11517 Greenwood St · Kansas City, MO 64134

$169,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 35 Days on market

Built 1957 0.40 ac lot Est $159k · 6% over

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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 +15.3/30.0
• DSCR +4.7/10.0
• ARV discount +4.7/15.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

DESIRABLE DIMENSIONS. .. Park like setting Ranch home features 2 generous size bedrooms, inviting kitchen, spacious living room, and a 2 car garage. Refresh your life with affordable living! Original Contract & Addendums are required for seller's signature upon acceptance. ALL OFFERS ARE SUBJECT TO MANAGEMENT/CORPORATE APPROVAL. "As-Is/Where-Is", No Disclosures, No warranties, No guarantees.

Key facts

• Spacious kitchen
• Large yard
• Large living room

Tags

• LARGE LIVING ROOM
• REDONE HARDWOOD FLOORS
• SPACIOUS KITCHEN
• ABUNDANCE OF CABINET SPACE
• LARGE YARD
• ROOM FOR ENTERTAINING

Property features AI

Finance

• Other: Lot approximately 17,424 square feet; Home age approximately 51-75 years
• HOA & community: No association fees

Exterior

• Parking: Attached, built-in covered garage with garage door opener; 2 garage spaces; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Ranch floor plan; Attached property
• Construction: Board & batten siding; Composition roof
• Exterior features: Wood fencing

Interior

• Kitchen: Main-level kitchen
• Bedrooms: 2 bedrooms on the main level
• Flooring: Wood
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric heating; Electric cooling (central)
• Interior features: Wood flooring; Hearth room; Crawl space basement
• Laundry & utility: Laundry located in the garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $61 ($731/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 $143k (15.1% below list).
• Recommended offer: $143k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Hickman Mills C-1 (urban): math 8% / reading 18% proficiency, ranked #314 of 324 in MO (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ingels Elementary (math 8% / reading 12%, grade F, #1,037 of 1,115 statewide, top 94%, 292 students, 100% FRL); Smith-Hale Middle (math 7% / reading 19%, grade F, #368 of 391 statewide, top 94%, 770 students, 100% FRL); Ruskin High School (math 8% / reading 47%, grade F, #416 of 521 statewide, top 80%, 1,273 students, 100% FRL) — zoned schools average 100% FRL vs 78% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.7%/yr); 147 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1k of loan paydown is wiped out by about $5k 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 35 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y 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 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,437 (15.1% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.85% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $159,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8601 E 114th Ter	0.25mi	3/1.0 (+1)	1,036 (-0%)	0mo	$144,500	$139	82
11309 Marsh Ave	0.29mi	3/2.0 (+1)	1,016 (-2%)	1mo	$139,950	$138	72
11504 Manchester Ave	0.26mi	3/2.0 (+1)	1,126 (+8%)	1mo	$174,900	$155	64
11318 Marsh St	0.24mi	3/1.0 (+1)	912 (-12%)	0mo	$125,000	$137	63
11346 Sycamore Ter	0.35mi	3/1.0 (+1)	912 (-12%)	0mo	$139,900	$153	58
11223 Marsh Ave	0.34mi	3/1.0 (+1)	912 (-12%)	2mo	$139,000	$152	56
11216 Herrick Ave	0.37mi	3/2.0 (+1)	1,143 (+10%)	2mo	$159,000	$139	55
8300 E 110th St	0.74mi	3/1.0 (+1)	1,062 (+2%)	2mo	$174,950	$165	55
8201 E 110th St	0.71mi	3/1.0 (+1)	960 (-8%)	1mo	$153,700	$160	48
11220 Corrington Ave	0.61mi	3/1.0 (+1)	912 (-12%)	2mo	$150,000	$164	45
7119 E 111th Ter	0.75mi	3/1.0 (+1)	912 (-12%)	2mo	$160,000	$175	38
11017 Booth Ave	0.73mi	3/1.5 (+1)	912 (-12%)	2mo	$95,000	$104	37

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 · 6.73% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.62×
• Total profit: $-17,959
• Equity at exit: $25,198

10-year hold

• IRR: 3.5%
• Equity multiple: 1.29×
• Total profit: $13,954
• Equity at exit: $14,612

Cash invested: $47,320 (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 64134

• Rents YoY: 6.7%
• Active inventory: 147
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,434 high
• Mortgage (P&I): −$886
• Tax from tax record: −$116 /mo · $1,387/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $61

Break-even live

Break-even rent $1,357

Max offer price $169,000

Occupancy floor 91%

Sensitivity live

Price	-10% $157	-5% $109	+0% $61	+5% $13	+10% $-35
Rent	-10% $-52	-5% $4	+0% $61	+5% $118	+10% $174
Rate	-1.0pp $146	-0.5pp $104	base $61	+0.5pp $17	+1.0pp $-27

