11220 Marsh Ave · Kansas City, MO 64134

$144,900

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 15 Days on market

Built 1958 8,261 sqft lot Est $139k · at est. $3/mo HOA

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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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +5.5/15.0
• 1% rule +5.4/10.0
• 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

SUPER NICE RANCH, PRIDE OF OWNERSHIP SHOWS, HIGH EFFECIENCY FURNACE, NICE WOOD KITCHEN CABINETS

Key facts

• Eat-in kitchen
• 0.19-acre lot
• 8,261 sq ft lot

Tags

• RUSKIN HILLS NEIGHBORHOOD
• EAT-IN KITCHEN
• 0.19-ACRE LOT
• SHOPPING AND DINING CORRIDOR
• I-435 AND I-49 ACCESS

Property features AI

Finance

• HOA & community: HOA present with an annual fee of $36

Exterior

• Parking: Attached garage that faces the front (1 garage space)
• Utilities: Public water; Sewer: other
• Home design: Single-family residence; Residential property; Ranch style; One story (ranch)
• Construction: Wood siding exterior; Composition (shingle) roof; Slab foundation; Estimated age: 76–100 years
• Exterior features: Lot about 8,261 sq ft

Interior

• Bedrooms: 3 bedrooms, all on the main level; Primary bedroom approx. 13 x 12; Second bedroom approx. 12 x 9; Third bedroom approx. 9 x 8
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling (has cooling)
• Interior features: Ranch floor plan; Basement: other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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); 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); 143 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 31% 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 $4k 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 $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,726 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.04% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.11%
• DSCR: 1.36
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $138,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11223 Marsh Ave	0.03mi	3/1.0	912 (0%)	2mo	$139,000	$152	97
11318 Marsh St	0.12mi	3/1.0	912 (0%)	0mo	$125,000	$137	94
11346 Sycamore Ter	0.12mi	3/1.0	912 (0%)	0mo	$139,900	$153	94
11415 Richmond Ave	0.38mi	3/1.0	912 (0%)	3mo	$147,900	$162	80
11017 Booth Ave	0.40mi	3/1.5	912 (0%)	2mo	$95,000	$104	78
8201 E 110th St	0.37mi	3/1.0	960 (+5%)	1mo	$153,700	$160	74
11309 Marsh Ave	0.07mi	3/2.0	1,016 (+11%)	1mo	$139,950	$138	73
11220 Corrington Ave	0.55mi	3/1.0	912 (0%)	2mo	$150,000	$164	73
7119 E 111th Ter	0.62mi	3/1.0	912 (0%)	2mo	$160,000	$175	70
7905 E 112th St	0.51mi	3/1.0	864 (-5%)	2mo	$120,000	$139	66
8601 E 114th Ter	0.29mi	3/1.0	1,036 (+14%)	0mo	$144,500	$139	64
7402 E 109th St	0.70mi	3/1.0	960 (+5%)	0mo	$139,900	$146	58

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-153
• Equity at exit: $21,605

10-year hold

• IRR: 12.9%
• Equity multiple: 2.19×
• Total profit: $48,364
• Equity at exit: $12,528

Cash invested: $40,572 (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: 143
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,514 high
• Mortgage (P&I): −$760
• Tax from tax record: −$99 /mo · $1,186/yr
• Insurance: −$60
• HOA: −$3
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $274

