9105 E 89th St · Kansas City, MO 64138

$194,900

3 bd · 1.5 ba · 1,680 sqft · SingleFamily public records · 72 Days on market

Built 1960 6,969 sqft lot $116/sqft · 35% below area Est $206k · 6% under

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Why this score? — see what drove the D 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 +15.1/30.0
• ARV discount +10.0/15.0
• DSCR +4.6/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• 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 lovely three-bedroom, two-and-a-half-bathroom house is located in a quiet and peaceful neighborhood, and it's now ready to be your home. The main floor features a spacious living room with large windows that provide plenty of natural light, creating a warm and inviting atmosphere. The kitchen has ample counter and cabinet space, making meal preparation a breeze. The adjacent dining area is perfect for family dinners or entertaining guests. Upstairs, you'll find the primary bedroom, which is spacious and bright, with a large closet and an en-suite bathroom. The two additional bedrooms are also generously sized and share a full bathroom. The finished basement provides additional living space and can be used as a family room, game room, or office. There's also a separate laundry area with a washer and dryer for your convenience. Outside, there's a fenced backyard that provides privacy. The attached garage provides covered parking and additional storage space. Overall, this house is a perfect combination of comfort and style, with all the amenities you need to feel right at home.

Key facts

• 6,969 sq ft lot
• 2 garage spots
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $63 ($752/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 $165k (15.3% below list).
• Recommended offer: $165k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 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.
• Zoned schools: Ervin Elementary School (math 8% / reading 12%, grade F, #1,037 of 1,115 statewide, top 94%, 629 students, 100% FRL); Smith-Hale Middle (math 7% / reading 19%, grade F, #368 of 391 statewide, top 94%, 770 students, 100% FRL); Ruskin High School (math 8% / reading 47%, grade F, #416 of 521 statewide, top 80%, 1,273 students, 100% FRL) — zoned schools average 100% FRL vs 78% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 140 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 34% 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 $1k of loan paydown is wiped out by about $6k 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 72 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,047 (15.3% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.38%
• DSCR: 1.06
• GRM: 9.8

CMA / ARV

• ARV (median comp): $206,360
• List price: $194,900
• Delta: -5.55%
• 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
8706 Kentucky Ave	0.40mi	3/2.0	1,778 (+6%)	5mo	$249,990	$141	66
8617 Evanston St	0.55mi	3/2.5	1,660 (-1%)	8mo	$199,500	$120	62
8525 Maple Ave	0.50mi	3/2.5	1,624 (-3%)	7mo	$249,999	$154	61
8821 Lane Ave	0.17mi	4/2.5 (+1)	1,475 (-12%)	2mo	$285,000	$193	61
8529 Crescent Ave	0.53mi	3/2.5	1,794 (+7%)	4mo	$235,000	$131	57
8701 E 92nd Pl	0.69mi	4/2.5 (+1)	1,700 (+1%)	2mo	$169,000	$99	55
8808 E 84th Ter	0.69mi	4/2.0 (+1)	1,601 (-5%)	4mo	$245,000	$153	49
8312 Ditzler Ave	0.74mi	3/2.0	1,576 (-6%)	6mo	$260,000	$165	48
8413 Kentucky Ave	0.60mi	3/2.5	1,872 (+11%)	1mo	$209,950	$112	48
8819 E 85th St	0.59mi	3/2.0	1,921 (+14%)	5mo	$240,000	$125	42
9616 E 86th Ter	0.57mi	3/2.5	1,428 (-15%)	8mo	$220,000	$154	38
9115 E 84th St	0.62mi	4/2.5 (+1)	1,454 (-14%)	8mo	$244,500	$168	33

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: -14.1%
• Equity multiple: 0.50×
• Total profit: $-27,517
• Equity at exit: $29,060

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-18,509
• Equity at exit: $16,851

Cash invested: $54,572 (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 64138

• Rents YoY: 3.1%
• Active inventory: 140
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,650 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$138 /mo · $1,655/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $63

