10722 N Lane Ave · Kansas City, MO 64157

$365,000

3 bd · 2.0 ba · 1,933 sqft · SingleFamily public records · 2 Days on market

Built 2005 8,712 sqft lot $189/sqft · at area comps Est $383k · at est. $15/mo HOA · 1% of rent

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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 +10.8/30.0
• ARV discount +9.6/15.0
• Rent growth +4.9/5.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful home with open floor plan in Liberty public school district with Kansas City address. Wood floors in kitchen/dining areas, finished walk out lower level with fireplace, newly stained deck, vinyl siding. The home's sub basement has lots of room for storage and second laundry hook-ups. Move in ready!

Key facts

• 8,712 sq ft lot
• 3 garage spots
• Built 2005

Property features AI

Finance

• HOA & community: Homeowners association with $175 annual fee

Exterior

• Parking: Attached garage with garage door opener and garage facing front; 3-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Tri-level / atrium split floor plan; Located inside city limits
• Construction: Vinyl siding; Composition roof; Finished walk-out basement; Basement present
• Exterior features: Patio; Wood fencing; City lot; Public road maintenance; Not in a flood plain

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range; Wood flooring in kitchen
• Bedrooms: 3 bedrooms (all located on the second level)
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom; Secondary bath with shower over tub and vinyl flooring; Primary bath with separate shower and tub and ceramic tile
• Heating & cooling: Natural gas heating; Electric cooling (central)
• Interior features: Ceiling fans; Kitchen island; Pantry; Vaulted ceilings; Walk-in closets; Formal living room; Family room at garage level; Kitchen/dining combo
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $336k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $295k (19.3% below list).
• Recommended offer: $295k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• Liberty 53 (suburban): math 41% / reading 59% proficiency, ranked #24 of 324 in MO (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Warren Hills Elem. (math 48% / reading 60%, grade C, #215 of 1,115 statewide, top 20%, 603 students, 20% FRL); South Valley Middle (math 33% / reading 53%, grade D-, #134 of 391 statewide, top 35%, 791 students, 18% FRL); Liberty North High School (math 25% / reading 75%, grade D+, #116 of 521 statewide, top 22%, 2,326 students, 18% FRL) — zoned schools at 19% FRL track the district average.
• Market conditions: Rents rising fast (+9.5%/yr); 241 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 341 units permitted in Clay County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Clay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Recommended offer $294,545 (19.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.81% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.94%
• DSCR: 0.91
• GRM: 10.3

CMA / ARV

• ARV (median comp): $382,514
• List price: $365,000
• Delta: -4.58%
• 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
9012 110th St	0.28mi	3/2.5	1,826 (-6%)	1mo	$340,000	$186	75
8531 NE 109th Ter	0.43mi	3/2.5	2,088 (+8%)	1mo	$380,000	$182	64
8403 NE 107th St	0.49mi	3/3.0	1,838 (-5%)	3mo	$345,000	$188	62
9024 NE 103rd St	0.56mi	3/3.0	1,850 (-4%)	1mo	$340,000	$184	62
9020 NE 103rd St	0.56mi	3/3.0	2,020 (+4%)	2mo	$350,000	$173	61
8804 NE 109th St	0.27mi	4/3.5 (+1)	2,130 (+10%)	3mo	$379,999	$178	57
10502 N Wallace Ave	0.53mi	3/2.5	1,736 (-10%)	1mo	$340,000	$196	56
8316 NE 105th St	0.71mi	3/2.0	2,067 (+7%)	1mo	$335,000	$162	55
10314 N Laurel Ave	0.57mi	4/2.0 (+1)	1,752 (-9%)	3mo	$340,000	$194	50
11131 N Crescent Ct	0.70mi	3/2.0	1,728 (-11%)	4mo	$461,889	$267	47
10916 N Wallace Ave	0.56mi	4/2.5 (+1)	2,162 (+12%)	2mo	$409,900	$190	45
8612 NE 111th St	0.64mi	3/2.5	1,661 (-14%)	2mo	$310,000	$187	43

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.47×
• Total profit: $-54,094
• Equity at exit: $54,423

10-year hold

• IRR: 1.2%
• Equity multiple: 1.10×
• Total profit: $10,276
• Equity at exit: $31,559

Cash invested: $102,200 (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 64157

• Home prices YoY: -18.1%
• Rents YoY: 9.5%
• Active inventory: 241
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,945 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$411 /mo · $4,935/yr
• Insurance: −$152
• HOA: −$15
• Vacancy / Maint / Mgmt: −$619
• Net cashflow: $-165

Break-even live

Break-even rent $3,155

Max offer price $335,764

Occupancy floor —

Sensitivity live

Price	-10% $41	-5% $-62	+0% $-165	+5% $-269	+10% $-372
Rent	-10% $-398	-5% $-282	+0% $-165	+5% $-49	+10% $67
Rate	-1.0pp $18	-0.5pp $-73	base $-165	+0.5pp $-260	+1.0pp $-356

