Riverside Plan · Kansas City, MO 64157

$431,200

5 bd · 3.0 ba · 2,538 sqft · SingleFamily · 196 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 +6.0/30.0
• Rent growth +4.9/5.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0
• 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 196 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 — $488,945.

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 $-937 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $353k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $309k (28.3% below list).
• Recommended offer: $309k (28.3% 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: schools C-, 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.
• Market conditions: Rents rising fast (+9.5%/yr); 240 active listings in the ZIP; 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 196 days — a 12% lower offer ($379k) is reasonable based on typical stale-listing flexibility.

Recommended offer $309,111 (28.3% 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 196 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.63% ✗
• Cap rate: 3.99%
• Cash-on-cash: -8.21%
• DSCR: 0.63
• GRM: 13.2

CMA / ARV

• ARV (median comp): $488,945
• List price: $431,200
• Delta: -11.81%
• 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
11112 N Glenwood Ave	0.04mi	4/3.5 (-1)	2,362 (-7%)	4mo	$472,000	$200	77
9003 NE 111th Pl	0.30mi	4/3.0 (-1)	2,652 (+4%)	0mo	$525,000	$198	73
9406 NE 111th Ter	0.08mi	4/3.0 (-1)	2,329 (-8%)	6mo	$489,950	$210	72
11014 N Crescent Ct	0.06mi	4/2.5 (-1)	2,251 (-11%)	4mo	$433,000	$192	68
9214 NE 110th Ter	0.15mi	4/3.5 (-1)	2,323 (-8%)	4mo	$480,000	$207	68
9421 NE 111th Pl	0.09mi	4/2.5 (-1)	2,251 (-11%)	3mo	$455,699	$202	68
9110 NE 111th Pl	0.18mi	4/3.0 (-1)	2,329 (-8%)	6mo	$430,500	$185	68
11024 N Glenwood Ave	0.07mi	4/2.5 (-1)	2,251 (-11%)	6mo	$438,950	$195	66
9004 NE 111th Pl	0.31mi	5/3.5	2,803 (+10%)	1mo	$555,000	$198	66
10900 N Oxford Ave	0.46mi	4/3.0 (-1)	2,500 (-2%)	7mo	$399,999	$160	65
11021 N Crescent Ct	0.11mi	4/2.5 (-1)	2,251 (-11%)	6mo	$477,939	$212	64
9304 NE 109th Ter	0.27mi	5/3.0	2,872 (+13%)	6mo	$479,000	$167	60

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: -25.4%
• Equity multiple: 0.11×
• Total profit: $-122,527
• Equity at exit: $72,903

10-year hold

• IRR: -11.0%
• Equity multiple: 0.20×
• Total profit: $-109,000
• Equity at exit: $42,275

Cash invested: $136,905 (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 64157

• Home prices YoY: -18.1%
• Rents YoY: 9.5%
• Active inventory: 240
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $3,091 medium
• Mortgage (P&I): −$2,564
• Tax est. 1.5%: −$611 /mo · $7,334/yr
• Insurance: −$204
• HOA: −$0
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $-937

Break-even live

Break-even rent $4,277

Max offer price $353,358

Occupancy floor —

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: $122,236
• Closing costs: $14,668
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $431,200 Active 196 DOM
2. 2026-06-17
   days on market $431,200 Active 195 DOM
3. 2026-06-16
   days on market $431,200 Active 194 DOM
4. 2026-06-15
   days on market $431,200 Active 193 DOM
5. 2026-06-13
   days on market $431,200 Active 191 DOM
6. 2026-06-09
   days on market $431,200 Active 187 DOM
7. 2026-06-08
   days on market $431,200 Active 186 DOM
8. 2026-06-07
   days on market $431,200 Active 185 DOM
9. 2026-06-03
   days on market $431,200 Active 181 DOM
10. 2026-06-02
    days on market $431,200 Active 180 DOM
11. 2026-06-01
    days on market $431,200 Active 179 DOM
12. 2026-05-31
    days on market $431,200 Active 178 DOM
13. 2026-01-02
    price $431,200 673-char remark

    Show marketing remark (673 chars)

    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.

14. 2025-12-04
    listed $447,300 Active 673-char remark

    Show marketing remark (673 chars)

    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.

ⓘ 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: $37,093
• − Mortgage interest: −$27,389
• − Property taxes: −$7,334
• − Insurance: −$2,445
• − Repairs & maintenance: −$2,967
• − Management: −$2,967
• − Depreciation: −$14,224
• Taxable loss: −$20,233
• Est. tax savings @ 24.0%: +$4,856
• After-tax cash flow: $-6,388/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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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 · 220,651 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: 87.0

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%

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%

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

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