Heather Plan · Kansas City, MO 64157

$380,800

3 bd · 2.0 ba · 1,518 sqft · SingleFamily · 294 Days on market

Good condition ↓ 4% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Rent growth +4.9/5.0
• Schools +4.9/10.0
• Cash flow +4.3/30.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Our Heather home plan is the perfect ranch plan, greeted immediately by a large great room featuring an open-concept kitchen, dining, and living room space. The primary bedroom is located on the main level, at the back of the home, with a private bathroom featuring a stunning walk-in shower and a large walk-in closet. The main floor also features the 2nd and 3rd bedrooms, which are conveniently located next to the full bath and laundry room. Looking for additional space? Consider finishing the lower level to include a rec room, additional 1-2 bedrooms, and an extra bathroom, enhancing the versatility and functionality of your home.

Key facts

• Open-concept kitchen
• Walk-in closet
• Laundry room

Tags

• OPEN-CONCEPT KITCHEN
• PRIVATE BATHROOM
• WALK-IN SHOWER
• WALK-IN CLOSET
• FULL BATH
• LAUNDRY ROOM

🏗️ New construction. The $380,800 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $443,379.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $381k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (28.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (37.3% below list).
• Recommended offer: $239k (37.3% below list) — sets the bar for 1% rule.
• Cap rate 3.1% vs local median 3.9% in Kansas City — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 340 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $13k 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

• It's been on market 294 days — a 12% lower offer ($335k) is reasonable based on typical stale-listing flexibility.

Recommended offer $238,641 (37.3% 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. It's been on market 294 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.54% ✗
• Cap rate: 3.10%
• Cash-on-cash: -11.39%
• DSCR: 0.49
• GRM: 15.5

CMA / ARV

• ARV (median comp): $443,379
• List price: $380,800
• Delta: -14.11%
• 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
11119 N Crescent Ct	0.12mi	3/2.0	1,518 (0%)	2mo	$446,020	$294	93
9420 NE 111th Pl	0.09mi	3/2.0	1,649 (+9%)	2mo	$476,957	$289	80
11424 N Ditzler Ave	0.50mi	3/2.5	1,572 (+4%)	3mo	$325,000	$207	66
8916 NE 114th Ter	0.60mi	3/2.0	1,560 (+3%)	3mo	$268,800	$172	65
8903 NE 109th St	0.58mi	3/2.5	1,584 (+4%)	2mo	$340,000	$215	62
11027 N Mckinley Ave	0.70mi	3/2.5	1,521 (+0%)	3mo	$359,000	$236	62
9319 NE 116th Ter	0.68mi	3/2.0	1,472 (-3%)	3mo	$335,000	$228	61
11114 N Lewis Ave	0.67mi	4/2.0 (+1)	1,469 (-3%)	3mo	$300,000	$204	56
11131 N Lewis Ave	0.65mi	3/2.5	1,390 (-8%)	1mo	$344,000	$247	52
11502 N Laurel Ave	0.59mi	3/2.0	1,360 (-10%)	3mo	$343,000	$252	52
10727 N Lane Ave	0.54mi	3/2.5	1,733 (+14%)	3mo	$369,950	$213	46
8637 NE 112th St	0.73mi	3/2.5	1,737 (+14%)	3mo	$340,000	$196	38

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: -31.9%
• Equity multiple: -0.08×
• Total profit: $-134,279
• Equity at exit: $66,109

10-year hold

• IRR: -19.9%
• Equity multiple: -0.26×
• Total profit: $-156,058
• Equity at exit: $38,335

Cash invested: $124,146 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 37 under contract
• Months of supply: 1.7 mo (59%/mo absorbed)
• Median asking: $365,000 ($226/sqft)
• Median days on market: 94 d
• This list price: 73% of active listings are priced below it
• ARV vs active asking: +29.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 64157

