1 Vine St · Excelsior Springs, MO 64024

$155,000

3 bd · 1.0 ba · 1,108 sqft · SingleFamily public records · 36 Days on market

Built 1890 5,227 sqft lot $140/sqft · at area comps Est $159k · at est.

---

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 +22.0/30.0
• ARV discount +8.8/15.0
• DSCR +7.1/10.0
• 1% rule +5.2/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New interior paint, new deck, new fence. Lots of charm and character at an affordable price in this home! Very spacious dining/hearth room to accommodate the whole family. Watch the big game with all your friends in the large family room or take the party outdoors to the deck in your fenced back yard. Hardwood floors, fireplace, newer thermal windows, and newer A/C, new furnace coming 9/15 make this home cozy and energy efficient. All of this on a corner lot atop the hill overlooking historic downtown. Just a little TLC will do wonders!

Key facts

• Natural light
• Stone fireplace
• Ample cabinet space

Tags

• HARDWOOD FLOORS
• NATURAL LIGHT
• STONE FIREPLACE
• AMPLE CABINET SPACE
• UPDATED COUNTERTOPS
• DEDICATED DINING AREA

Property features AI

Finance

• Other: Living area listed as 1,108 (above grade finished area reported from public records)
• HOA & community: Association fee paid annually

Exterior

• Parking: Built-in parking; Basement access to parking; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Attached property; Raised ranch floor plan; Approximately 101+ years old
• Construction: Stucco and frame construction; Composition roof
• Exterior features: Deck; Metal fencing; Corner lot; Not in a flood plain

Interior

• Bedrooms: 3 bedrooms
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling (central AC)
• Interior features: Window coverings; Thermal windows; Hearth room; Wood-burning fireplace (1)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.6% in Excelsior Springs — 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 67/100 on livability (#228 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Excelsior Springs 40 (town): math 27% / reading 40% proficiency, ranked #225 of 324 in MO (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Excelsior Springs High (math 12% / reading 62%, grade F, #291 of 521 statewide, top 60%, 787 students, 37% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: 122 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $5k 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 36 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y 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 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D 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. 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: 1.02% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.86%
• DSCR: 1.31
• GRM: 8.1

CMA / ARV

• ARV (median comp): $159,431
• List price: $155,000
• Delta: -2.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Vine St	0.00mi	3/1.0	1,108 (0%)	0mo	$155,000	$140	100
1004 Hickory St	0.20mi	3/1.0	1,100 (-1%)	1mo	$175,000	$159	89
712 St Louis Ave	0.40mi	2/1.0 (-1)	1,120 (+1%)	2mo	$109,900	$98	72
232 Old Orchard St	0.13mi	2/1.0 (-1)	1,238 (+12%)	0mo	$219,900	$178	69
815 Wilhite St	0.10mi	3/1.0	944 (-15%)	3mo	$180,000	$191	68
724 Elmwood St	0.11mi	2/1.0 (-1)	955 (-14%)	3mo	$169,000	$177	65
118 Vaughn St	0.50mi	4/2.0 (+1)	1,080 (-2%)	3mo	$170,000	$157	61
725 Ley St	0.51mi	3/1.0	974 (-12%)	0mo	$185,900	$191	56
936 St Paul Ave	0.41mi	3/2.0	1,233 (+11%)	4mo	$175,000	$142	55
899 Williams St	0.41mi	3/2.0	1,246 (+12%)	3mo	$199,900	$160	54
106 Kent St	0.64mi	3/2.0	1,200 (+8%)	1mo	$220,000	$183	52
207 Kibler Rd	0.68mi	2/1.0 (-1)	960 (-13%)	4mo	$175,000	$182	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-9,335
• Equity at exit: $23,111

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $12,148
• Equity at exit: $13,402

Cash invested: $43,400 (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 64024

• Home prices YoY: -15.3%
• Active inventory: 122
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,587 high
• Mortgage (P&I): −$813
• Tax from tax record: −$128 /mo · $1,538/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $248

Break-even live

Break-even rent $1,273

Max offer price $155,000

Occupancy floor 79%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
139 S Maple St Excelsior Springs, MO	3.0	2.0	1490	$1,650	$1.11	2d	1	0.04mi
317 Woods St Excelsior Springs, MO	2.0	1.0	884	$1,350	$1.53	2d	1	0.35mi
410 N Titus Ave Excelsior Springs, MO	3.0	2.0	910	$1,476	$1.62	44d	1	0.38mi
1406 Magnolia W Excelsior Springs, MO	2.0	1.0	750	$895	$1.19	21d	2	0.51mi
701 Tiger Dr Excelsior Springs, MO	2.0	1.5	800	$1,250	$1.56	2d	1	0.93mi

