9525 Manning Ave · Kansas City, MO 66134

$159,000

2 bd · 1.5 ba · 1,258 sqft · Townhouse public records · 13 Days on market

Built 1975 5,491 sqft lot $126/sqft · 22% above area Est $130k · 22% 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 +17.2/30.0
• DSCR +5.4/10.0
• Appreciation +5.0/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks

Welcome home to this beautifully updated and move-in-ready townhome located in a quiet, well-maintained neighborhood in Kansas City! Offering 4 bedrooms, 2 full bathrooms, approximately 1,700 square feet of living space, and an attached garage, this property is an excellent opportunity for homeowners and investors alike. The seller will provide a brand-new HVAC system, giving buyers added peace of mind and long-term value. Additional recent updates include brand-new flooring, fresh interior paint, and numerous improvements throughout, creating a clean and modern feel from the moment you walk in. This vacant home is ready for immediate occupancy and presents an outstanding opportunity to bui

Key facts

• Garage
• Built 1975
• Listed 12 days

Property features AI

Exterior

• Parking: Attached garage (1 car) with garage facing front; Shared driveway
• Utilities: Public water; Public sewer
• Home design: Attached townhouse; Residential property; Side/side split layout; Living area approximately 1,259
• Construction: Wood siding; Composition roof; Built approximately 51–75 years ago
• Exterior features: Not in a flood plain

Interior

• Bedrooms: 3 bedrooms (upper level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling (air conditioning)
• Interior features: Finished basement with inside entrance; Side/side split floor plan; One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $159k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/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 $147k (7.6% below list).
• Recommended offer: $147k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: schools C-, 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.
• Market conditions: 1 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 10y 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 $146,846 (7.6% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.92% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.04%
• DSCR: 1.14
• GRM: 9.0

CMA / ARV

• ARV (median comp): $130,334
• List price: $159,000
• Delta: 21.99%
• Verdict: OVERPRICED
• Comps: 20 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9528 Manning Ave	0.03mi	2/1.5	1,413 (+12%)	15mo	$100,000	$71	66

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.59×
• Total profit: $26,326
• Equity at exit: $71,493

10-year hold

• IRR: 12.6%
• Equity multiple: 2.88×
• Total profit: $83,664
• Equity at exit: $110,180

Cash invested: $44,520 (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 66134

• Active inventory: 1
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,468 high
• Mortgage (P&I): −$834
• Tax from tax record: −$147 /mo · $1,767/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $113

Break-even live

Break-even rent $1,326

Max offer price $159,000

Occupancy floor 87%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9309 Farley Ave Kansas City, MO	3.0	2.0	999	$1,411	$1.41	4d	1	0.41mi
9307 Stark Ave Kansas City, MO	3.0	2.0	1073	$1,385	$1.29	43d	1	0.46mi
8713 E 92nd Pl Kansas City, MO	3.0	2.0	1073	$1,550	$1.44	43d	1	0.54mi
9214 Farley Ave Kansas City, MO	3.0	2.0	1060	$1,686	$1.59	12d	1	0.55mi
9516 Raytown Rd Kansas City, MO	3.0	2.0	1000	$1,445	$1.45	16d	1	0.62mi
9809 Wallace Ave Kansas City, MO	3.0	1.0	956	$1,500	$1.57	23d	1	0.74mi
8501 E 92nd St Kansas City, MO	3.0	1.5	1107	$1,745	$1.58	23d	1	0.79mi
8407 E 98th Ter Kansas City, MO	3.0	1.0	940	$1,395	$1.48	23d	1	0.80mi
8407 E 98th Ter Kansas City, MO	3.0	1.0	940	$1,395	$1.48	16d	1	0.80mi
8506 E 91st Ter Kansas City, MO	3.0	1.5	1020	$1,450	$1.42	16d	1	0.81mi
8509 E 91st St Kansas City, MO	3.0	1.5	1350	$1,350	$1.00	43d	1	0.83mi
9727 Marsh Ave Kansas City, MO	3.0	1.0	1271	$1,706	$1.34	43d	1	0.85mi
820 E 93rd Ter Kansas City, MO	1.0–2.0	1.0–2.0	1040	$1,165	$1.12	4d	1	0.85mi
9811 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,295	$1.42	43d	1	0.87mi
8806 Crescent Ave Kansas City, MO	3.0	2.5	1148	$1,795	$1.56	4d	1	0.97mi
10611 E 98th Ter Kansas City, MO	2.0	1.0–2.0	1100	$1,212	$1.10	3d	3	1.13mi
8620 E Utopia Dr Raytown, MO	1.0–3.0	1.0–2.0	854	$1,050	$1.23	1d	10	1.15mi
9723 View High Dr Kansas City, MO	2.0	1.0	974	$1,295	$1.33	43d	1	1.18mi
8700 E 87th St Raytown, MO	3.0	2.0	1032	$1,481	$1.44	17d	1	1.20mi
8001 E 89th Ter Kansas City, MO	3.0	2.0	1014	$1,545	$1.52	43d	1	1.23mi
7800 E 91st St Kansas City, MO	3.0	3.0	1747	$1,895	$1.08	43d	1	1.23mi
9302 Fairwood Dr Kansas City, MO	3.0	1.0	1526	$1,585	$1.04	23d	1	1.25mi
9000 E 85th Pl Raytown, MO	3.0	2.0	1580	$1,375	$0.87	43d	1	1.26mi
7902 E 89th Ter Kansas City, MO	3.0	1.5	1068	$1,516	$1.42	17d	1	1.26mi
9115 E 85 St Unit 9115 Raytown, MO	2.0	1.0	892	$800	$0.90	43d	1	1.29mi
8500 Elm Ave Raytown, MO	3.0	2.0	1250	$1,550	$1.24	43d	1	1.29mi
8300 E 104th Ter Kansas City, MO	3.0	1.0	1204	$1,450	$1.20	23d	1	1.29mi
8300 E 104th Ter Kansas City, MO	3.0	1.0	1204	$1,400	$1.16	12d	1	1.29mi
8600 Everett St Raytown, MO	3.0	1.5	956	$1,550	$1.62	43d	1	1.30mi
8002 E 88th Pl Kansas City, MO	3.0	2.0	984	$1,495	$1.52	43d	1	1.32mi
8812 Manchester Ave Kansas City, MO	3.0	1.0	1066	$1,586	$1.49	12d	1	1.37mi
10408 Smalley Ct Kansas City, MO	3.0	1.5	1500	$1,599	$1.07	23d	1	1.45mi

