3907 E 9th St · Kansas City, MO 64127

$100,000

3 bd · 1.0 ba · 1,361 sqft · SingleFamily public records · 82 Days on market

Built 1905 4,356 sqft lot Est $114k · 13% 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 +30.0/30.0
• ARV discount +13.1/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +1.1/10.0

Listing remarks MLS

Property Offered "As Is" For Information On Bidding Procedures, Earnest Money And Other Policies, Contact Www. Firstpreston. Com Universal Key

Key facts

• Off street parking
• 4,356 sq ft lot
• Built 1905

Tags

• ORIGINAL HARDWOOD FLOORING
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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 flat; 108 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $1,416/mo this rent would consume 51% of the median local household income ($33k/yr) (locally 1943% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 + 0.9% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 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 1905 — 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: 1.42% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.14%
• DSCR: 1.94
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $114,324
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 Elmwood Ave	0.39mi	3/1.5	1,302 (-4%)	5mo	$74,900	$58	68
402 Kensington Ave	0.55mi	3/2.0	1,376 (+1%)	3mo	$75,000	$55	66
428 Spruce Ave	0.45mi	3/1.0	1,400 (+3%)	12mo	$160,000	$114	64
3830 Roberts St	0.36mi	4/2.0 (+1)	1,320 (-3%)	6mo	$70,000	$53	64
3608 Lexington Ave	0.63mi	3/1.0	1,365 (+0%)	7mo	$189,000	$138	64
3621 Lexington St	0.60mi	3/1.5	1,395 (+2%)	6mo	$165,000	$118	61
653 Elmwood Ave	0.41mi	3/2.0	1,312 (-4%)	12mo	$89,000	$68	61
410 Kensington Ave	0.53mi	4/2.0 (+1)	1,240 (-9%)	4mo	$159,000	$128	48
3430 E 6th St	0.37mi	2/2.0 (-1)	1,558 (+14%)	3mo	$75,000	$48	47
3521 Lexington Ave	0.62mi	3/1.0	1,552 (+14%)	2mo	$140,000	$90	46
3618 Anderson Ave	0.69mi	3/1.0	1,219 (-10%)	8mo	$99,000	$81	44
4024 Morrell St	0.72mi	3/1.0	1,156 (-15%)	9mo	$97,000	$84	34

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 · 0.94% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.44×
• Total profit: $12,313
• Equity at exit: $14,910

10-year hold

• IRR: 18.7%
• Equity multiple: 2.42×
• Total profit: $39,767
• Equity at exit: $8,646

Cash invested: $28,000 (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 64127

• Home prices YoY: -2.6%
• Rents YoY: 0.9%
• Active inventory: 108
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,416 high
• Mortgage (P&I): −$524
• Tax from tax record: −$60 /mo · $717/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $493

Break-even live

Break-even rent $792

Max offer price $100,000

Occupancy floor 60%

Sensitivity live

Price	-10% $550	-5% $522	+0% $493	+5% $465	+10% $437
Rent	-10% $381	-5% $437	+0% $493	+5% $549	+10% $605
Rate	-1.0pp $544	-0.5pp $519	base $493	+0.5pp $467	+1.0pp $441