Listing history 30 events

1. 2026-06-13
   statusdays on market $155,000 Pending 36 DOM
2. 2026-06-09
   days on market $155,000 Active Under Contract 34 DOM
3. 2026-06-08
   days on market $155,000 Active Under Contract 33 DOM
4. 2026-06-07
   days on market $155,000 Active Under Contract 32 DOM
5. 2026-06-03
   days on market $155,000 Active Under Contract 28 DOM
6. 2026-06-02
   days on market $155,000 Active Under Contract 27 DOM
7. 2026-06-01
   days on market $155,000 Active Under Contract 26 DOM
8. 2026-05-31
   days on market $155,000 Active Under Contract 25 DOM
9. 2026-05-18
   historical Active Under Contract 409-char remark
10. 2026-05-14
    price $155,000 409-char remark
11. 2026-05-06
    listed $160,000 Active 409-char remark
12. 2020-11-03
    soldstatus
13. 2020-11-02
    soldstatus Closed 542-char remark

    Show marketing remark (542 chars)

    New interior paint, new deck, new fence. Lots of charm and character at an affordable price in this home! Very spacious dining/hearth room to accommodate the whole family. Watch the big game with all your friends in the large family room or take the party outdoors to the deck in your fenced back yard. Hardwood floors, fireplace, newer thermal windows, and newer A/C, new furnace coming 9/15 make this home cozy and energy efficient. All of this on a corner lot atop the hill overlooking historic downtown. Just a little TLC will do wonders!

14. 2020-10-04
    status Pending 542-char remark

    Show marketing remark (542 chars)

    New interior paint, new deck, new fence. Lots of charm and character at an affordable price in this home! Very spacious dining/hearth room to accommodate the whole family. Watch the big game with all your friends in the large family room or take the party outdoors to the deck in your fenced back yard. Hardwood floors, fireplace, newer thermal windows, and newer A/C, new furnace coming 9/15 make this home cozy and energy efficient. All of this on a corner lot atop the hill overlooking historic downtown. Just a little TLC will do wonders!

15. 2020-09-25
    status Active 542-char remark

    Show marketing remark (542 chars)

    New interior paint, new deck, new fence. Lots of charm and character at an affordable price in this home! Very spacious dining/hearth room to accommodate the whole family. Watch the big game with all your friends in the large family room or take the party outdoors to the deck in your fenced back yard. Hardwood floors, fireplace, newer thermal windows, and newer A/C, new furnace coming 9/15 make this home cozy and energy efficient. All of this on a corner lot atop the hill overlooking historic downtown. Just a little TLC will do wonders!

16. 2020-09-24
    historical Active Under Contract 542-char remark

    Show marketing remark (542 chars)

    New interior paint, new deck, new fence. Lots of charm and character at an affordable price in this home! Very spacious dining/hearth room to accommodate the whole family. Watch the big game with all your friends in the large family room or take the party outdoors to the deck in your fenced back yard. Hardwood floors, fireplace, newer thermal windows, and newer A/C, new furnace coming 9/15 make this home cozy and energy efficient. All of this on a corner lot atop the hill overlooking historic downtown. Just a little TLC will do wonders!

17. 2020-09-14
    status Pending 542-char remark

    Show marketing remark (542 chars)

    New interior paint, new deck, new fence. Lots of charm and character at an affordable price in this home! Very spacious dining/hearth room to accommodate the whole family. Watch the big game with all your friends in the large family room or take the party outdoors to the deck in your fenced back yard. Hardwood floors, fireplace, newer thermal windows, and newer A/C, new furnace coming 9/15 make this home cozy and energy efficient. All of this on a corner lot atop the hill overlooking historic downtown. Just a little TLC will do wonders!

18. 2020-09-11
    listed $83,000 Active 542-char remark

    Show marketing remark (542 chars)

    New interior paint, new deck, new fence. Lots of charm and character at an affordable price in this home! Very spacious dining/hearth room to accommodate the whole family. Watch the big game with all your friends in the large family room or take the party outdoors to the deck in your fenced back yard. Hardwood floors, fireplace, newer thermal windows, and newer A/C, new furnace coming 9/15 make this home cozy and energy efficient. All of this on a corner lot atop the hill overlooking historic downtown. Just a little TLC will do wonders!

