10711 Ewing Dr · Kansas City, MO 64134

$155,000

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 46 Days on market

Built 1956 7,847 sqft lot $185/sqft · at area comps Est $155k · at est.

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Why this score? — see what drove the C- 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 +22.6/30.0
• ARV discount +7.6/15.0
• DSCR +7.3/10.0
• 1% rule +5.0/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home, this newly updated house has been renovated and ready for a new family~ It has 3 bedrooms, 1 bath, 1 car garage, New Appliances, Kitchen cabinets, New LVT flooring, New Carpet in bedrooms, New Roof, New Driveway, Nice big window for lots of light. Come see this one in Ruskin Village.

Key facts

• 7,847 sq ft lot
• Garage
• Built 1956

Property features AI

Finance

• HOA & community: Ruskin Heights HOA (has HOA); No community maintenance provided

Exterior

• Parking: Attached garage facing front; 1-car garage
• Utilities: Public water; Public sewer; High-speed internet available
• Home design: Single family residence; Residential property; Ranch style; One-story entry (ranch)
• Construction: Metal siding; Composition roof; Slab foundation; Built approximately 51–75 years ago
• Exterior features: City lot; Paved road with public maintenance; Not in a flood plain

Interior

• Kitchen: Eat-in kitchen (appliances not specified)
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling / has cooling
• Interior features: Thermal windows; Ranch floor plan; Eat-in kitchen
• Laundry & utility: Laundry located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 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.
• Zoned-school proficiency averages 28% at this address vs 13% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Hickman Mills C-1 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+6.7%/yr); 147 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 32% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 8.3

CMA / ARV

• ARV (median comp): $155,298
• List price: $155,000
• Delta: -0.19%
• 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
10800 Ewing Ave	0.09mi	3/1.0	888 (+6%)	4mo	$164,500	$185	83
10803 Blue Ridge Blvd	0.23mi	3/1.0	888 (+6%)	1mo	$150,000	$169	79
10712 Blue Ridge Blvd	0.12mi	3/1.0	927 (+10%)	2mo	$164,950	$178	75
11015 Cambridge Ave	0.42mi	3/1.0	888 (+6%)	6mo	$135,000	$152	65
10812 Bennington St	0.24mi	3/2.0	936 (+11%)	1mo	$179,900	$192	65
6607 E 110th Ter	0.46mi	3/1.0	888 (+6%)	8mo	$108,000	$122	62
7905 E 112th St	0.74mi	3/1.0	864 (+3%)	2mo	$120,000	$139	60
7402 E 109th St	0.41mi	3/1.0	960 (+14%)	0mo	$139,900	$146	56
7119 E 111th Ter	0.60mi	3/1.0	912 (+9%)	2mo	$160,000	$175	56
11127 Blue Ridge Blvd	0.66mi	3/1.0	936 (+11%)	6mo	$139,000	$149	45
7405 E 112th St	0.63mi	4/1.0 (+1)	936 (+11%)	4mo	$125,000	$134	43
11103 Bristol Ter	0.69mi	3/1.0	936 (+11%)	8mo	$99,900	$107	42

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-2,260
• Equity at exit: $23,111

10-year hold

• IRR: 11.7%
• Equity multiple: 2.07×
• Total profit: $46,396
• Equity at exit: $13,402

Cash invested: $43,400 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,556 high
• Mortgage (P&I): −$813
• Tax from tax record: −$88 /mo · $1,051/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $264

Break-even live

Break-even rent $1,222

Max offer price $155,000

Occupancy floor 78%

Sensitivity live

Price	-10% $352	-5% $308	+0% $264	+5% $221	+10% $177
Rent	-10% $141	-5% $203	+0% $264	+5% $326	+10% $387
Rate	-1.0pp $342	-0.5pp $304	base $264	+0.5pp $224	+1.0pp $183