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11406 Sycamore Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	18d	1	0.14mi
11316 Donnelly Ave Kansas City, MO	3.0	1.0	1000	$1,475	$1.48	45d	1	0.25mi
11513 Richmond Ave Kansas City, MO	3.0	1.5	1114	$1,450	$1.30	16d	1	0.34mi
11208 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	5d	1	0.39mi
8006 E 118th Ter Kansas City, MO	3.0	1.5	1132	$1,450	$1.28	22d	1	0.41mi
11308 McKinley Ave Kansas City, MO	3.0	1.0	1272	$1,345	$1.06	25d	1	0.46mi
7801 E 113th St Kansas City, MO	3.0	1.0	1341	$1,450	$1.08	18d	1	0.53mi
8310 E 111th Ter Kansas City, MO	3.0	1.0	912	$950	$1.04	18d	1	0.53mi
11923 Manchester Ave Grandview, MO	3.0	2.0	1407	$1,815	$1.29	45d	1	0.58mi
7104 Longview Rd Kansas City, MO	3.0	1.0	912	$1,275	$1.40	16d	1	0.60mi
8517 E 110th Ter Kansas City, MO	3.0	2.0	1095	$1,450	$1.32	45d	1	0.61mi
11934 Sycamore Ave Grandview, MO	3.0	2.0	1414	$1,806	$1.28	45d	1	0.62mi
11116 Bristol Ter Kansas City, MO	3.0	1.0	956	$1,390	$1.45	25d	1	0.63mi
8304 E 110 Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	45d	1	0.66mi
11407 Winchester Ave Kansas City, MO	3.0	1.0	936	$1,360	$1.45	5d	1	0.67mi
7119 E 111th Ter Kansas City, MO	3.0	1.0	912	$1,349	$1.48	45d	1	0.73mi
6905 E 112th St Kansas City, MO	3.0	1.0	972	$1,550	$1.59	45d	1	0.76mi
7605 E 111th Ter Kansas City, MO	3.0	1.0	1176	$1,050	$0.89	4d	1	0.76mi
7800 E 112th St Kansas City, MO	3.0	1.0	900	$1,600	$1.78	25d	1	0.78mi
11803 Holiday Dr #5 Kansas City, MO	1.0–3.0	1.0	1016	$964	$0.95	3d	1	0.80mi
7415 E 110th St Kansas City, MO	3.0	1.0	1176	$1,385	$1.18	4d	1	0.80mi
11127 Blue Ridge Blvd Kansas City, MO	3.0	1.0	1000	$1,599	$1.60	45d	1	0.80mi
8622 E 108th Ter Kansas City, MO	3.0	1.0	993	$1,995	$2.01	5d	1	0.95mi
11720 Newton Ave Kansas City, MO	2.0–3.0	1.5–3.0	1293	$1,299	$1.00	3d	9	0.97mi
10719 Bristol Ter Kansas City, MO	3.0	2.0	1096	$1,456	$1.33	25d	1	0.99mi
6731 E 119th St Grandview, MO	1.0–2.0	1.0–2.0	762	$1,150	$1.51	3d	14	1.00mi
10919 Ewing Ave Kansas City, MO	3.0	1.0	840	$1,850	$2.20	6d	1	1.08mi
10607 Richmond Ave Kansas City, MO	3.0	1.0	912	$1,499	$1.64	18d	1	1.24mi
10712 Bennington Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	18d	1	1.39mi
7508 E 127th Pl Grandview, MO	3.0	2.0	1396	$1,945	$1.39	3d	1	1.45mi

Listing history 25 events

1. 2026-06-21
   days on market $169,000 Active 35 DOM
2. 2026-06-18
   days on market $169,000 Active 32 DOM
3. 2026-06-17
   days on market $169,000 Active 31 DOM
4. 2026-06-16
   days on market $169,000 Active 30 DOM
5. 2026-06-15
   days on market $169,000 Active 29 DOM
6. 2026-06-13
   days on market $169,000 Active 27 DOM
7. 2026-06-13
   days on market $169,000 Active 26 DOM
8. 2026-06-09
   days on market $169,000 Active 23 DOM
9. 2026-06-08
   days on market $169,000 Active 22 DOM
10. 2026-06-07
    days on market $169,000 Active 21 DOM
11. 2026-06-03
    days on market $169,000 Active 17 DOM
12. 2026-06-02
    days on market $169,000 Active 16 DOM
13. 2026-06-01
    days on market $169,000 Active 15 DOM
14. 2026-05-31
    days on market $169,000 Active 14 DOM
15. 2026-05-17
    listed $169,000 Active
16. 2022-02-24
    price $950
17. 2016-09-09
    soldstatus Sold 410-char remark

    Show marketing remark (410 chars)

    DESIRABLE DIMENSIONS. .. Park like setting Ranch home features 2 generous size bedrooms, inviting kitchen, spacious living room, and a 2 car garage. Refresh your life with affordable living! Original Contract & Addendums are required for seller's signature upon acceptance. ALL OFFERS ARE SUBJECT TO MANAGEMENT/CORPORATE APPROVAL. "As-Is/Where-Is", No Disclosures, No warranties, No guarantees.