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8952 NE 116th Pl Kansas City, MO	3.0	2.5	2071	$2,541	$1.23	45d	1	1.15mi
9619 NE 98th St Kansas City, MO	4.0	3.5	2500	$3,200	$1.28	45d	1	1.34mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 9 events

1. 2026-05-02
   status Pending 784-char remark
2. 2026-05-01
   listed $365,000 Active 784-char remark
3. 2026-04-22
   historical $365,000 784-char remark
4. 2018-06-19
   soldstatus
5. 2018-06-18
   soldstatus Sold 309-char remark

   Show marketing remark (309 chars)

   Beautiful home with open floor plan in Liberty public school district with Kansas City address. Wood floors in kitchen/dining areas, finished walk out lower level with fireplace, newly stained deck, vinyl siding. The home's sub basement has lots of room for storage and second laundry hook-ups. Move in ready!

6. 2018-05-15
   historical Contingent - Accepting Backup Offers 309-char remark

   Show marketing remark (309 chars)

   Beautiful home with open floor plan in Liberty public school district with Kansas City address. Wood floors in kitchen/dining areas, finished walk out lower level with fireplace, newly stained deck, vinyl siding. The home's sub basement has lots of room for storage and second laundry hook-ups. Move in ready!

7. 2018-05-02
   listed $255,000 Active 309-char remark

   Show marketing remark (309 chars)

   Beautiful home with open floor plan in Liberty public school district with Kansas City address. Wood floors in kitchen/dining areas, finished walk out lower level with fireplace, newly stained deck, vinyl siding. The home's sub basement has lots of room for storage and second laundry hook-ups. Move in ready!

8. 2008-03-20
   soldstatus

   Show marketing remark (353 chars)

   Great opportunity for sweat equity in Liberty Schools. Vinyl siding and deck. Wood floors in Kitchen/ Dining. Finished walkout lower level. Corporate owned with special Addendums, selling As-Is w/ proof of funds/ pre-qual letter submitted with offer. Seller offering $5,000 allowance for closing costs, landscaping, appliances etc with acceptable offer.

9. 2008-02-06
   listed $174,900

   Show marketing remark (353 chars)

   Great opportunity for sweat equity in Liberty Schools. Vinyl siding and deck. Wood floors in Kitchen/ Dining. Finished walkout lower level. Corporate owned with special Addendums, selling As-Is w/ proof of funds/ pre-qual letter submitted with offer. Seller offering $5,000 allowance for closing costs, landscaping, appliances etc with acceptable offer.

ⓘ 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: $4,935 · $411/mo
• Projected year-2 tax: $4,935 · $411/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,345
• − Mortgage interest: −$20,446
• − Property taxes: −$4,935
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,828
• − Management: −$2,828
• − HOA: −$180
• − Depreciation: −$10,618
• Taxable loss: −$8,313
• Est. tax savings @ 24.0%: +$1,995
• After-tax cash flow: $9/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: Liberty 53
• NCES district ID: 2918540
• Math proficiency: 41% ▼ -9.00%
• Reading proficiency: 59% ▼ -3.00%
• Median HH income: $78,226
• Composite: 45.41/100
• National rank: #2624
• State rank: #24 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: Clay County · 220,651 people
• City population: 439,467
• Metro: Kansas City, MO-KS
• Population (ZIP): 23,030
• Household income: $149,526
• Rent vs Own: 9.1% rent · 90.9% own
• Severe rent burden: 87.0

Population outlook (Clay County) Hauer SSP2

• Today (2025): 266,022 people
• By 2030: 280,057 · +5.3%
• By 2040: 306,153 · +15.1%
• By 2050: 328,630 · +23.5%
• By 2075: 375,182 · +41.0%
• By 2100: 392,861 · +47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Asian 7% Two or more races 6% Hispanic / Latino 5% Black 3%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 92% English-only · Spanish 3% Other Asian/Pacific 2% Vietnamese 1%

Political lean MEDSL · Clay

• 2024 margin: Lean R (+5.6) · D 46.4% · R 52.0% · Other 1.6%
• 2008→2024 swing: -4.9pp toward R · 2008: -0.7pp · 2024: -5.6pp
• All cycles: 2024: R+5.6 2020: R+4.1 2016: R+11.1 2012: R+8.4 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.38%
• Current HPI: 195.9921
• Rent YoY: ▲ 9.50%
• 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

+108.7% since first listed

9 events — show timeline

• 2026-05-02 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-01 Listed $365,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-22 Coming Soon $365,000 Heartland MLS as Distributed by MLS Grid
• 2018-06-19 Sold (Public Records) — Public Records
• 2018-06-18 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-05-15 Contingent — Heartland MLS as Distributed by MLS Grid
• 2018-05-02 Listed $255,000 Heartland MLS as Distributed by MLS Grid
• 2008-03-20 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-02-06 Listed $174,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2025): $4,935 · +8.8% YoY. Source: county tax records.