1100 NE 115th St · Kansas City, MO 64155

$249,900

3 bd · 2.0 ba · 1,192 sqft · SingleFamily public records · 4 Days on market

Built 1984 0.34 ac lot Est $268k · 7% under $6/mo HOA

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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 +12.5/30.0
• ARV discount +10.6/15.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• DSCR +3.7/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BEST VALUE IN THE NORTHLAND! STALEY HIGH SCHOOL AND A 1/3 ACRE LOT! THREE BEDROOM RAISED RANCH ON A BEAUTIFUL LARGE LOT NOW AVAILABLE! A little sweat equity will go a long way in this quality built one owner home. Features include: Three main level bedrooms, two full baths, a large living room with wood burning fireplace and a kitchen/dining area. Enjoy all three seasons in the fully enclosed 3-season room or entertain on the beautiful deck. Plenty of yard to run and play! Side entry garage and a massive unfinished lower level provide ample storage or could be finished for additional living space. 3 YEAR OLD HVAC SYSTEM! PROPERTY IS BEING SOLD "AS-IS" AT THIS PRICE BUT BUYER'S IN

Key facts

• Beautiful deck
• 1 3 acre lot
• 0.34 acre lot

Tags

• 1 3 ACRE LOT
• WOOD BURNING FIREPLACE
• FULLY ENCLOSED 3 SEASON ROOM
• BEAUTIFUL DECK
• MASSIVE UNFINISHED LOWER LEVEL
• 3 YEAR OLD HVAC SYSTEM

Property features AI

Finance

• Other: Living area approx. 2,336 (above grade); Not in a flood plain; Lot dimensions approx. 100 x 150 (0.34 acres); Built about 41-50 years ago
• HOA & community: Member of Highland Acres/Lakeside Heights Homes Association; Annual association fee of $70

Exterior

• Parking: Attached garage with garage door opener (garage faces side); 2 garage spaces
• Utilities: Public water; Public sewer; Cable available; Fiber available; High-speed internet available
• Home design: Single-family residence; Raised ranch floor plan; Faces west
• Construction: Frame construction; Composition roof; Full unfinished concrete basement
• Exterior features: Deck; Screened porch; Shed(s); City lot within city limits; Paved road with public maintenance

Interior

• Kitchen: Dishwasher; Microwave; Free-standing electric oven; Kitchen/dining combo
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced air heating; Electric cooling
• Interior features: Ceiling fan(s); Wood windows; Living room wood-burning fireplace
• Laundry & utility: Laundry on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-36 ($-435/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (16.9% below list).
• Recommended offer: $208k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: crime F.
• North Kansas City 74 (urban): math 38% / reading 49% proficiency, ranked #98 of 324 in MO (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nashua Elementary (math 62% / reading 67%, grade B, #70 of 1,115 statewide, top 8%, 328 students, 21% FRL); New Mark Middle (math 47% / reading 54%, grade C, #64 of 391 statewide, top 17%, 1,005 students, 36% FRL); Staley High (math 47% / reading 70%, grade C, #46 of 521 statewide, top 9%, 1,897 students, 21% FRL).
• Zoned-school proficiency averages 58% at this address vs 44% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the North Kansas City 74 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+6.9%/yr); 254 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $207,685 (16.9% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $268,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 NE 115th St	0.00mi	3/2.0	1,145 (-4%)	0mo	$249,900	$218	93
819 NE Cookingham Dr	0.19mi	3/2.0	1,204 (+1%)	5mo	$239,900	$199	85
1413 NE 115th St	0.26mi	3/2.0	1,240 (+4%)	4mo	$309,000	$249	78
1501 NE 113th Ter	0.35mi	3/2.0	1,179 (-1%)	11mo	$315,000	$267	73
713 NE 114th Ter	0.29mi	3/1.5	1,152 (-3%)	12mo	$260,000	$226	69
707 NE 114th Ter	0.30mi	3/2.0	1,336 (+12%)	12mo	$299,950	$225	56
11030 N Charlotte St	0.59mi	3/2.0	1,064 (-11%)	1mo	$285,000	$268	54
710 NE 114th St	0.31mi	3/1.5	1,026 (-14%)	12mo	$229,000	$223	50
11418 N Woodland Ave	0.42mi	2/1.0 (-1)	1,128 (-5%)	20mo	$235,000	$208	46
11548 N Oak Trfy	0.60mi	3/2.0	1,347 (+13%)	16mo	$262,000	$195	37
11518 N Mcgee St	0.66mi	2/1.0 (-1)	1,136 (-5%)	19mo	$192,000	$169	37
922 NE Karapat Dr	0.75mi	3/2.0	1,330 (+12%)	12mo	$305,000	$229	35

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 · 6.92% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.51×
• Total profit: $-34,287
• Equity at exit: $37,261

10-year hold

• IRR: 0.9%
• Equity multiple: 1.07×
• Total profit: $5,055
• Equity at exit: $21,607

Cash invested: $69,972 (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 64155

• Rents YoY: 6.9%
• Active inventory: 254
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,077 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$256 /mo · $3,076/yr
• Insurance: −$104
• HOA: −$6
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-36

Break-even live

Break-even rent $2,123

Max offer price $243,502

Occupancy floor 97%

Sensitivity live

Price	-10% $105	-5% $35	+0% $-36	+5% $-107	+10% $-178
Rent	-10% $-200	-5% $-118	+0% $-36	+5% $46	+10% $128
Rate	-1.0pp $90	-0.5pp $27	base $-36	+0.5pp $-101	+1.0pp $-167

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1606 NE 112th Ter Kansas City, MO	3.0	2.0	1246	$2,305	$1.85	3d	1	0.49mi
11521 N McGee St Kansas City, MO	3.0	2.0	1488	$2,035	$1.37	45d	1	0.62mi
10630 N Locust Ct Kansas City, MO	3.0	2.0	1296	$1,650	$1.27	25d	1	1.17mi

HOA detail

• Monthly dues: $6 · $72/yr

Listing history 3 events

1. 2026-05-23
   status Active
2. 2026-05-21
   status Pending
3. 2026-05-19
   listed $249,900 Active

ⓘ 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: $3,076 · $256/mo
• Projected year-2 tax: $3,076 · $256/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,922
• − Mortgage interest: −$13,998
• − Property taxes: −$3,076
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,994
• − Management: −$1,994
• − HOA: −$72
• − Depreciation: −$7,270
• Taxable loss: −$4,731
• Est. tax savings @ 24.0%: +$1,135
• After-tax cash flow: $701/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: North Kansas City 74
• NCES district ID: 2922800
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $55,444
• Composite: 37.88/100
• National rank: #4321
• State rank: #98 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): 28,824
• Household income: $97,471
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 635.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 10% Black 8% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 4% Lithuanian 3% Iranian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 3% Vietnamese 1% Other Indo-European 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: ▼ -234.09%
• Current HPI: 219.9706
• Rent YoY: ▲ 6.92%
• 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 events — show timeline

• 2026-05-23 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-05-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-19 Listed $249,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2025): $3,076 · +9.0% YoY. Source: county tax records.