• Home prices YoY: -18.1%
• Rents YoY: 9.5%
• Active inventory: 340
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $2,386 high
• Mortgage (P&I): −$2,325
• Tax est. 1.5%: −$554 /mo · $6,651/yr
• Insurance: −$185
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $-1,179

Break-even live

Break-even rent $3,879

Max offer price $272,801

Occupancy floor —

Sensitivity live

Price	-10% $-872	-5% $-1,026	+0% $-1,179	+5% $-1,332	+10% $-1,485
Rent	-10% $-1,367	-5% $-1,273	+0% $-1,179	+5% $-1,085	+10% $-990
Rate	-1.0pp $-956	-0.5pp $-1,066	base $-1,179	+0.5pp $-1,294	+1.0pp $-1,411

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: $110,845
• Closing costs: $13,301
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11108 N Lewis Ave Kansas City, MO	3.0	2.0	1494	$2,041	$1.37	42d	1	0.67mi
11623 N Windsor Ave Kansas City, MO	3.0	2.0	1503	$2,001	$1.33	9d	1	0.70mi
11036 N McKinley Ave Kansas City, MO	3.0	2.0	1550	$1,991	$1.28	0d	1	0.73mi
8620 NE 111th St Kansas City, MO	3.0	2.0	1122	$2,170	$1.93	42d	1	0.73mi
11624 N Manning Ave Kansas City, MO	3.0	2.0	1500	$2,250	$1.50	67d	1	0.78mi
11624 N Manning Ave Kansas City, MO	3.0	2.0	1500	$2,400	$1.60	83d	1	0.78mi
8652 NE 110th St Kansas City, MO	3.0	2.0	1551	$2,046	$1.32	0d	1	0.78mi
11210 N Ditman Ave Kansas City, MO	4.0	3.0	1298	$2,365	$1.82	0d	1	0.80mi
8810 NE 116th St Kansas City, MO	3.0	2.5	1782	$2,416	$1.36	74d	1	0.82mi
8952 NE 116th Pl Kansas City, MO	3.0	2.5	2071	$2,541	$1.23	139d	1	0.82mi
8719 NE 116th St Kansas City, MO	3.0	2.5	1614	$2,206	$1.37	42d	1	0.87mi
8519 NE 110th Ter Kansas City, MO	3.0	2.0	1534	$2,290	$1.49	0d	1	0.91mi
8513 NE 110th St Kansas City, MO	4.0	3.0	1626	$2,076	$1.28	0d	1	0.96mi
11509 N Booth Ave Kansas City, MO	3.0	2.5	1606	$2,270	$1.41	0d	1	0.96mi
8310 NE 112th St Kansas City, MO	3.0	2.0	1483	$2,195	$1.48	9d	1	1.01mi
11500 N Wallace Ave Kansas City, MO	3.0	2.5	1156	$2,250	$1.95	58d	1	1.03mi
8505 NE 105th Ter Kansas City, MO	3.0	2.5	1744	$2,156	$1.24	62d	1	1.05mi
8411 NE 116th St Kansas City, MO	4.0	2.0	2000	$2,505	$1.25	0d	1	1.07mi

