8301 E 111th Ter · Kansas City, MO 64134

$144,900

3 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 6 Days on market

Built 1959 0.27 ac lot Est $182k · 21% under $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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.8/10.0
• 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

A great portfolio of 10 homes or purchase them separately. Fantastic Turnkey rental located in Ruskin. This ranch-style home features 3 bedrooms and 1 bath. Selling as-is, the seller will make no repairs. Inspections for buyers' knowledge only! NO SIGN IN YARD- DO NOT DISTURB TENANTS. .. must submit POF's with all offers. Showings only after an offer have been accepted and for inspections. For rent rate and additional information, EMAIL [email protected]. Portfolio Options- All

Key facts

• 0.27-acre lot
• Eat-in kitchen
• 0.27 acre lot

Tags

• EAT-IN KITCHEN
• PARTIALLY FINISHED BASEMENT
• LARGE RECREATION ROOM
• BACKYARD WITH MATURE TREES
• 0.27-ACRE LOT

Property features AI

Finance

• HOA & community: Homeowners association with $36 annual fee

Exterior

• Parking: Attached garage facing front; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch floor plan; Residential property
• Construction: Vinyl siding; Composition roof; Approximately 51–75 years old
• Exterior features: Front porch; Paved road with public maintenance; Not in a flood plain

Interior

• Kitchen: Refrigerator; Free-standing electric oven
• Bedrooms: 3 bedrooms (one on second level; two on third level)
• Flooring: Wood flooring
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heat; Electric cooling
• Interior features: Finished full basement; Finished recreation room; Eat-in kitchen
• Laundry & utility: Laundry in basement / lower level

🏷️ Possibly a rental listed for sale. The $144,900 price doesn't fit this home's estimated sale value (~$182,368) and the remarks read like a rental — treat the cards below with caution.

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 $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 8.7% 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: Ervin Elementary School (math 8% / reading 12%, grade F, #1,037 of 1,115 statewide, top 94%, 629 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y 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 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,900

Questions for the listing agent

1. Built in 1959 — 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: 1.08% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.49%
• DSCR: 1.38
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $182,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8403 E 110th St	0.21mi	3/1.0	1,414 (+8%)	0mo	$177,900	$126	77
8410 Ruskin Way	0.13mi	3/1.0	1,176 (-10%)	3mo	$95,000	$81	74
7811 E 112th St	0.34mi	4/1.0 (+1)	1,244 (-5%)	2mo	$144,900	$116	69
11354 Sycamore Ter	0.26mi	3/1.0	1,176 (-10%)	3mo	$119,900	$102	68
11216 Herrick Ave	0.17mi	3/2.0	1,143 (-13%)	2mo	$159,000	$139	65
10809 Bristol Ter	0.43mi	3/1.0	1,176 (-10%)	2mo	$179,500	$153	61
7709 E 113th St	0.26mi	4/2.0 (+1)	1,176 (-10%)	2mo	$191,500	$163	60
8303 E 110th Ter	0.12mi	4/2.0 (+1)	1,119 (-15%)	2mo	$190,000	$170	59
11206 Corrington Ave	0.50mi	4/1.5 (+1)	1,176 (-10%)	3mo	$144,900	$123	50
11115 Winchester Ave	0.71mi	3/1.0	1,176 (-10%)	1mo	$154,900	$132	49
11504 Manchester Ave	0.59mi	3/2.0	1,126 (-14%)	1mo	$174,900	$155	44
10702 Bristol Ter	0.59mi	3/2.0	1,117 (-15%)	2mo	$175,000	$157	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: 0.5%
• Equity multiple: 1.02×
• Total profit: $864
• Equity at exit: $21,605

10-year hold

• IRR: 13.5%
• Equity multiple: 2.26×
• Total profit: $51,177
• 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: 7.7×

Monthly cashflow live

• Estimated rent: $1,561 high
• Mortgage (P&I): −$760
• Tax from tax record: −$123 /mo · $1,476/yr
• Insurance: −$60
• HOA: −$3
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $287

Break-even live

Break-even rent $1,198

Max offer price $144,900

Occupancy floor 77%

Sensitivity live

Price	-10% $369	-5% $328	+0% $287	+5% $246	+10% $205
Rent	-10% $164	-5% $225	+0% $287	+5% $349	+10% $410
Rate	-1.0pp $360	-0.5pp $324	base $287	+0.5pp $249	+1.0pp $211

