9008 Indiana Ave · Kansas City, MO 64132

$195,000

4 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 12 Days on market

Built 1956 1,441 sqft lot $135/sqft · at area comps Est $192k · at est.

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +6.7/15.0
• DSCR +4.6/10.0
• Livability +3.9/5.0
• 1% rule +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

MOVE IN, IT'S READY TO GO! REMODELED W/ UDPATED KITCHEN, SS APPLIANCES, TILE FLOORS IN BATH AND KITCHEN. CLEAN NEUTRAL DECOR! HARDWOODS IN DIN RM (AND UNDER ALL CARPET PER SELLER) GREAT LOT (. 30), RARE 4 BEDRM HOME AT THIS PRICE, LOTS OF PARKING SPACE. CONCRETE SLAB IN BKYARD, COULD BE USED TO ADD A STORAGE SHED. SHOP & COMPARE VALUE FOR SPACE!

Key facts

• Centrally located
• New gutters
• New light fixtures

Tags

• CENTRALLY LOCATED
• NEW ROOF
• NEW GUTTERS
• NEW LIGHT FIXTURES
• NEW WINDOWS
• TOTALLY RENOVATED KITCHEN

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Attached built-in garage (1 car)
• Utilities: Public water; Sewer: unknown
• Home design: Single-family residence; Raised 1.5-story plan; Residential property
• Construction: Concrete construction; Composition roof
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Four bedrooms — two on the first floor, two on the second floor; Carpeted bedrooms; Ceiling fans in three bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom with shower-over-tub
• Heating & cooling: Natural gas heating; Electric cooling (central air)
• Interior features: Formal dining area; Crawl space basement
• Laundry & utility: Washer/dryer hookup (electric); Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $60 ($718/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 $164k (16.1% below list).
• Recommended offer: $164k (16.1% 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: schools C-, 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.
• Market conditions: Rents rising (+3.0%/yr); 93 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 43% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y 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 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $163,581 (16.1% below list)

Questions for the listing agent

1. Built in 1956 — 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: 0.84% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 9.9

CMA / ARV

• ARV (median comp): $191,503
• List price: $195,000
• Delta: 1.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3101 E 91st St	0.20mi	3/1.5 (-1)	1,532 (+6%)	5mo	$399,000	$260	69
3828 E 93rd St	0.51mi	3/2.0 (-1)	1,380 (-4%)	8mo	$200,000	$145	54
9206 Cleveland Ave	0.38mi	3/1.5 (-1)	1,306 (-9%)	20mo	$129,000	$99	44
9515 Crestview Dr	0.70mi	3/1.0 (-1)	1,279 (-11%)	11mo	$185,000	$145	35
3710 E 96th St	0.72mi	3/2.0 (-1)	1,640 (+14%)	10mo	$110,000	$67	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.98% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 3.01×
• Total profit: $109,932
• Equity at exit: $175,671

10-year hold

• IRR: 22.2%
• Equity multiple: 6.87×
• Total profit: $320,579
• Equity at exit: $378,842

Cash invested: $54,600 (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 64132

• Home prices YoY: 23.6%
• Rents YoY: 3.0%
• Active inventory: 93
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,636 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$129 /mo · $1,544/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $60

Break-even live

Break-even rent $1,560

Max offer price $195,000

Occupancy floor 91%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9204 Askew Ave Kansas City, MO	3.0	1.5	1258	$1,527	$1.21	44d	1	0.28mi
9355 Bales Ave Kansas City, MO	1.0–3.0	1.0–2.0	1180	$1,438	$1.22	2d	1	0.54mi
9422 Cleveland Ave Kansas City, MO	2.0–3.0	1.0–1.5	1023	$1,514	$1.48	2d	6	0.60mi
9702 Shepherds Dr Unit B Kansas City, MO	3.0	2.0	1350	$1,695	$1.26	4d	1	1.19mi
1617 E 97th St Kansas City, MO	3.0	2.0	1350	$1,695	$1.26	2d	1	1.31mi
1520 E 97th St Kansas City, MO	1.0–3.0	1.0–2.0	1163	$1,595	$1.37	2d	7	1.36mi
1415 E 97th St Kansas City, MO	3.0	2.0	1350	$1,695	$1.26	2d	1	1.39mi

Listing history 10 events

1. 2026-05-15
   listed $195,000 Active 791-char remark
2. 2026-03-09
   historical
3. 2025-12-13
   price $204,900
4. 2025-11-21
   listed $210,000 Active
5. 2011-06-15
   historical

   Show marketing remark (354 chars)

   MOVE IN, IT'S READY TO GO! REMODELED W/ UDPATED KITCHEN, SS APPLIANCES, TILE FLOORS IN BATH AND KITCHEN. CLEAN NEUTRAL DECOR! HARDWOODS IN DIN RM (AND UNDER ALL CARPET PER SELLER) GREAT LOT (. 30), RARE 4 BEDRM HOME AT THIS PRICE, LOTS OF PARKING SPACE. CONCRETE SLAB IN BKYARD, COULD BE USED TO ADD A STORAGE SHED. SHOP & COMPARE VALUE FOR SPACE!

6. 2010-12-15
   listed $75,000

   Show marketing remark (354 chars)

   MOVE IN, IT'S READY TO GO! REMODELED W/ UDPATED KITCHEN, SS APPLIANCES, TILE FLOORS IN BATH AND KITCHEN. CLEAN NEUTRAL DECOR! HARDWOODS IN DIN RM (AND UNDER ALL CARPET PER SELLER) GREAT LOT (. 30), RARE 4 BEDRM HOME AT THIS PRICE, LOTS OF PARKING SPACE. CONCRETE SLAB IN BKYARD, COULD BE USED TO ADD A STORAGE SHED. SHOP & COMPARE VALUE FOR SPACE!

7. 2010-07-19
   soldstatus
8. 2010-07-16
   soldstatus
9. 2009-07-27
   listed $23,000
10. 2005-04-12
    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: $1,544 · $129/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$348/yr (+$29/mo · 22.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 15 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: $19,630
• − Mortgage interest: −$10,923
• − Property taxes: −$1,544
• − Insurance: −$975
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$5,673
• Taxable loss: −$2,625
• Est. tax savings @ 24.0%: +$630
• After-tax cash flow: $1,348/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): 12,084
• Household income: $45,622
• Rent vs Own: 51.2% rent · 48.8% own
• Severe rent burden: 679.0

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 Black (66%)
• Race & ethnicity: Black 66% White 16% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 2% Scotch-Irish 1% Romanian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 7%

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: ▲ 79.13%
• Current HPI: 414.4305
• Rent YoY: ▲ 2.98%
• 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

+747.8% since first listed

11 events — show timeline

• 2026-05-26 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-15 Listed $195,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-09 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-12-13 Price Changed $204,900 Heartland MLS as Distributed by MLS Grid
• 2025-11-21 Listed $210,000 Heartland MLS as Distributed by MLS Grid
• 2011-06-15 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2010-12-15 Listed $75,000 Heartland MLS as Distributed by MLS Grid
• 2010-07-19 Sold (Public Records) — Public Records
• 2010-07-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-07-27 Listed $23,000 Heartland MLS as Distributed by MLS Grid
• 2005-04-12 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,544 · -4.1% YoY. Source: county tax records.