Listing history 38 events

1. 2026-06-18
   days on market $159,000 Active 13 DOM
2. 2026-06-17
   days on market $159,000 Active 12 DOM
3. 2026-06-16
   days on market $159,000 Active 11 DOM
4. 2026-06-15
   days on market $159,000 Active 10 DOM
5. 2026-06-13
   days on market $159,000 Active 8 DOM
6. 2026-06-13
   days on market $159,000 Active 7 DOM
7. 2026-06-09
   days on market $159,000 Active 4 DOM
8. 2026-06-08
   days on market $159,000 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    days on marketlisting id $159,000 Active 2 DOM
11. 2026-06-03
    days on market $159,000 Active 55 DOM
12. 2026-06-02
    days on market $159,000 Active 54 DOM
13. 2026-06-01
    days on market $159,000 Active 53 DOM
14. 2026-05-31
    days on market $159,000 Active 52 DOM
15. 2026-04-23
    listed $1,350
16. 2026-04-10
    listed $159,000 Active 834-char remark
17. 2026-04-09
    historical $159,000 834-char remark
18. 2026-04-08
    historical
19. 2026-03-01
    historical $1,350
20. 2025-12-19
    listed $156,000 Active
21. 2025-12-19
    historical
22. 2025-12-18
    historical
23. 2025-11-04
    listed $1,350
24. 2025-10-03
    listed $159,000 Active
25. 2025-09-30
    historical
26. 2025-09-30
    historical
27. 2025-09-07
    price $165,000
28. 2025-08-01
    listed $169,000 Active
29. 2025-07-27
    historical
30. 2025-07-09
    soldstatus
31. 2025-07-01
    soldstatus Closed
32. 2025-05-21
    status Pending
33. 2025-05-21
    listed $85,000 Active
34. 2016-02-16
    soldstatus Sold
35. 2016-01-22
    status Pending
36. 2016-01-15
    listed $36,040 Auction
37. 1998-04-22
    soldstatus
38. 1991-05-21
    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: $1,767 · $147/mo
• Projected year-2 tax: $1,767 · $147/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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,622
• − Mortgage interest: −$8,906
• − Property taxes: −$1,767
• − Insurance: −$795
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$4,625
• Taxable loss: −$1,292
• Est. tax savings @ 24.0%: +$310
• After-tax cash flow: $1,663/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+341.2% since first listed

28 events — show timeline

• 2026-06-06 Listed $159,000 Heartland MLS as Distributed by MLS Grid
• 2026-06-05 Rental Removed $1,350 HMLS
• 2026-06-04 Coming Soon $159,000 Heartland MLS as Distributed by MLS Grid
• 2026-06-04 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Listed for Rent $1,350 HMLS
• 2026-04-10 Listed $159,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-09 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2026-04-08 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-03-01 Rental Removed $1,350 HMLS
• 2025-12-19 Listed $156,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-19 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2025-12-18 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-11-04 Listed for Rent $1,350 HMLS
• 2025-10-03 Listed $159,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-30 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2025-09-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-09-07 Price Changed $165,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-01 Listed $169,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-27 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2025-07-09 Sold (Public Records) — Public Records
• 2025-07-01 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2025-05-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-05-21 Listed $85,000 Heartland MLS as Distributed by MLS Grid
• 2016-02-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-01-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2016-01-15 Listed $36,040 Heartland MLS as Distributed by MLS Grid
• 1998-04-22 Sold (Public Records) — Public Records
• 1991-05-21 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,767 · +6.4% YoY. Source: county tax records.