Break-even live

Break-even rent $1,571

Max offer price $194,900

Occupancy floor 91%

Sensitivity live

Price	-10% $173	-5% $118	+0% $63	+5% $7	+10% $-48
Rent	-10% $-68	-5% $-3	+0% $63	+5% $128	+10% $193
Rate	-1.0pp $161	-0.5pp $112	base $63	+0.5pp $12	+1.0pp $-39

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8921 E 90th Ter Kansas City, MO	4.0	2.5	1298	$1,831	$1.41	25d	1	0.26mi
8806 Crescent Ave Kansas City, MO	3.0	2.5	1148	$1,795	$1.56	5d	1	0.33mi
9000 E 85th Pl Raytown, MO	3.0	2.0	1580	$1,375	$0.87	45d	1	0.51mi
9214 Farley Ave Kansas City, MO	3.0	2.0	1060	$1,686	$1.59	14d	1	0.51mi
8500 Elm Ave Raytown, MO	3.0	2.0	1250	$1,550	$1.24	45d	1	0.53mi
8713 E 92nd Pl Kansas City, MO	3.0	2.0	1073	$1,550	$1.44	45d	1	0.61mi
9307 Stark Ave Kansas City, MO	3.0	2.0	1073	$1,385	$1.29	45d	1	0.64mi
8509 E 91st St Kansas City, MO	3.0	1.5	1350	$1,350	$1.00	45d	1	0.68mi
8501 E 92nd St Kansas City, MO	3.0	1.5	1107	$1,745	$1.58	25d	1	0.76mi
9400 E 82nd St Raytown, MO	3.0	2.0	1396	$1,606	$1.15	5d	1	0.97mi
820 E 93rd Ter Kansas City, MO	1.0–2.0	1.0–2.0	1040	$1,165	$1.12	5d	1	0.99mi
7902 E 89th Ter Kansas City, MO	3.0	1.5	1068	$1,516	$1.42	19d	1	1.01mi
8812 Manchester Ave Kansas City, MO	3.0	1.0	1066	$1,586	$1.49	14d	1	1.09mi
7800 E 91st St Kansas City, MO	3.0	3.0	1747	$1,895	$1.08	45d	1	1.13mi
9302 Fairwood Dr Kansas City, MO	3.0	1.0	1526	$1,585	$1.04	25d	1	1.30mi
7905 Elm Ave Raytown, MO	3.0	1.5	1104	$1,700	$1.54	3d	1	1.31mi
9727 Marsh Ave Kansas City, MO	3.0	1.0	1271	$1,706	$1.34	45d	1	1.33mi
7720 Elm Ave Kansas City, MO	3.0	1.5	1400	$1,700	$1.21	45d	1	1.49mi

Listing history 24 events

1. 2026-06-21
   days on market $194,900 Active 72 DOM
2. 2026-06-18
   days on market $194,900 Active 69 DOM
3. 2026-06-17
   days on market $194,900 Active 68 DOM
4. 2026-06-16
   days on market $194,900 Active 67 DOM
5. 2026-06-15
   days on market $194,900 Active 66 DOM
6. 2026-06-13
   days on market $194,900 Active 64 DOM
7. 2026-06-13
   days on market $194,900 Active 63 DOM
8. 2026-06-09
   days on market $194,900 Active 60 DOM
9. 2026-06-08
   days on market $194,900 Active 59 DOM
10. 2026-06-07
    days on market $194,900 Active 58 DOM
11. 2026-06-03
    days on market $194,900 Active 54 DOM
12. 2026-06-02
    days on market $194,900 Active 53 DOM
13. 2026-06-01
    days on market $194,900 Active 52 DOM
14. 2026-05-31
    days on market $194,900 Active 51 DOM
15. 2026-04-10
    listed $194,900 Active 1097-char remark

    Show marketing remark (1097 chars)

    This lovely three-bedroom, two-and-a-half-bathroom house is located in a quiet and peaceful neighborhood, and it's now ready to be your home. The main floor features a spacious living room with large windows that provide plenty of natural light, creating a warm and inviting atmosphere. The kitchen has ample counter and cabinet space, making meal preparation a breeze. The adjacent dining area is perfect for family dinners or entertaining guests. Upstairs, you'll find the primary bedroom, which is spacious and bright, with a large closet and an en-suite bathroom. The two additional bedrooms are also generously sized and share a full bathroom. The finished basement provides additional living space and can be used as a family room, game room, or office. There's also a separate laundry area with a washer and dryer for your convenience. Outside, there's a fenced backyard that provides privacy. The attached garage provides covered parking and additional storage space. Overall, this house is a perfect combination of comfort and style, with all the amenities you need to feel right at home.