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10716 Ewing Ave Kansas City, MO	4.0	2.0	1032	$1,550	$1.50	45d	1	0.11mi
10712 Bennington Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	17d	1	0.20mi
10919 Ewing Ave Kansas City, MO	3.0	1.0	840	$1,850	$2.20	5d	1	0.36mi
10607 Richmond Ave Kansas City, MO	3.0	1.0	912	$1,499	$1.64	17d	1	0.47mi
7305 E 111th Ter Kansas City, MO	4.0	1.0	1100	$1,345	$1.22	16d	1	0.59mi
7119 E 111th Ter Kansas City, MO	3.0	1.0	912	$1,349	$1.48	45d	1	0.61mi
10401 Richmond Ave Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	25d	1	0.61mi
7405 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	45d	1	0.64mi
7800 E 112th St Kansas City, MO	3.0	1.0	900	$1,600	$1.78	25d	1	0.66mi
7114 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	25d	1	0.66mi
11116 Bristol Ter Kansas City, MO	3.0	1.0	956	$1,390	$1.45	25d	1	0.68mi
11127 Blue Ridge Blvd Kansas City, MO	3.0	1.0	1000	$1,599	$1.60	45d	1	0.68mi
6905 E 112th St Kansas City, MO	3.0	1.0	972	$1,550	$1.59	45d	1	0.74mi
10719 Bristol Ter Kansas City, MO	3.0	2.0	1096	$1,456	$1.33	25d	1	0.74mi
10500 Hillcrest Rd Kansas City, MO	1.0–2.0	1.0–2.0	875	$1,350	$1.54	3d	63	0.78mi
11407 Winchester Ave Kansas City, MO	3.0	1.0	936	$1,360	$1.45	4d	1	0.94mi
8304 E 110 Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	45d	1	0.94mi
10000 Bennington Ave Kansas City, MO	4.0	2.5	1032	$1,550	$1.50	45d	1	0.96mi
6904 Longview Rd Kansas City, MO	4.0	1.0	900	$1,850	$2.06	3d	1	1.00mi
5907 E 101st St Kansas City, MO	3.0	1.0	912	$1,595	$1.75	17d	1	1.00mi
5907 E 101st St Kansas City, MO	3.0	1.0	912	$1,595	$1.75	4d	1	1.00mi
7104 Longview Rd Kansas City, MO	3.0	1.0	912	$1,275	$1.40	16d	1	1.02mi
11410 Palmer Ave Kansas City, MO	4.0	2.0	936	$1,300	$1.39	45d	1	1.02mi
8310 E 111th Ter Kansas City, MO	3.0	1.0	912	$950	$1.04	17d	1	1.02mi
11208 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	4d	1	1.06mi
8622 E 108th Ter Kansas City, MO	3.0	1.0	993	$1,995	$2.01	4d	1	1.07mi
5706 E 101st St Kansas City, MO	3.0	1.0	912	$1,475	$1.62	17d	1	1.11mi
8517 E 110th Ter Kansas City, MO	3.0	2.0	1095	$1,450	$1.32	45d	1	1.12mi
5608 E 101st Ter Kansas City, MO	3.0	1.0	900	$1,500	$1.67	21d	1	1.14mi
11513 Richmond Ave Kansas City, MO	3.0	1.5	1114	$1,450	$1.30	16d	1	1.14mi
5600 E 101st Ter Kansas City, MO	3.0	1.0	816	$1,395	$1.71	22d	1	1.15mi
5906 E 99th Ter Kansas City, MO	3.0	1.0	912	$1,399	$1.53	21d	1	1.17mi
11406 Sycamore Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	17d	1	1.17mi
11316 Donnelly Ave Kansas City, MO	3.0	1.0	1000	$1,475	$1.48	45d	1	1.21mi
11803 Holiday Dr #5 Kansas City, MO	1.0–3.0	1.0	1016	$1,130	$1.11	3d	1	1.26mi
11720 Newton Ave Kansas City, MO	2.0–3.0	1.5–3.0	1293	$1,699	$1.31	3d	9	1.33mi
10561 Cypress Ave Unit 41B Kansas City, MO	2.0	1.0	764	$875	$1.15	45d	1	1.35mi
10561 Cypress Ave Unit 41C Kansas City, MO	2.0	1.0	764	$875	$1.15	4d	1	1.35mi
9811 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,295	$1.42	45d	1	1.41mi
8407 E 98th Ter Kansas City, MO	3.0	1.0	940	$1,395	$1.48	17d	1	1.44mi

