1025 E 84th Ter · Kansas City, MO 64131

$121,000

2 bd · 1.0 ba · 744 sqft · SingleFamily public records · 250 Days on market

Built 1955 5,227 sqft lot $163/sqft · at area comps Est $236k · 49% under

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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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.0/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 2-bathroom home with a 1-car garage in Kansas City is an ideal opportunity for a buyer with a vision. This property is ready for a renovation project, offering the chance to add significant value and customize it to your own specifications. Schedule your showing today!

Key facts

• 5,227 sq ft lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $121k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/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 $121k (0.4% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 rising (+4.0%/yr); 131 active listings in the ZIP; 6 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 $837 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 250 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $39k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 250 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 1955 — 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: 1.00% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 8.4

CMA / ARV

• ARV (median comp): $235,888
• List price: $121,000
• Delta: -48.70%
• 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
101 E Pocahontas Ln	0.64mi	2/1.0	768 (+3%)	1mo	$220,000	$286	64
8106 Oak St	0.65mi	2/1.0	760 (+2%)	8mo	$174,000	$229	60
1329 E 82nd St	0.46mi	2/1.0	822 (+10%)	4mo	$135,000	$164	58
8237 Flora Ave	0.45mi	3/1.0 (+1)	792 (+6%)	9mo	$111,000	$140	56
8110 Paseo Blvd	0.68mi	2/1.0	792 (+6%)	3mo	$75,000	$95	55
1206 E 81 St	0.54mi	2/1.0	816 (+10%)	4mo	$95,000	$116	55
8126 Lydia Ave	0.51mi	2/1.0	808 (+9%)	11mo	$105,000	$130	53
8117 Walnut St	0.74mi	2/1.0	802 (+8%)	2mo	$160,000	$200	51
1827 E 81st St	0.73mi	2/1.0	696 (-6%)	8mo	$49,900	$72	49
309 E 80th Ter	0.71mi	2/1.5	675 (-9%)	3mo	$239,000	$354	47
1831 E 83rd St	0.65mi	2/1.0	807 (+8%)	11mo	$99,900	$124	46
2006 E 82nd Ter	0.74mi	2/—	640 (-14%)	9mo	$92,500	$145	35

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-10,228
• Equity at exit: $18,041

10-year hold

• IRR: 2.6%
• Equity multiple: 1.20×
• Total profit: $6,641
• Equity at exit: $10,462

Cash invested: $33,880 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,205 high
• Mortgage (P&I): −$635
• Tax from tax record: −$139 /mo · $1,665/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $128

Break-even live

Break-even rent $1,043

Max offer price $121,000

Occupancy floor 84%

Sensitivity live

Price	-10% $197	-5% $163	+0% $128	+5% $94	+10% $60
Rent	-10% $33	-5% $81	+0% $128	+5% $176	+10% $224
Rate	-1.0pp $189	-0.5pp $159	base $128	+0.5pp $97	+1.0pp $65

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: $30,250
• Closing costs: $3,630
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8208 Troost Ave Kansas City, MO	1.0–2.0	1.0	761	$1,395	$1.83	8d	2	0.37mi
8208 Troost Ave Unit 8218-3 Kansas City, MO	2.0	1.0	750	$1,345	$1.79	44d	1	0.38mi
8101 Campbell St Kansas City, MO	2.0	1.0	820	$888	$1.08	2d	1	0.51mi
8700 Wornall Rd Kansas City, MO	1.0–3.0	1.0	836	$995	$1.19	15d	3	1.02mi
439 W 87 Pl Kansas City, MO	1.0	1.0	616	$795	$1.29	16d	1	1.06mi
7605 Locust St Kansas City, MO	2.0	1.0	744	$1,325	$1.78	8d	1	1.14mi

Listing history 41 events

1. 2026-06-18
   days on market $121,000 Active 250 DOM
2. 2026-06-17
   days on market $121,000 Active 249 DOM
3. 2026-06-16
   days on market $121,000 Active 248 DOM
4. 2026-06-15
   price $121,000 Active 247 DOM
5. 2026-06-15
   days on market $125,000 Active 247 DOM
6. 2026-06-13
   days on market $125,000 Active 245 DOM
7. 2026-06-09
   days on market $125,000 Active 241 DOM
8. 2026-06-08
   days on market $125,000 Active 240 DOM
9. 2026-06-07
   days on market $125,000 Active 239 DOM
10. 2026-06-05
    days on market $125,000 Active 236 DOM
11. 2026-06-03
    days on market $125,000 Active 235 DOM
12. 2026-06-02
    days on market $125,000 Active 234 DOM
13. 2026-06-01
    days on market $125,000 Active 233 DOM
14. 2026-05-31
    days on market $125,000 Active 232 DOM
15. 2026-05-15
    price $125,000 285-char remark

    Show marketing remark (285 chars)

    This 3-bedroom, 2-bathroom home with a 1-car garage in Kansas City is an ideal opportunity for a buyer with a vision. This property is ready for a renovation project, offering the chance to add significant value and customize it to your own specifications. Schedule your showing today!

16. 2026-04-10
    price $129,000 285-char remark

    Show marketing remark (285 chars)

    This 3-bedroom, 2-bathroom home with a 1-car garage in Kansas City is an ideal opportunity for a buyer with a vision. This property is ready for a renovation project, offering the chance to add significant value and customize it to your own specifications. Schedule your showing today!