16. 2017-07-19
    soldstatus
17. 2017-07-14
    soldstatus Sold 343-char remark

    Show marketing remark (343 chars)

    * * * BACK ON MARKET! * * * BUYER FINANCING FELL THROUGH * * * . Great home that is move in ready. Home features new kitchen cabinets, appliances and deck on back of house. House has finished basement that includes a half bath and a non-conforming 4th bedroom. * * * BACK ON MARKET! * * * BUYER FINANCING FELL THROUGH * * *

18. 2017-07-10
    status Pending 343-char remark

    Show marketing remark (343 chars)

    * * * BACK ON MARKET! * * * BUYER FINANCING FELL THROUGH * * * . Great home that is move in ready. Home features new kitchen cabinets, appliances and deck on back of house. House has finished basement that includes a half bath and a non-conforming 4th bedroom. * * * BACK ON MARKET! * * * BUYER FINANCING FELL THROUGH * * *

19. 2017-06-22
    status Active 343-char remark

    Show marketing remark (343 chars)

    * * * BACK ON MARKET! * * * BUYER FINANCING FELL THROUGH * * * . Great home that is move in ready. Home features new kitchen cabinets, appliances and deck on back of house. House has finished basement that includes a half bath and a non-conforming 4th bedroom. * * * BACK ON MARKET! * * * BUYER FINANCING FELL THROUGH * * *

20. 2017-05-06
    historical Contingent - Accepting Backup Offers 343-char remark

    Show marketing remark (343 chars)

    * * * BACK ON MARKET! * * * BUYER FINANCING FELL THROUGH * * * . Great home that is move in ready. Home features new kitchen cabinets, appliances and deck on back of house. House has finished basement that includes a half bath and a non-conforming 4th bedroom. * * * BACK ON MARKET! * * * BUYER FINANCING FELL THROUGH * * *

21. 2017-04-28
    listed $99,727 Active 343-char remark

    Show marketing remark (343 chars)

    * * * BACK ON MARKET! * * * BUYER FINANCING FELL THROUGH * * * . Great home that is move in ready. Home features new kitchen cabinets, appliances and deck on back of house. House has finished basement that includes a half bath and a non-conforming 4th bedroom. * * * BACK ON MARKET! * * * BUYER FINANCING FELL THROUGH * * *

22. 2008-11-13
    soldstatus
23. 2008-07-22
    listed $49,900
24. 1996-03-01
    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: $1,655 · $138/mo
• Projected year-2 tax: $1,891 · $158/mo
• Expected delta: +$235/yr (+$20/mo · 14.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 51% 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,806
• − Mortgage interest: −$10,917
• − Property taxes: −$1,655
• − Insurance: −$974
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$5,670
• Taxable loss: −$2,580
• Est. tax savings @ 24.0%: +$619
• After-tax cash flow: $1,371/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

+290.6% since first listed

10 events — show timeline

• 2026-04-10 Listed $194,900 Heartland MLS as Distributed by MLS Grid
• 2017-07-19 Sold (Public Records) — Public Records
• 2017-07-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2017-07-10 Pending — Heartland MLS as Distributed by MLS Grid
• 2017-06-22 Relisted — Heartland MLS as Distributed by MLS Grid
• 2017-05-06 Contingent — Heartland MLS as Distributed by MLS Grid
• 2017-04-28 Listed $99,727 Heartland MLS as Distributed by MLS Grid
• 2008-11-13 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-07-22 Listed $49,900 Heartland MLS as Distributed by MLS Grid
• 1996-03-01 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,655 · -17.6% YoY. Source: county tax records.