8004 Lydia Ave · Kansas City, MO 64131

$115,000

3 bd · 1.0 ba · 1,054 sqft · SingleFamily public records · 113 Days on market

Built 1930 8,346 sqft lot $109/sqft · 25% below area Est $134k · 14% 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 +28.5/30.0
• ARV discount +13.9/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• 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

Come check out this cozy 3 bedroom 1 bath bungalow. Enjoy sitting on the front porch or a evening in the huge backyard. This is the perfect home for a 1st home or use it as a rental property. Home has been freshly painted inside. Seller is selling as is and was currently used as a rental property.

Key facts

• Front porch
• Huge backyard
• Freshly painted

Tags

• FRONT PORCH
• HUGE BACKYARD
• FRESHLY PAINTED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $375 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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.
• 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; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $795 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 + 4.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 20y 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 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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: 1.20% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.98%
• DSCR: 1.62
• GRM: 7.0

CMA / ARV

• ARV (median comp): $133,939
• List price: $115,000
• Delta: -14.14%
• 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
8116 Wayne Ave	0.22mi	3/1.0	996 (-6%)	1mo	$112,500	$113	80
1429 E 79th St	0.17mi	3/1.5	986 (-6%)	3mo	$139,000	$141	77
1421 E 77th St	0.31mi	3/1.5	1,087 (+3%)	2mo	$205,000	$189	77
8241 Highland Ave	0.40mi	3/1.0	1,126 (+7%)	0mo	$99,000	$88	70
1518 E 76th St	0.49mi	2/1.0 (-1)	1,039 (-1%)	1mo	$185,000	$178	68
8028 Flora Ave	0.09mi	2/1.0 (-1)	906 (-14%)	1mo	$130,000	$143	66
7909 Brooklyn Ave	0.53mi	4/1.0 (+1)	1,035 (-2%)	3mo	$134,900	$130	65
7930 Michigan St	0.31mi	2/1.0 (-1)	960 (-9%)	3mo	$60,000	$63	63
1321 E 76th St	0.45mi	3/1.0	1,192 (+13%)	1mo	$210,000	$176	56
8444 Wayne St	0.61mi	2/1.5 (-1)	987 (-6%)	1mo	$94,000	$95	53
2205 E 77th Ter	0.56mi	3/2.0	1,154 (+10%)	2mo	$120,000	$104	52
7620 Paseo Blvd	0.48mi	3/2.0	1,196 (+14%)	3mo	$130,000	$109	49

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: 5.2%
• Equity multiple: 1.20×
• Total profit: $6,582
• Equity at exit: $17,147

10-year hold

• IRR: 15.4%
• Equity multiple: 2.31×
• Total profit: $42,050
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,377 high
• Mortgage (P&I): −$603
• Tax from tax record: −$62 /mo · $738/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $375

