11401 Palmer Ave · Kansas City, MO 64134

$144,900

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 20 Days on market

Built 1955 10,257 sqft lot Est $180k · 19% under $3/mo HOA

---

Why this score? — see what drove the B- 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.9/10.0
• 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

This well maintained ranch style house sits on a large corner lot. Extra long living room has space for office, can be converted back to 3rd bedroom. Converted garage used for extra storage or a garage again. Kitchen has newer cabinets and new steel door leading to backyard. New Pex plumbing has been installed & main sewer line replaced to street. Newer furnace , has 100 AMP electric service, concrete floor in storage shed in back yard. There is a large park within 1 block with new play equipment and shelter. Located only 2 miles from 470 & less than 2 miles from 71 Hwy Come and be surprised. Seller is selling as is and will make no repair.

Key facts

• Ample cabinetry
• Central cooling
• Expansive backyard

Tags

• STONE EXTERIOR ACCENT
• AMPLE CABINETRY
• CENTRAL COOLING
• EXPANSIVE BACKYARD

Property features AI

Finance

• Other: Above-grade living area reported as 1,176 (public records)
• Financial info: No specific financial or investor income/expense details provided
• HOA & community: Ruskin Heights Homes Association with $40 annual fee; No community maintenance provided

Exterior

• Parking: Converted garage; Off-street parking
• Security: No security features listed
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One-story (ranch)
• Construction: Frame and other construction materials; Composition roof; Built approximately 76–100 years ago
• Exterior features: Lot approximately 75 x 125 (10,257 sq ft); Not in a flood plain

Interior

• Kitchen: Linoleum flooring in kitchen
• Bedrooms: 2 bedrooms (both on the first floor)
• Flooring: Carpet in primary living areas and bedrooms; Vinyl in bathroom; Linoleum in kitchen
• Bathrooms: 1 full bathroom with shower over tub
• Heating & cooling: Forced air heating (natural gas); Window cooling units
• Interior features: Ranch floor plan; Slab foundation
• Laundry & utility: No specific laundry details provided

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 $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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.
• 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: 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.
• Zoned-school proficiency averages 28% at this address vs 13% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Hickman Mills C-1 average implies; a family-tenant draw the district grade alone would hide.
• 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 21d 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 33% 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,726 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 1.09% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.93%
• DSCR: 1.44
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $179,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11216 Herrick Ave	0.23mi	3/2.0	1,143 (-3%)	2mo	$159,000	$139	78
11504 Manchester Ave	0.21mi	3/2.0	1,126 (-4%)	1mo	$174,900	$155	78
7709 E 113th St	0.27mi	4/2.0 (+1)	1,176 (0%)	2mo	$191,500	$163	77
11115 Winchester Ave	0.51mi	3/1.0	1,176 (0%)	1mo	$154,900	$132	76
10809 Bristol Ter	0.74mi	3/1.0	1,176 (0%)	2mo	$179,500	$153	64
8601 E 114th Ter	0.43mi	3/1.0	1,036 (-12%)	0mo	$144,500	$139	60
11309 Marsh Ave	0.27mi	3/2.0	1,016 (-14%)	1mo	$139,950	$138	60
8303 E 110th Ter	0.49mi	4/2.0 (+1)	1,119 (-5%)	2mo	$190,000	$170	58
7811 E 112th St	0.59mi	4/1.0 (+1)	1,244 (+6%)	2mo	$144,900	$116	56
8300 E 110th St	0.57mi	3/1.0	1,062 (-10%)	2mo	$174,950	$165	56
11014 Cambridge Ave	0.70mi	4/2.0 (+1)	1,248 (+6%)	1mo	$184,900	$148	47
7706 E 110th St	0.70mi	4/2.0 (+1)	1,092 (-7%)	3mo	$190,000	$174	44

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: 2.5%
• Equity multiple: 1.10×
• Total profit: $4,018
• Equity at exit: $21,605

10-year hold

• IRR: 15.2%
• Equity multiple: 2.43×
• Total profit: $58,163
• 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: 7.6×

Monthly cashflow live

• Estimated rent: $1,580 high
• Mortgage (P&I): −$760
• Tax from tax record: −$89 /mo · $1,074/yr
• Insurance: −$60
• HOA: −$3
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $336

Break-even live

Break-even rent $1,155

Max offer price $144,900

Occupancy floor 74%

Sensitivity live

Price	-10% $418	-5% $377	+0% $336	+5% $295	+10% $254
Rent	-10% $211	-5% $273	+0% $336	+5% $398	+10% $460
Rate	-1.0pp $409	-0.5pp $372	base $336	+0.5pp $298	+1.0pp $260

