Riverside Plan · Kansas City, MO 64157

$431,200

5 bd · 3.0 ba · 2,538 sqft · SingleFamily · 247 Days on market

Good condition ↓ 4% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.7/30.0
• Rent growth +4.9/5.0
• Schools +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• 1% rule +1.1/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Our Riverside home plan is a stylish 2-story lifestyle plan featuring 5 bedrooms and 3 bathrooms. Through the front door, you're greeted by a lovely foyer that to an open layout that seamlessly connects the great room, dining area, and kitchen with a walk-in pantry. In addition, the main floor has a full bedroom and bathroom. Upstairs, you'll find the primary suite, three additional bedrooms, and a convenient laundry room that connects directly to the primary closet for easy access. Looking for additional space? Consider finishing the lower level to include a rec room, another bedroom, and an extra bathroom, enhancing the versatility and functionality of your home.

Key facts

• 3 parking spots
• Listed 246 days

🏗️ New construction. The $431,200 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $489,208.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $431k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $343k (20.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (30.4% below list).
• Recommended offer: $300k (30.4% below list) — sets the bar for 1% rule.

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.
• Liberty 53 (suburban): math 41% / reading 59% proficiency, ranked #24 of 324 in MO (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Warren Hills Elem. (math 48% / reading 60%, grade C, #215 of 1,115 statewide, top 20%, 603 students, 20% FRL); South Valley Middle (math 33% / reading 53%, grade D-, #134 of 391 statewide, top 35%, 791 students, 18% FRL); Liberty North High School (math 25% / reading 75%, grade D+, #116 of 521 statewide, top 22%, 2,326 students, 18% FRL) — zoned schools at 19% FRL track the district average.
• Market conditions: Rents rising fast (+9.5%/yr); 287 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 341 units permitted in Clay County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• Clay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($379k) is reasonable based on typical stale-listing flexibility.

Recommended offer $300,119 (30.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 247 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.61% ✗
• Cap rate: 3.82%
• Cash-on-cash: -8.85%
• DSCR: 0.61
• GRM: 13.6

CMA / ARV

• ARV (median comp): $489,208
• List price: $431,200
• Delta: -11.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9412 NE 111th Pl	0.06mi	4/3.5 (-1)	2,475 (-2%)	1mo	$501,184	$202	85
11016 N Glenwood Ave	0.10mi	4/3.5 (-1)	2,475 (-2%)	2mo	$477,233	$193	83
9208 NE 110th Ter	0.17mi	4/3.0 (-1)	2,615 (+3%)	1mo	$519,000	$198	81
9417 NE 111th Pl	0.08mi	5/3.5	2,756 (+9%)	0mo	$560,355	$203	80
11112 N Glenwood Ave	0.04mi	4/3.5 (-1)	2,362 (-7%)	6mo	$472,000	$200	75
11119 N Glenwood Ave	0.02mi	4/2.5 (-1)	2,251 (-11%)	0mo	$467,274	$208	73
9003 NE 111th Pl	0.30mi	4/3.0 (-1)	2,652 (+4%)	2mo	$525,000	$198	72
11014 N Crescent Ct	0.06mi	4/2.5 (-1)	2,251 (-11%)	5mo	$433,000	$192	67
9421 NE 111th Pl	0.09mi	4/2.5 (-1)	2,251 (-11%)	4mo	$455,699	$202	66
9206 NE 111th Pl	0.09mi	4/2.5 (-1)	2,202 (-13%)	1mo	$495,000	$225	66
9004 NE 111th Pl	0.31mi	5/3.5	2,803 (+10%)	3mo	$555,000	$198	64
9326 N Ditzler Ave	0.45mi	4/3.0 (-1)	2,258 (-11%)	2mo	$505,000	$224	54

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -26.6%
• Equity multiple: 0.07×
• Total profit: $-127,686
• Equity at exit: $72,943

10-year hold

• IRR: -12.5%
• Equity multiple: 0.11×
• Total profit: $-121,636
• Equity at exit: $42,298

Cash invested: $136,978 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 36 under contract
• Months of supply: 1.9 mo (54%/mo absorbed)
• Median asking: $427,000 ($175/sqft)
• Median days on market: 141 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +10.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 64157

• Home prices YoY: -18.1%
• Rents YoY: 9.5%
• Active inventory: 287
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $3,001 medium
• Mortgage (P&I): −$2,565
• Tax est. 1.5%: −$612 /mo · $7,338/yr
• Insurance: −$204
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $-1,010

Break-even live

Break-even rent $4,280

Max offer price $343,079

Occupancy floor —

Sensitivity live

Price	-10% $-672	-5% $-841	+0% $-1,010	+5% $-1,179	+10% $-1,348
Rent	-10% $-1,247	-5% $-1,128	+0% $-1,010	+5% $-891	+10% $-773
Rate	-1.0pp $-764	-0.5pp $-885	base $-1,010	+0.5pp $-1,137	+1.0pp $-1,266

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: $122,302
• Closing costs: $14,676
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11314 N Lewis Ave Kansas City, MO	4.0	3.0	2394	$2,345	$0.98	28d	1	0.71mi