Break-even live

Break-even rent $902

Max offer price $115,000

Occupancy floor 68%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8226 Flora Ave Kansas City, MO	2.0	1.0	862	$1,200	$1.39	3d	1	0.33mi
8150 Troost Ave Unit 53 Kansas City, MO	2.0	1.0	900	$1,200	$1.33	43d	1	0.35mi
8101 Campbell St Kansas City, MO	2.0	1.0	820	$888	$1.08	1d	1	0.35mi
8222 Troost Ave Unit 8222-1 Kansas City, MO	2.0	1.0	825	$1,400	$1.70	14d	1	0.36mi
8208 Troost Ave Unit 8218-3 Kansas City, MO	2.0	1.0	750	$1,345	$1.79	43d	1	0.38mi
8208 Troost Ave Kansas City, MO	1.0–2.0	1.0	761	$1,395	$1.83	7d	2	0.39mi
1830 E 78th St Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	12d	1	0.39mi
1861 E 78th St Kansas City, MO	3.0	1.0	864	$1,095	$1.27	16d	1	0.46mi
1836 E 77th St Kansas City, MO	2.0	1.0	1200	$1,150	$0.96	21d	1	0.50mi
320 E 79th Ter Kansas City, MO	3.0	1.0	1100	$1,700	$1.55	43d	1	0.73mi
7427 Arleta Blvd Kansas City, MO	2.0	1.0	805	$1,150	$1.43	43d	1	0.76mi
7605 Locust St Kansas City, MO	2.0	1.0	744	$1,325	$1.78	7d	1	0.77mi
8104 McGee St Kansas City, MO	2.0	1.0	1100	$1,350	$1.23	23d	1	0.83mi
11 W 80th St Kansas City, MO	4.0	3.5	1369	$2,600	$1.90	1d	1	1.00mi
7411 Montgall Ave Kansas City, MO	3.0	1.0	840	$1,200	$1.43	43d	1	1.07mi
119 W 79th Ter Kansas City, MO	3.0	2.0	1312	$2,205	$1.68	1d	1	1.08mi
8701 Chestnut Cir Kansas City, MO	1.0–2.0	1.0–2.0	925	$1,115	$1.21	1d	15	1.11mi
2607 E 73rd St Kansas City, MO	2.0	1.0	1212	$1,050	$0.87	23d	1	1.13mi
7524 Baltimore Ave Kansas City, MO	2.0	1.0	1000	$1,300	$1.30	16d	1	1.18mi
3106 E 75th St Kansas City, MO	3.0	1.5	985	$1,225	$1.24	21d	1	1.25mi
7412 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	780	$1,200	$1.54	2d	1	1.26mi
7317 Agnes Ave Kansas City, MO	2.0	1.0	767	$895	$1.17	23d	1	1.28mi
7240 Agnes Ave Kansas City, MO	3.0	1.0	1140	$1,350	$1.18	2d	1	1.31mi
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	12d	1	1.36mi
7919 Jefferson St Kansas City, MO	3.0	1.0	1388	$1,950	$1.40	14d	1	1.38mi
7426 Indiana Ave Kansas City, MO	3.0	1.0	1100	$1,400	$1.27	43d	1	1.40mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,645	$1.50	23d	1	1.43mi
8419 Pennsylvania Ave Kansas City, MO	3.0	1.0	1200	$1,650	$1.38	14d	1	1.45mi
1850 E 68th Ter Kansas City, MO	4.0	2.0	1400	$1,600	$1.14	16d	1	1.45mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	14d	1	1.47mi
1831 E 68th St Kansas City, MO	3.0	1.0	1043	$1,250	$1.20	16d	1	1.48mi
7425 Pennsylvania Ave Kansas City, MO	3.0	2.0	1000	$1,695	$1.70	7d	1	1.49mi
2120 E 68th Ter Kansas City, MO	2.0	1.0	930	$1,200	$1.29	23d	1	1.49mi

Listing history 47 events

1. 2026-06-18
   days on market $115,000 Active 113 DOM
2. 2026-06-17
   days on market $115,000 Active 112 DOM
3. 2026-06-16
   days on market $115,000 Active 111 DOM
4. 2026-06-15
   days on market $115,000 Active 110 DOM
5. 2026-06-13
   days on market $115,000 Active 108 DOM
6. 2026-06-09
   days on market $115,000 Active 104 DOM
7. 2026-06-08
   days on market $115,000 Active 103 DOM
8. 2026-06-07
   days on market $115,000 Active 102 DOM
9. 2026-06-03
   days on market $115,000 Active 98 DOM
10. 2026-06-02
    days on market $115,000 Active 97 DOM
11. 2026-06-01
    days on market $115,000 Active 96 DOM
12. 2026-05-31
    days on market $115,000 Active 95 DOM
13. 2026-02-25
    listed $115,000 Active 298-char remark

    Show marketing remark (298 chars)

    Come check out this cozy 3 bedroom 1 bath bungalow. Enjoy sitting on the front porch or a evening in the huge backyard. This is the perfect home for a 1st home or use it as a rental property. Home has been freshly painted inside. Seller is selling as is and was currently used as a rental property.

