160K in Kansas City. The major items are already done for you, including an updated kitchen, refreshed bathroom, and clean finishes throughout, so you can move in without taking on a major project. Natural light fills the main living spaces, and the flexible layout gives you options for living and dining. Convenient location with easy highway access makes commuting simple while still enjoying a quieter residential setting. If you’ve been waiting for something affordable that doesn’t need a full renovation, this is it.

16. 2026-01-27
    listed $180,000 Active 620-char remark

    Show marketing remark (620 chars)

    Affordable, updated, and move-in ready — this is one of the best values under $160K in Kansas City. The major items are already done for you, including an updated kitchen, refreshed bathroom, and clean finishes throughout, so you can move in without taking on a major project. Natural light fills the main living spaces, and the flexible layout gives you options for living and dining. Convenient location with easy highway access makes commuting simple while still enjoying a quieter residential setting. If you’ve been waiting for something affordable that doesn’t need a full renovation, this is it.

17. 2020-09-04
    soldstatus
18. 2020-01-24
    soldstatus
19. 1997-11-19
    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: $2,245 · $187/mo
• Projected year-2 tax: $2,245 · $187/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: $17,731
• − Mortgage interest: −$7,839
• − Property taxes: −$2,245
• − Insurance: −$700
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$4,071
• Taxable income: $39
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $2,247/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): 21,942
• Household income: $64,201
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1249.0

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: White 48% Black 39% Hispanic / Latino 7% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 5% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -253.25%
• Current HPI: 340.8202
• Rent YoY: ▲ 3.97%
• 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

-16.7% since first listed

7 events — show timeline

• 2026-04-13 Price Changed $149,999 Heartland MLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $159,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-16 Price Changed $175,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-27 Listed $180,000 Heartland MLS as Distributed by MLS Grid
• 2020-09-04 Sold (Public Records) — Public Records
• 2020-01-24 Sold (Public Records) — Public Records
• 1997-11-19 Sold (Public Records) — Public Records

Property tax history

+18.8%/yr

Latest (2025): $2,245 · +2.0% YoY. Source: county tax records.