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3435 E 7th St Kansas City, MO	2.0	1.0	970	$949	$0.98	8d	1	0.31mi
815 Elmwood Ave Kansas City, MO	3.0	1.5	1302	$1,600	$1.23	15d	1	0.38mi
901 Benton Blvd Unit 7 Kansas City, MO	2.0	1.0	1100	$1,202	$1.09	44d	1	0.48mi
3510 Garner Ave Kansas City, MO	3.0	2.0	1536	$1,400	$0.91	3d	1	0.54mi
1233 Benton Blvd Kansas City, MO	4.0	2.5	1500	$2,500	$1.67	44d	1	0.59mi
916 Bellefontaine Ave Kansas City, MO	3.0	1.5	1399	$1,650	$1.18	17d	1	0.60mi
2834 E 10th St Kansas City, MO	2.0	1.5	1020	$1,250	$1.23	44d	1	0.69mi
2826 E 10th St Kansas City, MO	2.0	1.5	1020	$1,250	$1.23	44d	1	0.70mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,031	$0.97	13d	1	0.75mi
3429 Morrell Ave Kansas City, MO	4.0	1.5	1800	$1,650	$0.92	8d	1	0.76mi
504 Bellefontaine Ave Unit 2 Kansas City, MO	2.0	2.0	1500	$1,300	$0.87	44d	1	0.77mi
3523 Saint John Ave Kansas City, MO	3.0	1.0	1500	$995	$0.66	24d	1	0.78mi
1805 Jackson Ave Kansas City, MO	4.0	2.0	1250	$1,250	$1.00	44d	1	0.85mi
311 Bellefontaine Ave Kansas City, MO	3.0	2.0	1360	$2,200	$1.62	44d	1	0.87mi
1812 Elmwood Ave Kansas City, MO	3.0	1.0	1650	$1,600	$0.97	17d	1	0.91mi
412 Montgall Ave Unit 412 Kansas City, MO	2.0	2.0	900	$1,200	$1.33	44d	1	0.94mi
203 N Indiana Ave Unit 209 Indiana Kansas City, MO	2.0	1.0	1500	$1,400	$0.93	44d	1	0.94mi
218 N Elmwood Ave Kansas City, MO	4.0	2.0	1184	$1,500	$1.27	44d	1	0.94mi
1905 Kensington Ave Kansas City, MO	3.0	2.0	1285	$1,325	$1.03	24d	1	0.96mi
3921 Norledge Ave Unit 2E Kansas City, MO	2.0	1.0	900	$950	$1.06	44d	1	0.96mi
4405 Norledge Ave Kansas City, MO	3.0	1.0	1510	$1,600	$1.06	44d	1	0.99mi
3305 E 19th St Kansas City, MO	2.0	1.0	1500	$1,200	$0.80	44d	1	0.99mi
414 Prospect Ave Unit 1 Kansas City, MO	2.0	1.0	900	$1,295	$1.44	8d	1	1.01mi
3201 E 20th St Kansas City, MO	2.0	1.0	900	$1,050	$1.17	24d	1	1.13mi
5213 Wilburn Ct Kansas City, MO	3.0	1.0	1274	$1,375	$1.08	22d	1	1.20mi
135 Lawndale Ave Kansas City, MO	3.0	2.0	920	$1,500	$1.63	8d	1	1.24mi
2900 E 21st St Kansas City, MO	3.0	1.5	897	$1,650	$1.84	17d	1	1.27mi
220 Brooklyn Ave Unit 220-2 Kansas City, MO	2.0	1.0	1000	$1,295	$1.29	20d	1	1.30mi
220 Brooklyn Ave Kansas City, MO	2.0	1.0	1000	$1,295	$1.29	8d	1	1.30mi
612 Garfield Ave Kansas City, MO	1.0–2.0	1.0–2.0	900	$1,875	$2.08	2d	44	1.30mi
129 Brooklyn Ave Kansas City, MO	2.0	1.0	1225	$1,195	$0.98	11d	1	1.31mi
6011 E 11th St Kansas City, MO	3.0	1.0	900	$1,200	$1.33	17d	1	1.32mi
105 Brooklyn Ave Kansas City, MO	3.0	1.5	1152	$1,250	$1.09	4d	1	1.35mi
347 Maple Blvd Kansas City, MO	3.0	1.5	1246	$1,350	$1.08	24d	1	1.35mi
2003 Wabash Ave Unit B Kansas City, MO	3.0	2.0	1200	$1,095	$0.91	24d	1	1.37mi
303 White Ave Unit 2 Kansas City, MO	2.0	1.0	1060	$950	$0.90	11d	1	1.39mi
441 N Hardesty Ave Kansas City, MO	4.0	1.0	1511	$1,550	$1.03	24d	1	1.40mi
2419 Bales Ave Kansas City, MO	3.0	1.5	1116	$1,500	$1.34	3d	1	1.42mi
2424 Norton Ave Unit B Kansas City, MO	3.0	1.0	982	$1,150	$1.17	17d	1	1.43mi
2413 College Ave Kansas City, MO	2.0	2.0	1022	$1,225	$1.20	24d	1	1.44mi

Listing history 13 events

1. 2026-06-18
   days on market $100,000 Active 82 DOM
2. 2026-06-17
   days on market $100,000 Active 81 DOM
3. 2026-06-16
   days on market $100,000 Active 80 DOM
4. 2026-06-15
   days on market $100,000 Active 79 DOM
5. 2026-06-13
   days on market $100,000 Active 77 DOM
6. 2026-06-09
   remarks 401-char remark
7. 2026-06-09
   statusdays on market $100,000 Active 73 DOM
8. 2026-03-23
   status Pending
9. 2026-02-06
   price $100,000
10. 2026-01-10
    listed $110,000 Active
11. 2001-01-08
    soldstatus 152-char remark

    Show marketing remark (152 chars)

    Property Offered "As Is" For Information On Bidding Procedures, Earnest Money And Other Policies, Contact Www. Firstpreston. Com Universal Key

12. 2000-10-12
    listed $17,000 152-char remark

    Show marketing remark (152 chars)

    Property Offered "As Is" For Information On Bidding Procedures, Earnest Money And Other Policies, Contact Www. Firstpreston. Com Universal Key

13. 1994-05-04
    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: $717 · $60/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$253/yr (+$21/mo · 35.4%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,997
• − Mortgage interest: −$5,602
• − Property taxes: −$717
• − Insurance: −$500
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$2,909
• Taxable income: $4,551
• Est. tax owed @ 24.0%: −$1,092
• After-tax cash flow: $4,826/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): 17,668
• Household income: $33,111
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 1943.0

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 42% Hispanic / Latino 40% Two or more races 13% White 12% Native American 1%
• Hispanic origin (detail): Mexican 28%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 29%

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: ▼ -7.88%
• Current HPI: 289.2468
• Rent YoY: ▲ 0.94%
• 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

+488.2% since first listed

6 events — show timeline

• 2026-03-23 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-06 Price Changed $100,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-10 Listed $110,000 Heartland MLS as Distributed by MLS Grid
• 2001-01-08 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2000-10-12 Listed $17,000 Heartland MLS as Distributed by MLS Grid
• 1994-05-04 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $717 · -2.0% YoY. Source: county tax records.