14. 2025-05-14
    historical $1,250
15. 2025-05-09
    listed $1,250
16. 2025-04-10
    historical $1,250
17. 2025-03-12
    listed $1,250
18. 2019-08-13
    soldstatus
19. 2019-08-13
    soldstatus
20. 2019-08-13
    soldstatus
21. 2019-04-01
    historical
22. 2019-03-30
    price $75,000
23. 2019-03-14
    price $78,000
24. 2019-02-28
    listed $80,000 Active
25. 2017-08-09
    soldstatus Sold
26. 2017-07-15
    status Pending
27. 2017-07-07
    status Active
28. 2017-06-05
    status Pending
29. 2017-06-03
    listed $72,000 Active
30. 2017-04-07
    soldstatus Sold
31. 2017-04-07
    soldstatus
32. 2017-04-07
    soldstatus
33. 2017-03-30
    status Pending
34. 2017-03-13
    listed $39,000 Active
35. 2013-12-31
    soldstatus
36. 2013-12-30
    soldstatus
37. 2013-07-09
    listed $14,000
38. 2008-10-22
    soldstatus
39. 2008-08-28
    listed $12,500
40. 2006-08-30
    soldstatus
41. 2006-08-25
    soldstatus
42. 2006-03-30
    listed $65,000
43. 2006-02-03
    soldstatus
44. 2006-01-10
    listed $21,500
45. 1999-10-04
    soldstatus
46. 1997-09-23
    soldstatus
47. 1993-03-05
    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: $738 · $62/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$377/yr (+$31/mo · 51.1%)

ⓘ 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: $16,521
• − Mortgage interest: −$6,442
• − Property taxes: −$738
• − Insurance: −$575
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$3,345
• Taxable income: $2,777
• Est. tax owed @ 24.0%: −$666
• After-tax cash flow: $3,835/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

+434.9% since first listed

35 events — show timeline

• 2026-02-25 Listed $115,000 Heartland MLS as Distributed by MLS Grid
• 2025-05-14 Rental Removed $1,250 TURBOTENANT
• 2025-05-09 Listed for Rent $1,250 TURBOTENANT
• 2025-04-10 Rental Removed $1,250 TURBOTENANT
• 2025-03-12 Listed for Rent $1,250 TURBOTENANT
• 2019-08-13 Sold (Public Records) — Public Records
• 2019-08-13 Sold (Public Records) — Public Records
• 2019-08-13 Sold (Public Records) — Public Records
• 2019-04-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-03-30 Price Changed $75,000 Heartland MLS as Distributed by MLS Grid
• 2019-03-14 Price Changed $78,000 Heartland MLS as Distributed by MLS Grid
• 2019-02-28 Listed $80,000 Heartland MLS as Distributed by MLS Grid
• 2017-08-09 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2017-07-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2017-07-07 Relisted — Heartland MLS as Distributed by MLS Grid
• 2017-06-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2017-06-03 Listed $72,000 Heartland MLS as Distributed by MLS Grid
• 2017-04-07 Sold (Public Records) — Public Records
• 2017-04-07 Sold (Public Records) — Public Records
• 2017-04-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2017-03-30 Pending — Heartland MLS as Distributed by MLS Grid
• 2017-03-13 Listed $39,000 Heartland MLS as Distributed by MLS Grid
• 2013-12-31 Sold (Public Records) — Public Records
• 2013-12-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2013-07-09 Listed $14,000 Heartland MLS as Distributed by MLS Grid
• 2008-10-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-08-28 Listed $12,500 Heartland MLS as Distributed by MLS Grid
• 2006-08-30 Sold (Public Records) — Public Records
• 2006-08-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-03-30 Listed $65,000 Heartland MLS as Distributed by MLS Grid
• 2006-02-03 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-01-10 Listed $21,500 Heartland MLS as Distributed by MLS Grid
• 1999-10-04 Sold (Public Records) — Public Records
• 1997-09-23 Sold (Public Records) — Public Records
• 1993-03-05 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $738 · +4.6% YoY. Source: county tax records.