17. 2026-03-20
    price $132,000 285-char remark

    Show marketing remark (285 chars)

    This 3-bedroom, 2-bathroom home with a 1-car garage in Kansas City is an ideal opportunity for a buyer with a vision. This property is ready for a renovation project, offering the chance to add significant value and customize it to your own specifications. Schedule your showing today!

18. 2026-03-10
    status Active 285-char remark

    Show marketing remark (285 chars)

    This 3-bedroom, 2-bathroom home with a 1-car garage in Kansas City is an ideal opportunity for a buyer with a vision. This property is ready for a renovation project, offering the chance to add significant value and customize it to your own specifications. Schedule your showing today!

19. 2026-03-02
    status Pending 285-char remark

    Show marketing remark (285 chars)

    This 3-bedroom, 2-bathroom home with a 1-car garage in Kansas City is an ideal opportunity for a buyer with a vision. This property is ready for a renovation project, offering the chance to add significant value and customize it to your own specifications. Schedule your showing today!

20. 2026-02-06
    price $135,000 285-char remark

    Show marketing remark (285 chars)

    This 3-bedroom, 2-bathroom home with a 1-car garage in Kansas City is an ideal opportunity for a buyer with a vision. This property is ready for a renovation project, offering the chance to add significant value and customize it to your own specifications. Schedule your showing today!

21. 2026-01-16
    price $139,000 285-char remark

    Show marketing remark (285 chars)

    This 3-bedroom, 2-bathroom home with a 1-car garage in Kansas City is an ideal opportunity for a buyer with a vision. This property is ready for a renovation project, offering the chance to add significant value and customize it to your own specifications. Schedule your showing today!

22. 2025-12-19
    price $143,000 285-char remark

    Show marketing remark (285 chars)

    This 3-bedroom, 2-bathroom home with a 1-car garage in Kansas City is an ideal opportunity for a buyer with a vision. This property is ready for a renovation project, offering the chance to add significant value and customize it to your own specifications. Schedule your showing today!

23. 2025-11-21
    price $149,000 285-char remark

    Show marketing remark (285 chars)

    This 3-bedroom, 2-bathroom home with a 1-car garage in Kansas City is an ideal opportunity for a buyer with a vision. This property is ready for a renovation project, offering the chance to add significant value and customize it to your own specifications. Schedule your showing today!

24. 2025-10-31
    price $155,000 285-char remark

    Show marketing remark (285 chars)

    This 3-bedroom, 2-bathroom home with a 1-car garage in Kansas City is an ideal opportunity for a buyer with a vision. This property is ready for a renovation project, offering the chance to add significant value and customize it to your own specifications. Schedule your showing today!

25. 2025-10-03
    listed $160,000 Active 285-char remark

    Show marketing remark (285 chars)

    This 3-bedroom, 2-bathroom home with a 1-car garage in Kansas City is an ideal opportunity for a buyer with a vision. This property is ready for a renovation project, offering the chance to add significant value and customize it to your own specifications. Schedule your showing today!

26. 2025-07-18
    historical $1,335
27. 2025-07-12
    price $1,335
28. 2025-06-29
    price $1,370
29. 2025-06-28
    listed $1,480
30. 2025-02-08
    historical $1,315
31. 2025-02-06
    historical $1,315
32. 2025-01-25
    listed $1,315
33. 2025-01-25
    listed $1,315
34. 2013-04-19
    soldstatus
35. 2011-07-28
    historical
36. 2011-01-10
    listed $49,000
37. 2007-01-26
    soldstatus
38. 2007-01-08
    soldstatus
39. 2006-12-28
    soldstatus
40. 2006-10-10
    listed $39,900
41. 1983-07-01
    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: $1,665 · $139/mo
• Projected year-2 tax: $1,665 · $139/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: $14,463
• − Mortgage interest: −$6,778
• − Property taxes: −$1,665
• − Insurance: −$605
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$3,520
• Taxable loss: −$419
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $1,642/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): 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

+213.3% since first listed

27 events — show timeline

• 2026-05-15 Price Changed $125,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $129,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $132,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-10 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-02 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-06 Price Changed $135,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-16 Price Changed $139,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-19 Price Changed $143,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-21 Price Changed $149,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-31 Price Changed $155,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-03 Listed $160,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-18 Rental Removed $1,335 RENTLY
• 2025-07-12 Price Changed $1,335 RENTLY
• 2025-06-29 Price Changed $1,370 RENTLY
• 2025-06-28 Listed for Rent $1,480 RENTLY
• 2025-02-08 Rental Removed $1,315 RENTLY
• 2025-02-06 Rental Removed $1,315 RENT.
• 2025-01-25 Listed for Rent $1,315 RENTLY
• 2025-01-25 Listed for Rent $1,315 RENT.
• 2013-04-19 Sold (Public Records) — Public Records
• 2011-07-28 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2011-01-10 Listed $49,000 Heartland MLS as Distributed by MLS Grid
• 2007-01-26 Sold (Public Records) — Public Records
• 2007-01-08 Sold (Public Records) — Public Records
• 2006-12-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-10-10 Listed $39,900 Heartland MLS as Distributed by MLS Grid
• 1983-07-01 Sold (Public Records) — Public Records

Property tax history

+12.1%/yr

Latest (2025): $1,665 · +10.4% YoY. Source: county tax records.