3013 E 77 Ter · Kansas City, MO 64132

$112,000

2 bd · 1.0 ba · 528 sqft · SingleFamily public records · 22 Days on market

Built 1925 6,046 sqft lot $212/sqft · 51% above area

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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 +24.2/30.0
• Appreciation +10.0/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Calling all investors!! This house is gutted and needs lots of work. Tax records currently list it as a 2 bed 1 bath, but appears to have a been a 1 bed 1 bath. There are plans to add 700 sqft to the house that are currently being reviewed by the city. Seller will pass these on to the buyer. The plans that were submitted to the city are uploaded in the supplements, but these are not the approved plans. The addition includes two beds and two baths, which would make this home a 3 bed 2bath. Adding $700 sqft will increase end value substantially. Property will sell as is. Seller will not do any repairs of any kind.

Key facts

• 6,046 sq ft lot
• Built 1925
• Listed 22 days

Property features AI

Finance

• Other: Living area reported as 528 (from public records); Above-grade finished area from public records
• Financial info: Annual tax information available
• HOA & community: No association fees; Senior community

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Cable available, fiber available, high-speed internet available
• Home design: Single-family residence; Residential property; Bungalow; Single-story entry (all main rooms listed on the first level)
• Construction: Board & batten siding; Composition roof; Estimated age: 51–75 years
• Exterior features: Lot of approximately 6,046 square feet; Not in a flood plain; Inside city limits

Interior

• Kitchen: Kitchen on the first level
• Bedrooms: 2 bedrooms (both on the first level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating; No central air
• Interior features: Crawl space basement; Bungalow-style floor plan; Faces north

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $110k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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.
• 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 (+3.0%/yr); 93 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($774 loan paydown + $11k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,320 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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: 1.01% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.53%
• DSCR: 1.38
• GRM: 8.3

CMA / ARV

• ARV (median comp): $74,169
• List price: $112,000
• Delta: 51.01%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7430 Chestnut Ave	0.41mi	2/1.0	596 (+13%)	12mo	$69,500	$117	49

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: 30.5%
• Equity multiple: 3.40×
• Total profit: $75,122
• Equity at exit: $100,898

10-year hold

• IRR: 26.4%
• Equity multiple: 7.69×
• Total profit: $209,917
• Equity at exit: $217,591

Cash invested: $31,360 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,128 high
• Mortgage (P&I): −$587
• Tax from tax record: −$34 /mo · $408/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $223

Break-even live

Break-even rent $846

Max offer price $112,000

Occupancy floor 75%

Sensitivity live

Price	-10% $286	-5% $255	+0% $223	+5% $191	+10% $159
Rent	-10% $134	-5% $178	+0% $223	+5% $267	+10% $312
Rate	-1.0pp $279	-0.5pp $251	base $223	+0.5pp $194	+1.0pp $164

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	13d	1	0.96mi
6921 Prospect Ave Unit C Kansas City, MO	1.0	1.0	538	$850	$1.58	4d	1	1.05mi
3601 E Meyer Blvd Kansas City, MO	1.0	1.0	560	$900	$1.61	44d	1	1.44mi
8208 Troost Ave Unit 8218-3 Kansas City, MO	2.0	1.0	750	$1,345	$1.79	44d	1	1.44mi
8101 Campbell St Kansas City, MO	2.0	1.0	820	$888	$1.08	2d	1	1.45mi
8208 Troost Ave Kansas City, MO	1.0–2.0	1.0	761	$1,395	$1.83	8d	2	1.45mi

Listing history 10 events

1. 2026-05-04
   listed $112,000 Active 187-char remark
2. 2024-05-14
   soldstatus
3. 2024-05-13
   soldstatus Closed 619-char remark

   Show marketing remark (619 chars)

   Calling all investors!! This house is gutted and needs lots of work. Tax records currently list it as a 2 bed 1 bath, but appears to have a been a 1 bed 1 bath. There are plans to add 700 sqft to the house that are currently being reviewed by the city. Seller will pass these on to the buyer. The plans that were submitted to the city are uploaded in the supplements, but these are not the approved plans. The addition includes two beds and two baths, which would make this home a 3 bed 2bath. Adding $700 sqft will increase end value substantially. Property will sell as is. Seller will not do any repairs of any kind.

4. 2024-05-07
   soldstatus
5. 2024-02-15
   status Pending 619-char remark

   Show marketing remark (619 chars)

   Calling all investors!! This house is gutted and needs lots of work. Tax records currently list it as a 2 bed 1 bath, but appears to have a been a 1 bed 1 bath. There are plans to add 700 sqft to the house that are currently being reviewed by the city. Seller will pass these on to the buyer. The plans that were submitted to the city are uploaded in the supplements, but these are not the approved plans. The addition includes two beds and two baths, which would make this home a 3 bed 2bath. Adding $700 sqft will increase end value substantially. Property will sell as is. Seller will not do any repairs of any kind.

6. 2024-01-30
   price $29,900 619-char remark

   Show marketing remark (619 chars)

   Calling all investors!! This house is gutted and needs lots of work. Tax records currently list it as a 2 bed 1 bath, but appears to have a been a 1 bed 1 bath. There are plans to add 700 sqft to the house that are currently being reviewed by the city. Seller will pass these on to the buyer. The plans that were submitted to the city are uploaded in the supplements, but these are not the approved plans. The addition includes two beds and two baths, which would make this home a 3 bed 2bath. Adding $700 sqft will increase end value substantially. Property will sell as is. Seller will not do any repairs of any kind.

7. 2023-11-11
   listed $39,900 Active 619-char remark

   Show marketing remark (619 chars)

   Calling all investors!! This house is gutted and needs lots of work. Tax records currently list it as a 2 bed 1 bath, but appears to have a been a 1 bed 1 bath. There are plans to add 700 sqft to the house that are currently being reviewed by the city. Seller will pass these on to the buyer. The plans that were submitted to the city are uploaded in the supplements, but these are not the approved plans. The addition includes two beds and two baths, which would make this home a 3 bed 2bath. Adding $700 sqft will increase end value substantially. Property will sell as is. Seller will not do any repairs of any kind.

8. 2023-01-24
   soldstatus
9. 1999-03-25
   soldstatus

   Show marketing remark (72 chars)

   Ready To Move Into Possible Owner Finance With 3500 Down At 10% Interest

10. 1998-12-24
    listed $19,500

    Show marketing remark (72 chars)

    Ready To Move Into Possible Owner Finance With 3500 Down At 10% Interest

ⓘ 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: $408 · $34/mo
• Projected year-2 tax: $1,086 · $91/mo
• Expected delta: +$678/yr (+$57/mo · 166.2%)

ⓘ 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 2/10 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,532
• − Mortgage interest: −$6,274
• − Property taxes: −$408
• − Insurance: −$560
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$3,258
• Taxable income: $867
• Est. tax owed @ 24.0%: −$208
• After-tax cash flow: $2,466/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): 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

+474.4% since first listed

11 events — show timeline

• 2026-05-26 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-04 Listed $112,000 Heartland MLS as Distributed by MLS Grid
• 2024-05-14 Sold (Public Records) — Public Records
• 2024-05-13 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-05-07 Sold (Public Records) — Public Records
• 2024-02-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-01-30 Price Changed $29,900 Heartland MLS as Distributed by MLS Grid
• 2023-11-11 Listed $39,900 Heartland MLS as Distributed by MLS Grid
• 2023-01-24 Sold (Public Records) — Public Records
• 1999-03-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1998-12-24 Listed $19,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2025): $408 · -4.0% YoY. Source: county tax records.