Listing history 27 events

1. 2026-06-21
   days on market $155,000 Active 46 DOM
2. 2026-06-18
   days on market $155,000 Active 43 DOM
3. 2026-06-17
   days on market $155,000 Active 42 DOM
4. 2026-06-16
   days on market $155,000 Active 41 DOM
5. 2026-06-15
   days on market $155,000 Active 40 DOM
6. 2026-06-13
   days on market $155,000 Active 38 DOM
7. 2026-06-13
   days on market $155,000 Active 37 DOM
8. 2026-06-09
   days on market $155,000 Active 34 DOM
9. 2026-06-08
   days on market $155,000 Active 33 DOM
10. 2026-06-07
    days on market $155,000 Active 32 DOM
11. 2026-06-03
    days on market $155,000 Active 28 DOM
12. 2026-06-02
    days on market $155,000 Active 27 DOM
13. 2026-06-01
    days on market $155,000 Active 26 DOM
14. 2026-05-31
    days on market $155,000 Active 25 DOM
15. 2026-05-07
    listed $155,000 Active 855-char remark
16. 2026-04-28
    historical $155,000 855-char remark
17. 2024-11-06
    historical $1,195
18. 2024-10-23
    price $1,195
19. 2024-10-16
    price $1,250
20. 2024-10-05
    listed $1,395
21. 2024-09-16
    soldstatus
22. 2024-09-10
    soldstatus Closed 298-char remark

    Show marketing remark (298 chars)

    Welcome home, this newly updated house has been renovated and ready for a new family~ It has 3 bedrooms, 1 bath, 1 car garage, New Appliances, Kitchen cabinets, New LVT flooring, New Carpet in bedrooms, New Roof, New Driveway, Nice big window for lots of light. Come see this one in Ruskin Village.

23. 2024-07-21
    historical Active Under Contract 298-char remark

    Show marketing remark (298 chars)

    Welcome home, this newly updated house has been renovated and ready for a new family~ It has 3 bedrooms, 1 bath, 1 car garage, New Appliances, Kitchen cabinets, New LVT flooring, New Carpet in bedrooms, New Roof, New Driveway, Nice big window for lots of light. Come see this one in Ruskin Village.

24. 2024-07-19
    listed $135,000 Active 298-char remark

    Show marketing remark (298 chars)

    Welcome home, this newly updated house has been renovated and ready for a new family~ It has 3 bedrooms, 1 bath, 1 car garage, New Appliances, Kitchen cabinets, New LVT flooring, New Carpet in bedrooms, New Roof, New Driveway, Nice big window for lots of light. Come see this one in Ruskin Village.

25. 2008-04-04
    soldstatus

    Show marketing remark (116 chars)

    Clean, all new carpet, new vinyl. Complete new roof - 2 yrs. , Furnace - approx. 5 years (per seller), AC - 2 years.

26. 2008-01-09
    listed $49,000

    Show marketing remark (116 chars)

    Clean, all new carpet, new vinyl. Complete new roof - 2 yrs. , Furnace - approx. 5 years (per seller), AC - 2 years.

27. 1995-06-01
    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: $1,051 · $88/mo
• Projected year-2 tax: $1,504 · $125/mo
• Expected delta: +$452/yr (+$38/mo · 43.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,675
• − Mortgage interest: −$8,682
• − Property taxes: −$1,051
• − Insurance: −$775
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$4,509
• Taxable income: $669
• Est. tax owed @ 24.0%: −$161
• After-tax cash flow: $3,012/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

+216.3% since first listed

13 events — show timeline

• 2026-05-07 Listed $155,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-28 Coming Soon $155,000 Heartland MLS as Distributed by MLS Grid
• 2024-11-06 Rental Removed $1,195 APPFOLIO
• 2024-10-23 Price Changed $1,195 APPFOLIO
• 2024-10-16 Price Changed $1,250 APPFOLIO
• 2024-10-05 Listed for Rent $1,395 APPFOLIO
• 2024-09-16 Sold (Public Records) — Public Records
• 2024-09-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-07-21 Contingent — Heartland MLS as Distributed by MLS Grid
• 2024-07-19 Listed $135,000 Heartland MLS as Distributed by MLS Grid
• 2008-04-04 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-01-09 Listed $49,000 Heartland MLS as Distributed by MLS Grid
• 1995-06-01 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,051 · +0.4% YoY. Source: county tax records.