Listing history 50 events

1. 2026-08-08
   days on market $431,200 Active 247 DOM
2. 2026-08-07
   days on market $431,200 Active 246 DOM
3. 2026-08-06
   days on market $431,200 Active 245 DOM
4. 2026-08-05
   days on market $431,200 Active 244 DOM
5. 2026-08-04
   days on market $431,200 Active 243 DOM
6. 2026-08-03
   days on market $431,200 Active 242 DOM
7. 2026-07-31
   days on market $431,200 Active 239 DOM
8. 2026-07-30
   days on market $431,200 Active 238 DOM
9. 2026-07-30
   days on market $431,200 Active 237 DOM
10. 2026-07-28
    days on market $431,200 Active 236 DOM
11. 2026-07-26
    days on market $431,200 Active 234 DOM
12. 2026-07-24
    days on market $431,200 Active 232 DOM
13. 2026-07-23
    days on market $431,200 Active 231 DOM
14. 2026-07-22
    days on market $431,200 Active 230 DOM
15. 2026-07-21
    days on market $431,200 Active 229 DOM
16. 2026-07-20
    days on market $431,200 Active 228 DOM
17. 2026-07-18
    days on market $431,200 Active 226 DOM
18. 2026-07-18
    days on market $431,200 Active 225 DOM
19. 2026-07-16
    days on market $431,200 Active 224 DOM
20. 2026-07-15
    days on market $431,200 Active 223 DOM
21. 2026-07-14
    days on market $431,200 Active 222 DOM
22. 2026-07-13
    days on market $431,200 Active 221 DOM
23. 2026-07-13
    days on market $431,200 Active 220 DOM
24. 2026-07-11
    days on market $431,200 Active 219 DOM
25. 2026-07-10
    days on market $431,200 Active 218 DOM
26. 2026-07-09
    days on market $431,200 Active 217 DOM
27. 2026-07-07
    days on market $431,200 Active 215 DOM
28. 2026-07-06
    days on market $431,200 Active 214 DOM
29. 2026-07-05
    days on market $431,200 Active 213 DOM
30. 2026-07-03
    days on market $431,200 Active 211 DOM
31. 2026-07-02
    days on market $431,200 Active 210 DOM
32. 2026-07-01
    days on market $431,200 Active 209 DOM
33. 2026-06-30
    days on market $431,200 Active 208 DOM
34. 2026-06-29
    days on market $431,200 Active 207 DOM
35. 2026-06-28
    days on market $431,200 Active 206 DOM
36. 2026-06-27
    days on market $431,200 Active 205 DOM
37. 2026-06-27
    days on market $431,200 Active 204 DOM
38. 2026-06-25
    days on market $431,200 Active 202 DOM
39. 2026-06-22
    days on market $431,200 Active 200 DOM
40. 2026-06-21
    days on market $431,200 Active 199 DOM
41. 2026-06-18
    days on market $431,200 Active 196 DOM
42. 2026-06-17
    days on market $431,200 Active 195 DOM
43. 2026-06-16
    days on market $431,200 Active 194 DOM
44. 2026-06-15
    days on market $431,200 Active 193 DOM
45. 2026-06-13
    days on market $431,200 Active 191 DOM
46. 2026-06-09
    days on market $431,200 Active 187 DOM
47. 2026-06-08
    days on market $431,200 Active 186 DOM
48. 2026-06-07
    days on market $431,200 Active 185 DOM
49. 2026-06-03
    days on market $431,200 Active 181 DOM
50. 2026-06-02
    days on market $431,200 Active 180 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,014
• − Mortgage interest: −$27,403
• − Property taxes: −$7,338
• − Insurance: −$2,446
• − Repairs & maintenance: −$2,881
• − Management: −$2,881
• − Depreciation: −$14,232
• Taxable loss: −$21,167
• Est. tax savings @ 24.0%: +$5,080
• After-tax cash flow: $-7,038/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This well-maintained, modern home with a good condition score is ready for immediate occupancy. It offers a good return on investment with minor updates that can significantly enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Resale Upgrading the kitchen appliances — Modern appliances improve the home's appeal to potential buyers. ↑
• Both Adding smart home features — Enhances convenience and adds value to the property. ↑
• Both Upgrading the HVAC system — Improved comfort and energy efficiency attract buyers and renters alike. ↑

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary Warren Hills Elem. C MO #215/1,115 Nat'l #10,700/41,679 Middle South Valley Middle D- MO #134/391 Nat'l #5,160/14,009 High Liberty North High School D+ MO #116/521 Nat'l #5,448/17,239

Schools (NCES district)

• District: Liberty 53
• NCES district ID: 2918540
• Math proficiency: 41% ▼ -9.00%
• Reading proficiency: 59% ▼ -3.00%
• Median HH income: $78,226
• Composite: 45.41/100
• National rank: #2624
• State rank: #24 of 324 in MO

B Composite livability gradescore 78/100

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: Clay County · 266,022 people
• City population: 439,467
• Metro: Kansas City, MO-KS
• Population (ZIP): 23,030
• Household income: $149,526
• Rent vs Own: 9.1% rent · 90.9% own
• Severe rent burden: 17% of renters

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Population outlook (Clay County) Hauer SSP2

• Today (2025): 266,022 people
• By 2030: 280,057 · +5.3%
• By 2040: 306,153 · +15.1%
• By 2050: 328,630 · +23.5%
• By 2075: 375,182 · +41.0%
• By 2100: 392,861 · +47.7%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Asian 7% Two or more races 6% Hispanic / Latino 5% Black 3%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 92% English-only · Spanish 3% Other Asian/Pacific 2% Vietnamese 1%

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Political lean MEDSL · Clay

• 2024 margin: Lean R (+5.6) · D 46.4% · R 52.0% · Other 1.6%
• 2008→2024 swing: -4.9pp toward R · 2008: -0.7pp · 2024: -5.6pp
• All cycles: 2024: R+5.6 2020: R+4.1 2016: R+11.1 2012: R+8.4 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.38%
• Current HPI: 195.9921
• Rent YoY: ▲ 9.50%
• Metro: Kansas City, MO-KS
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

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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

-3.6% since first listed

2 events — show timeline

• 2026-01-02 Price Changed $431,200 Zillow
• 2025-12-04 Listed $447,300 Zillow