18. 2016-08-10
    status Pending 410-char remark

    Show marketing remark (410 chars)

    DESIRABLE DIMENSIONS. .. Park like setting Ranch home features 2 generous size bedrooms, inviting kitchen, spacious living room, and a 2 car garage. Refresh your life with affordable living! Original Contract & Addendums are required for seller's signature upon acceptance. ALL OFFERS ARE SUBJECT TO MANAGEMENT/CORPORATE APPROVAL. "As-Is/Where-Is", No Disclosures, No warranties, No guarantees.

19. 2016-07-06
    listed $27,900 Active 410-char remark

    Show marketing remark (410 chars)

    DESIRABLE DIMENSIONS. .. Park like setting Ranch home features 2 generous size bedrooms, inviting kitchen, spacious living room, and a 2 car garage. Refresh your life with affordable living! Original Contract & Addendums are required for seller's signature upon acceptance. ALL OFFERS ARE SUBJECT TO MANAGEMENT/CORPORATE APPROVAL. "As-Is/Where-Is", No Disclosures, No warranties, No guarantees.

20. 2003-08-27
    soldstatus 311-char remark

    Show marketing remark (311 chars)

    TRUE RANCH W/ BLOCK SIDINGS. NOTE ROOM SIZES. GREAT OVERSIZED DOUBLE GARAGE WITH LOTS OF STORAGE. BRAND NEW CARPET WHOLE FLOOR, LINOLEUM ON LARGE KITCHEN, INTERIOR PAINTS. GOOD SIZE DINING RM. ROOF ABOUT 5 YRS OLD. WALK TO CHURCH OR JOG TO LONGVIEW LAKE. QUITE & NICE NEIGHBORHOOD. HM WTY W/ OLD REPUBLIC.

21. 2003-08-27
    soldstatus

    Show marketing remark (311 chars)

    TRUE RANCH W/ BLOCK SIDINGS. NOTE ROOM SIZES. GREAT OVERSIZED DOUBLE GARAGE WITH LOTS OF STORAGE. BRAND NEW CARPET WHOLE FLOOR, LINOLEUM ON LARGE KITCHEN, INTERIOR PAINTS. GOOD SIZE DINING RM. ROOF ABOUT 5 YRS OLD. WALK TO CHURCH OR JOG TO LONGVIEW LAKE. QUITE & NICE NEIGHBORHOOD. HM WTY W/ OLD REPUBLIC.

22. 2003-05-06
    listed $61,900 311-char remark

    Show marketing remark (311 chars)

    TRUE RANCH W/ BLOCK SIDINGS. NOTE ROOM SIZES. GREAT OVERSIZED DOUBLE GARAGE WITH LOTS OF STORAGE. BRAND NEW CARPET WHOLE FLOOR, LINOLEUM ON LARGE KITCHEN, INTERIOR PAINTS. GOOD SIZE DINING RM. ROOF ABOUT 5 YRS OLD. WALK TO CHURCH OR JOG TO LONGVIEW LAKE. QUITE & NICE NEIGHBORHOOD. HM WTY W/ OLD REPUBLIC.

23. 1999-03-26
    soldstatus
24. 1999-02-23
    listed $49,900
25. 1993-07-22
    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: $1,387 · $116/mo
• Projected year-2 tax: $1,639 · $137/mo
• Expected delta: +$252/yr (+$21/mo · 18.2%)

ⓘ 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 3/10 Moderate
• 🌡 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,212
• − Mortgage interest: −$9,467
• − Property taxes: −$1,387
• − Insurance: −$845
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$4,916
• Taxable loss: −$2,156
• Est. tax savings @ 24.0%: +$518
• After-tax cash flow: $1,248/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: Hickman Mills C-1
• NCES district ID: 2914340
• Math proficiency: 8% ▼ -8.00%
• Reading proficiency: 18% ▼ -4.00%
• Median HH income: $40,908
• Composite: 11.2/100
• National rank: #9725
• State rank: #314 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): 22,964
• Household income: $58,170
• Rent vs Own: 47.4% rent · 52.6% own
• Severe rent burden: 718.0

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 0.58)
• Race & ethnicity: Black 58% White 28% Hispanic / Latino 10% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Arabic 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: ▼ -157.94%
• Current HPI: 277.895
• Rent YoY: ▲ 6.73%
• 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

+238.7% since first listed

11 events — show timeline

• 2026-05-17 Listed $169,000 Heartland MLS as Distributed by MLS Grid
• 2022-02-24 Price Changed $950 RENT.
• 2016-09-09 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-08-10 Pending — Heartland MLS as Distributed by MLS Grid
• 2016-07-06 Listed $27,900 Heartland MLS as Distributed by MLS Grid
• 2003-08-27 Sold (Public Records) — Public Records
• 2003-08-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-05-06 Listed $61,900 Heartland MLS as Distributed by MLS Grid
• 1999-03-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1999-02-23 Listed $49,900 Heartland MLS as Distributed by MLS Grid
• 1993-07-22 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,387 · -3.6% YoY. Source: county tax records.