Break-even live

Break-even rent $1,167

Max offer price $144,900

Occupancy floor 77%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11208 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	3d	1	0.05mi
11316 Donnelly Ave Kansas City, MO	3.0	1.0	1000	$1,475	$1.48	43d	1	0.15mi
8310 E 111th Ter Kansas City, MO	3.0	1.0	912	$950	$1.04	16d	1	0.19mi
11406 Sycamore Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	16d	1	0.24mi
8517 E 110th Ter Kansas City, MO	3.0	2.0	1095	$1,450	$1.32	43d	1	0.29mi
8304 E 110 Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	43d	1	0.31mi
11410 Palmer Ave Kansas City, MO	4.0	2.0	936	$1,300	$1.39	43d	1	0.33mi
11116 Bristol Ter Kansas City, MO	3.0	1.0	956	$1,390	$1.45	23d	1	0.46mi
7800 E 112th St Kansas City, MO	3.0	1.0	900	$1,600	$1.78	23d	1	0.46mi
7405 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	43d	1	0.47mi
11513 Richmond Ave Kansas City, MO	3.0	1.5	1114	$1,450	$1.30	14d	1	0.51mi
7305 E 111th Ter Kansas City, MO	4.0	1.0	1100	$1,345	$1.22	14d	1	0.53mi
7119 E 111th Ter Kansas City, MO	3.0	1.0	912	$1,349	$1.48	43d	1	0.59mi
7114 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	23d	1	0.61mi
8622 E 108th Ter Kansas City, MO	3.0	1.0	993	$1,995	$2.01	3d	1	0.61mi
10719 Bristol Ter Kansas City, MO	3.0	2.0	1096	$1,456	$1.33	23d	1	0.64mi
7104 Longview Rd Kansas City, MO	3.0	1.0	912	$1,275	$1.40	14d	1	0.69mi
6905 E 112th St Kansas City, MO	3.0	1.0	972	$1,550	$1.59	43d	1	0.73mi
11407 Winchester Ave Kansas City, MO	3.0	1.0	936	$1,360	$1.45	3d	1	0.73mi
11127 Blue Ridge Blvd Kansas City, MO	3.0	1.0	1000	$1,599	$1.60	43d	1	0.74mi
6904 Longview Rd Kansas City, MO	4.0	1.0	900	$1,850	$2.06	1d	1	0.82mi
10607 Richmond Ave Kansas City, MO	3.0	1.0	912	$1,499	$1.64	16d	1	0.92mi
10919 Ewing Ave Kansas City, MO	3.0	1.0	840	$1,850	$2.20	4d	1	0.92mi
11803 Holiday Dr #5 Kansas City, MO	1.0–3.0	1.0	1016	$1,130	$1.11	1d	1	0.97mi
10716 Ewing Ave Kansas City, MO	4.0	2.0	1032	$1,550	$1.50	43d	1	1.11mi
11720 Newton Ave Kansas City, MO	2.0–3.0	1.5–3.0	1293	$1,699	$1.31	1d	9	1.14mi
10401 Richmond Ave Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	23d	1	1.18mi
10712 Bennington Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	16d	1	1.19mi
6731 E 119th St Grandview, MO	1.0–2.0	1.0–2.0	762	$1,150	$1.51	1d	14	1.22mi

HOA detail

• Monthly dues: $3 · $36/yr

Listing history 10 events

1. 2026-06-18
   days on market $144,900 Active 15 DOM
2. 2026-06-17
   days on market $144,900 Active 14 DOM
3. 2026-06-16
   days on market $144,900 Active 13 DOM
4. 2026-06-15
   days on market $144,900 Active 12 DOM
5. 2026-06-13
   days on market $144,900 Active 10 DOM
6. 2026-06-13
   days on market $144,900 Active 9 DOM
7. 2026-06-09
   days on market $144,900 Active 6 DOM
8. 2026-06-08
   days on market $144,900 Active 5 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $144,900 Active 4 DOM

ⓘ 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: $1,186 · $99/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$220/yr (+$18/mo · 18.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 16 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: $18,169
• − Mortgage interest: −$8,117
• − Property taxes: −$1,186
• − Insurance: −$724
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − HOA: −$36
• − Depreciation: −$4,215
• Taxable income: $984
• Est. tax owed @ 24.0%: −$236
• After-tax cash flow: $3,053/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

+141.5% since first listed

6 events — show timeline

• 2026-06-03 Listed $144,900 Heartland MLS as Distributed by MLS Grid
• 2003-11-19 Sold (Public Records) — Public Records
• 2003-11-18 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-08-28 Listed $59,995 Heartland MLS as Distributed by MLS Grid
• 1997-10-17 Sold (Public Records) — Public Records
• 1996-12-27 Sold (Public Records) — Public Records

Property tax history

+9.8%/yr

Latest (2025): $1,186 · -11.1% YoY. Source: county tax records.