19. 2019-08-27
    historical

    Show marketing remark (441 chars)

    Lots of charm and character at an affordable price in this home! Very spacious dining/hearth room to accommodate the whole family. Watch the big game with all your friends in the large family room or take the party outdoors to the deck in your fenced back yard. Hardwood floors, fireplace, newer thermal windows, and newer A/C make this home cozy and energy efficient. All of this on a corner lot atop the hill overlooking historic downtown.

20. 2019-08-12
    price $75,000

    Show marketing remark (441 chars)

    Lots of charm and character at an affordable price in this home! Very spacious dining/hearth room to accommodate the whole family. Watch the big game with all your friends in the large family room or take the party outdoors to the deck in your fenced back yard. Hardwood floors, fireplace, newer thermal windows, and newer A/C make this home cozy and energy efficient. All of this on a corner lot atop the hill overlooking historic downtown.

21. 2019-07-10
    price $77,900

    Show marketing remark (441 chars)

    Lots of charm and character at an affordable price in this home! Very spacious dining/hearth room to accommodate the whole family. Watch the big game with all your friends in the large family room or take the party outdoors to the deck in your fenced back yard. Hardwood floors, fireplace, newer thermal windows, and newer A/C make this home cozy and energy efficient. All of this on a corner lot atop the hill overlooking historic downtown.

22. 2019-06-10
    listed $80,000 Active

    Show marketing remark (441 chars)

    Lots of charm and character at an affordable price in this home! Very spacious dining/hearth room to accommodate the whole family. Watch the big game with all your friends in the large family room or take the party outdoors to the deck in your fenced back yard. Hardwood floors, fireplace, newer thermal windows, and newer A/C make this home cozy and energy efficient. All of this on a corner lot atop the hill overlooking historic downtown.

23. 2016-12-10
    historical
24. 2016-10-31
    listed $64,900 Active
25. 2015-07-21
    soldstatus
26. 2015-07-17
    soldstatus
27. 2015-05-06
    listed $59,900
28. 2014-12-05
    soldstatus
29. 2014-12-05
    soldstatus
30. 2014-10-14
    listed $19,000

ⓘ 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: $1,538 · $128/mo
• Projected year-2 tax: $1,538 · $128/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 16 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: $19,043
• − Mortgage interest: −$8,682
• − Property taxes: −$1,538
• − Insurance: −$775
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$4,509
• Taxable income: $491
• Est. tax owed @ 24.0%: −$118
• After-tax cash flow: $2,859/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: Excelsior Springs 40
• NCES district ID: 2911650
• Math proficiency: 27% ▼ -6.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $52,747
• Composite: 29.32/100
• National rank: #6548
• State rank: #225 of 324 in MO

Livability — Excelsior Springs

• Score: 67/100
• State rank: #228
• US rank: #11166

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment B- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Excelsior Springs, MO
• County: Clay County · 220,651 people
• City population: 15,574
• Metro: Kansas City, MO-KS
• Population (ZIP): 15,574
• Household income: $77,895
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 329.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 6% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Italian 2% Serbian 2% Portuguese 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -54.83%
• Current HPI: 302.9184
• Rent YoY: —
• 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

+715.8% since first listed

24 events — show timeline

• 2026-06-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2026-06-11 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-18 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-05-14 Price Changed $155,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-06 Listed $160,000 Heartland MLS as Distributed by MLS Grid
• 2020-11-03 Sold (Public Records) — Public Records
• 2020-11-02 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-10-04 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-09-25 Relisted — Heartland MLS as Distributed by MLS Grid
• 2020-09-24 Contingent — Heartland MLS as Distributed by MLS Grid
• 2020-09-14 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-09-11 Listed $83,000 Heartland MLS as Distributed by MLS Grid
• 2019-08-27 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-08-12 Price Changed $75,000 Heartland MLS as Distributed by MLS Grid
• 2019-07-10 Price Changed $77,900 Heartland MLS as Distributed by MLS Grid
• 2019-06-10 Listed $80,000 Heartland MLS as Distributed by MLS Grid
• 2016-12-10 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2016-10-31 Listed $64,900 Heartland MLS as Distributed by MLS Grid
• 2015-07-21 Sold (Public Records) — Public Records
• 2015-07-17 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-05-06 Listed $59,900 Heartland MLS as Distributed by MLS Grid
• 2014-12-05 Sold (Public Records) — Public Records
• 2014-12-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2014-10-14 Listed $19,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2025): $1,538 · +13.7% YoY. Source: county tax records.