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
11410 Palmer Ave Kansas City, MO	4.0	2.0	936	$1,300	$1.39	44d	1	0.08mi
11421 Manchester Ave Kansas City, MO	4.0	1.0	1176	$1,550	$1.32	4d	1	0.12mi
11406 Sycamore Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	17d	1	0.14mi
11354 Sycamore Ter Kansas City, MO	4.0	1.0	1176	$1,850	$1.57	2d	1	0.14mi
11210 Manchester Ave Kansas City, MO	4.0	1.0	1200	$1,395	$1.16	24d	1	0.14mi
11513 Richmond Ave Kansas City, MO	3.0	1.5	1114	$1,450	$1.30	15d	1	0.25mi
7610 E 113th St Kansas City, MO	4.0	2.0	1176	$1,700	$1.45	44d	1	0.27mi
11316 Donnelly Ave Kansas City, MO	3.0	1.0	1000	$1,475	$1.48	44d	1	0.29mi
11208 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	3d	1	0.30mi
7801 E 113th St Kansas City, MO	3.0	1.0	1341	$1,450	$1.08	17d	1	0.30mi
11206 Corrington Ave Kansas City, MO	4.0	1.5	1176	$1,595	$1.36	24d	1	0.32mi
11116 Bristol Ter Kansas City, MO	3.0	1.0	956	$1,390	$1.45	24d	1	0.37mi
8410 Ruskin Way Kansas City, MO	4.0	1.0	1176	$1,850	$1.57	17d	1	0.39mi
7405 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	44d	1	0.41mi
8310 E 111th Ter Kansas City, MO	3.0	1.0	912	$950	$1.04	17d	1	0.43mi
7104 Longview Rd Kansas City, MO	3.0	1.0	912	$1,275	$1.40	15d	1	0.44mi
7114 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	24d	1	0.46mi
7305 E 111th Ter Kansas City, MO	4.0	1.0	1100	$1,345	$1.22	15d	1	0.46mi
7119 E 111th Ter Kansas City, MO	3.0	1.0	912	$1,349	$1.48	44d	1	0.47mi
11407 Winchester Ave Kansas City, MO	3.0	1.0	936	$1,360	$1.45	3d	1	0.49mi
11316 Lewis Ave Unit 1 Kansas City, MO	4.0	2.0	1176	$1,850	$1.57	2d	1	0.51mi
8304 E 110 Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	44d	1	0.52mi
7605 E 111th Ter Kansas City, MO	3.0	1.0	1176	$1,050	$0.89	2d	1	0.53mi
6905 E 112th St Kansas City, MO	3.0	1.0	972	$1,550	$1.59	44d	1	0.53mi
8517 E 110th Ter Kansas City, MO	3.0	2.0	1095	$1,450	$1.32	44d	1	0.55mi
7415 E 110th St Kansas City, MO	3.0	1.0	1176	$1,385	$1.18	2d	1	0.55mi
7800 E 112th St Kansas City, MO	3.0	1.0	900	$1,600	$1.78	24d	1	0.56mi
11127 Blue Ridge Blvd Kansas City, MO	3.0	1.0	1000	$1,599	$1.60	44d	1	0.56mi
11308 McKinley Ave Kansas City, MO	3.0	1.0	1272	$1,345	$1.06	24d	1	0.57mi
6904 Longview Rd Kansas City, MO	4.0	1.0	900	$1,850	$2.06	2d	1	0.57mi
8006 E 118th Ter Kansas City, MO	3.0	1.5	1132	$1,450	$1.28	21d	1	0.62mi
8600 E 110th St Kansas City, MO	4.0	2.0	1290	$1,602	$1.24	17d	1	0.67mi
11803 Holiday Dr #5 Kansas City, MO	1.0–3.0	1.0	1016	$1,130	$1.11	2d	1	0.72mi
11923 Manchester Ave Grandview, MO	3.0	2.0	1407	$1,815	$1.29	44d	1	0.75mi
11009 Ewing Ave Kansas City, MO	4.0	1.0	1416	$1,595	$1.13	44d	1	0.78mi
11934 Sycamore Ave Grandview, MO	3.0	2.0	1414	$1,806	$1.28	44d	1	0.80mi
10719 Bristol Ter Kansas City, MO	3.0	2.0	1096	$1,456	$1.33	24d	1	0.80mi
10919 Ewing Ave Kansas City, MO	3.0	1.0	840	$1,850	$2.20	4d	1	0.82mi
8622 E 108th Ter Kansas City, MO	3.0	1.0	993	$1,995	$2.01	4d	1	0.84mi
11720 Newton Ave Kansas City, MO	2.0–3.0	1.5–3.0	1293	$1,699	$1.31	2d	9	0.89mi

HOA detail

• Monthly dues: $3 · $36/yr
• Likely covers: sewerelectric

Listing history 13 events

1. 2026-06-18
   days on market $144,900 Active 20 DOM
2. 2026-06-17
   days on market $144,900 Active 19 DOM
3. 2026-06-16
   days on market $144,900 Active 18 DOM
4. 2026-06-15
   days on market $144,900 Active 17 DOM
5. 2026-06-13
   days on market $144,900 Active 15 DOM
6. 2026-06-13
   days on market $144,900 Active 14 DOM
7. 2026-06-09
   days on market $144,900 Active 11 DOM
8. 2026-06-08
   days on market $144,900 Active 10 DOM
9. 2026-06-07
   days on market $144,900 Active 9 DOM
10. 2026-06-03
    days on market $144,900 Active 5 DOM
11. 2026-06-02
    days on market $144,900 Active 4 DOM
12. 2026-06-01
    days on market $144,900 Active 3 DOM
13. 2026-05-31
    days on market $144,900 Active 2 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: $1,074 · $89/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$332/yr (+$28/mo · 30.9%)

ⓘ 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: $18,962
• − Mortgage interest: −$8,117
• − Property taxes: −$1,074
• − Insurance: −$724
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − HOA: −$36
• − Depreciation: −$4,215
• Taxable income: $1,762
• Est. tax owed @ 24.0%: −$423
• After-tax cash flow: $3,605/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

+480.8% since first listed

9 events — show timeline

• 2026-05-29 Listed $144,900 Heartland MLS as Distributed by MLS Grid
• 2022-09-18 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-09-15 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-09-13 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 2012-07-10 Sold (Public Records) — Public Records
• 2012-05-09 Sold (Public Records) — Public Records
• 2012-05-01 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2011-08-20 Listed $24,950 Heartland MLS as Distributed by MLS Grid
• 1984-10-01 Sold (Public Records) — Public Records

Property tax history

+11.1%/yr

Latest (2025): $1,074 · -17.4% YoY. Source: county tax records.