Listing history 50 events

1. 2026-09-24
   days on market $380,800 Active 294 DOM
2. 2026-09-23
   days on market $380,800 Active 293 DOM
3. 2026-09-22
   days on market $380,800 Active 292 DOM
4. 2026-09-21
   days on market $380,800 Active 291 DOM
5. 2026-09-20
   days on market $380,800 Active 290 DOM
6. 2026-09-19
   days on market $380,800 Active 289 DOM
7. 2026-09-18
   days on market $380,800 Active 288 DOM
8. 2026-09-17
   days on market $380,800 Active 287 DOM
9. 2026-09-16
   days on market $380,800 Active 286 DOM
10. 2026-09-15
    days on market $380,800 Active 285 DOM
11. 2026-09-14
    days on market $380,800 Active 284 DOM
12. 2026-09-13
    days on market $380,800 Active 283 DOM
13. 2026-09-12
    days on market $380,800 Active 282 DOM
14. 2026-09-11
    days on market $380,800 Active 281 DOM
15. 2026-09-05
    days on market $380,800 Active 275 DOM
16. 2026-09-04
    days on market $380,800 Active 274 DOM
17. 2026-09-03
    days on market $380,800 Active 273 DOM
18. 2026-08-31
    days on market $380,800 Active 270 DOM
19. 2026-08-29
    days on market $380,800 Active 268 DOM
20. 2026-08-28
    days on market $380,800 Active 267 DOM
21. 2026-08-27
    days on market $380,800 Active 266 DOM
22. 2026-08-26
    days on market $380,800 Active 265 DOM
23. 2026-08-25
    days on market $380,800 Active 264 DOM
24. 2026-08-24
    days on market $380,800 Active 263 DOM
25. 2026-08-23
    days on market $380,800 Active 262 DOM
26. 2026-08-22
    days on market $380,800 Active 261 DOM
27. 2026-08-21
    days on market $380,800 Active 260 DOM
28. 2026-08-20
    days on market $380,800 Active 259 DOM
29. 2026-08-19
    days on market $380,800 Active 258 DOM
30. 2026-08-18
    days on market $380,800 Active 257 DOM
31. 2026-08-17
    days on market $380,800 Active 256 DOM
32. 2026-08-16
    days on market $380,800 Active 255 DOM
33. 2026-08-15
    days on market $380,800 Active 254 DOM
34. 2026-08-14
    days on market $380,800 Active 253 DOM
35. 2026-08-13
    days on market $380,800 Active 252 DOM
36. 2026-08-12
    days on market $380,800 Active 251 DOM
37. 2026-08-11
    days on market $380,800 Active 250 DOM
38. 2026-08-10
    days on market $380,800 Active 249 DOM
39. 2026-08-09
    days on market $380,800 Active 248 DOM
40. 2026-08-08
    days on market $380,800 Active 247 DOM
41. 2026-08-07
    days on market $380,800 Active 246 DOM
42. 2026-08-06
    days on market $380,800 Active 245 DOM
43. 2026-08-05
    days on market $380,800 Active 244 DOM
44. 2026-08-04
    days on market $380,800 Active 243 DOM
45. 2026-08-03
    days on market $380,800 Active 242 DOM
46. 2026-07-31
    days on market $380,800 Active 239 DOM
47. 2026-07-30
    days on market $380,800 Active 238 DOM
48. 2026-07-30
    days on market $380,800 Active 237 DOM
49. 2026-07-28
    days on market $380,800 Active 236 DOM
50. 2026-07-26
    days on market $380,800 Active 234 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $28,637
• − Mortgage interest: −$24,836
• − Property taxes: −$6,651
• − Insurance: −$2,217
• − Repairs & maintenance: −$2,291
• − Management: −$2,291
• − Depreciation: −$12,898
• Taxable loss: −$22,547
• Est. tax savings @ 24.0%: +$5,411
• After-tax cash flow: $-8,735/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This well-maintained ranch-style home with a modern design and open floor plan is ready for immediate move-in. It offers a good condition score and potential for minor updates to increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bedrooms — Carpeted floors in bedrooms can be replaced with hardwood or tile for a more modern look and easier maintenance. ↑

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary Warren Hills Elem. C MO #215/1,115 Nat'l #10,700/41,679 Middle South Valley Middle D- MO #134/391 Nat'l #5,160/14,009 High Liberty North High School D+ MO #116/521 Nat'l #5,448/17,239

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

B Composite livability gradescore 78/100

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 · 266,022 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: 17% of renters

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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%

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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%

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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

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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

-3.6% since first listed

2 events — show timeline

• 2026-01-02 Price Changed $380,800 Zillow
• 2025-12-04 Listed $394,900 Zillow