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8310 E 111th Ter Kansas City, MO	3.0	1.0	912	$950	$1.04	17d	1	0.04mi
11208 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	3d	1	0.10mi
8410 Ruskin Way Kansas City, MO	4.0	1.0	1176	$1,850	$1.57	17d	1	0.11mi
8304 E 110 Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	44d	1	0.16mi
8517 E 110th Ter Kansas City, MO	3.0	2.0	1095	$1,450	$1.32	44d	1	0.17mi
7801 E 113th St Kansas City, MO	3.0	1.0	1341	$1,450	$1.08	17d	1	0.25mi
11210 Manchester Ave Kansas City, MO	4.0	1.0	1200	$1,395	$1.16	24d	1	0.25mi
11354 Sycamore Ter Kansas City, MO	4.0	1.0	1176	$1,850	$1.57	2d	1	0.26mi
11316 Donnelly Ave Kansas City, MO	3.0	1.0	1000	$1,475	$1.48	44d	1	0.27mi
8600 E 110th St Kansas City, MO	4.0	2.0	1290	$1,602	$1.24	17d	1	0.28mi
7610 E 113th St Kansas City, MO	4.0	2.0	1176	$1,700	$1.45	44d	1	0.36mi
11316 Lewis Ave Unit 1 Kansas City, MO	4.0	2.0	1176	$1,850	$1.57	2d	1	0.37mi
7800 E 112th St Kansas City, MO	3.0	1.0	900	$1,600	$1.78	24d	1	0.37mi
11308 McKinley Ave Kansas City, MO	3.0	1.0	1272	$1,345	$1.06	24d	1	0.39mi
11406 Sycamore Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	17d	1	0.39mi
7605 E 111th Ter Kansas City, MO	3.0	1.0	1176	$1,050	$0.89	2d	1	0.42mi
11410 Palmer Ave Kansas City, MO	4.0	2.0	936	$1,300	$1.39	44d	1	0.45mi
8622 E 108th Ter Kansas City, MO	3.0	1.0	993	$1,995	$2.01	4d	1	0.46mi
7405 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	44d	1	0.48mi
11116 Bristol Ter Kansas City, MO	3.0	1.0	956	$1,390	$1.45	24d	1	0.48mi
7415 E 110th St Kansas City, MO	3.0	1.0	1176	$1,385	$1.18	2d	1	0.49mi
11421 Manchester Ave Kansas City, MO	4.0	1.0	1176	$1,550	$1.32	4d	1	0.50mi
10719 Bristol Ter Kansas City, MO	3.0	2.0	1096	$1,456	$1.33	24d	1	0.51mi
11206 Corrington Ave Kansas City, MO	4.0	1.5	1176	$1,595	$1.36	24d	1	0.52mi
7305 E 111th Ter Kansas City, MO	4.0	1.0	1100	$1,345	$1.22	15d	1	0.54mi
7119 E 111th Ter Kansas City, MO	3.0	1.0	912	$1,349	$1.48	44d	1	0.61mi
11513 Richmond Ave Kansas City, MO	3.0	1.5	1114	$1,450	$1.30	15d	1	0.64mi
7114 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	24d	1	0.65mi
6905 E 112th St Kansas City, MO	3.0	1.0	972	$1,550	$1.59	44d	1	0.79mi
11127 Blue Ridge Blvd Kansas City, MO	3.0	1.0	1000	$1,599	$1.60	44d	1	0.79mi
7104 Longview Rd Kansas City, MO	3.0	1.0	912	$1,275	$1.40	15d	1	0.80mi
10607 Richmond Ave Kansas City, MO	3.0	1.0	912	$1,499	$1.64	17d	1	0.81mi
11407 Winchester Ave Kansas City, MO	3.0	1.0	936	$1,360	$1.45	3d	1	0.83mi
8006 E 118th Ter Kansas City, MO	3.0	1.5	1132	$1,450	$1.28	21d	1	0.90mi
11009 Ewing Ave Kansas City, MO	4.0	1.0	1416	$1,595	$1.13	44d	1	0.91mi
6904 Longview Rd Kansas City, MO	4.0	1.0	900	$1,850	$2.06	2d	1	0.92mi
8300 E 104th Ter Kansas City, MO	3.0	1.0	1204	$1,400	$1.16	13d	1	1.01mi
8300 E 104th Ter Kansas City, MO	3.0	1.0	1204	$1,450	$1.20	24d	1	1.01mi
10408 Smalley Ct Kansas City, MO	3.0	1.5	1500	$1,599	$1.07	24d	1	1.04mi
10401 Richmond Ave Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	24d	1	1.06mi

HOA detail

• Monthly dues: $3 · $36/yr

Listing history 6 events

1. 2026-06-18
   days on market $144,900 Active 6 DOM
2. 2026-06-17
   days on market $144,900 Active 5 DOM
3. 2026-06-16
   days on market $144,900 Active 4 DOM
4. 2026-06-15
   days on market $144,900 Active 3 DOM
5. 2026-06-13
   remarks 544-char remark
6. 2026-06-13
   listed $144,900 Active 1 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: $1,476 · $123/mo
• Projected year-2 tax: $1,476 · $123/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 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: $18,733
• − Mortgage interest: −$8,117
• − Property taxes: −$1,476
• − Insurance: −$724
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − HOA: −$36
• − Depreciation: −$4,215
• Taxable income: $1,167
• Est. tax owed @ 24.0%: −$280
• After-tax cash flow: $3,163/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

+263.2% since first listed

7 events — show timeline

• 2026-06-12 Listed $144,900 Heartland MLS as Distributed by MLS Grid
• 2021-08-23 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-07-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-07-15 Listed $110,000 Heartland MLS as Distributed by MLS Grid
• 2007-11-13 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-07-11 Listed $39,900 Heartland MLS as Distributed by MLS Grid
• 1996-05-22 Sold (Public Records) — Public Records

Property tax history

+8.9%/yr

Latest (2025): $1,476 · -26.2% YoY. Source: county tax records.