10821 Bennington Ave · Kansas City, MO 64134

$134,900

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

Built 1956 0.26 ac lot Est $174k · 22% under $3/mo HOA

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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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.8/10.0
• 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

Owner/agent. Would make a great rental. Currently being marketed for $800/mo.

Key facts

• Covered front porch
• Quiet paved street
• Ranch-style home

Tags

• RANCH-STYLE HOME
• SINGLE-LEVEL LIVING
• GENEROUS RESIDENTIAL LOT
• COVERED FRONT PORCH
• QUIET PAVED STREET
• EASY ACCESS TO SCHOOLS

Property features AI

Finance

• HOA & community: Ruskin Heights HOA with a $40 annual fee (includes trash)

Exterior

• Parking: Off-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One-story (ranch); Above-grade finished living area about 1,176 (public records)
• Construction: Frame construction; Composition roof
• Exterior features: Porch; Paved road access (public maintenance)

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms on the first floor (approx. 11x13, 10x11, 10x10) — carpeted
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling (has cooling)
• Interior features: Stained cabinets; Basement (other); Ranch floor plan; Smoke detector(s)

🏷️ Possibly a rental listed for sale. The $134,900 price doesn't fit this home's estimated sale value (~$174,048) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 9.7% 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 16d 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 $933 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 $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 24y 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 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,900

Questions for the listing agent

1. Built in 1956 — 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: 1.18% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.22%
• DSCR: 1.54
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $174,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10914 Bennington Ave	0.07mi	3/1.0	1,164 (-1%)	0mo	$174,950	$150	95
10804 Newton Ave	0.07mi	4/1.0 (+1)	1,176 (0%)	5mo	$130,000	$111	88
10918 Ewing Ave	0.16mi	3/2.0	1,176 (0%)	2mo	$184,900	$157	87
11004 Newton Ave	0.11mi	4/1.0 (+1)	1,176 (0%)	8mo	$150,000	$128	83
10904 Newton Ave	0.06mi	3/1.0	1,080 (-8%)	7mo	$129,900	$120	78
11115 Winchester Ave	0.50mi	3/1.0	1,176 (0%)	1mo	$154,900	$132	76
11014 Cambridge Ave	0.28mi	4/2.0 (+1)	1,248 (+6%)	1mo	$184,900	$148	67
11112 Winchester Ave	0.46mi	4/2.0 (+1)	1,200 (+2%)	4mo	$180,000	$150	63
7401 E 109th Ter	0.52mi	4/2.0 (+1)	1,176 (0%)	5mo	$179,000	$152	63
11206 Corrington Ave	0.67mi	4/1.5 (+1)	1,176 (0%)	3mo	$144,900	$123	59
7604 E 108th St	0.71mi	3/2.0	1,077 (-8%)	6mo	$149,950	$139	44
7706 E 110th St	0.72mi	4/2.0 (+1)	1,092 (-7%)	3mo	$190,000	$174	43

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: 5.8%
• Equity multiple: 1.23×
• Total profit: $8,817
• Equity at exit: $20,114

10-year hold

• IRR: 18.2%
• Equity multiple: 2.76×
• Total profit: $66,597
• Equity at exit: $11,664

Cash invested: $37,772 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,590 high
• Mortgage (P&I): −$707
• Tax from tax record: −$104 /mo · $1,253/yr
• Insurance: −$56
• HOA: −$3
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $385

Break-even live

Break-even rent $1,103

Max offer price $134,900

Occupancy floor 71%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10716 Ewing Ave Kansas City, MO	4.0	2.0	1032	$1,550	$1.50	43d	1	0.17mi
10712 Bennington Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	16d	1	0.17mi
10919 Ewing Ave Kansas City, MO	3.0	1.0	840	$1,850	$2.20	3d	1	0.17mi
11009 Ewing Ave Kansas City, MO	4.0	1.0	1416	$1,595	$1.13	43d	1	0.24mi
11127 Blue Ridge Blvd Kansas City, MO	3.0	1.0	1000	$1,599	$1.60	43d	1	0.51mi
7119 E 111th Ter Kansas City, MO	3.0	1.0	912	$1,349	$1.48	43d	1	0.52mi
7305 E 111th Ter Kansas City, MO	4.0	1.0	1100	$1,345	$1.22	14d	1	0.54mi
7114 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	23d	1	0.54mi
6905 E 112th St Kansas City, MO	3.0	1.0	972	$1,550	$1.59	43d	1	0.57mi
7415 E 110th St Kansas City, MO	3.0	1.0	1176	$1,385	$1.18	1d	1	0.57mi
7405 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	43d	1	0.60mi
11116 Bristol Ter Kansas City, MO	3.0	1.0	956	$1,390	$1.45	23d	1	0.62mi
7605 E 111th Ter Kansas City, MO	3.0	1.0	1176	$1,050	$0.89	1d	1	0.66mi
11206 Corrington Ave Kansas City, MO	4.0	1.5	1176	$1,595	$1.36	23d	1	0.66mi
10607 Richmond Ave Kansas City, MO	3.0	1.0	912	$1,499	$1.64	16d	1	0.69mi
7800 E 112th St Kansas City, MO	3.0	1.0	900	$1,600	$1.78	23d	1	0.74mi
10500 Hillcrest Rd Kansas City, MO	1.0–2.0	1.0–2.0	875	$1,350	$1.54	1d	63	0.75mi
7610 E 113th St Kansas City, MO	4.0	2.0	1176	$1,700	$1.45	43d	1	0.75mi
11407 Winchester Ave Kansas City, MO	3.0	1.0	936	$1,360	$1.45	2d	1	0.76mi
6904 Longview Rd Kansas City, MO	4.0	1.0	900	$1,850	$2.06	1d	1	0.80mi
7801 E 113th St Kansas City, MO	3.0	1.0	1341	$1,450	$1.08	16d	1	0.82mi
7104 Longview Rd Kansas City, MO	3.0	1.0	912	$1,275	$1.40	14d	1	0.85mi
10401 Richmond Ave Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	23d	1	0.87mi
10719 Bristol Ter Kansas City, MO	3.0	2.0	1096	$1,456	$1.33	23d	1	0.90mi
11410 Palmer Ave Kansas City, MO	4.0	2.0	936	$1,300	$1.39	43d	1	0.94mi
10211 Bellaire Ave Kansas City, MO	4.0	2.0	1200	$2,200	$1.83	1d	1	0.94mi
11210 Manchester Ave Kansas City, MO	4.0	1.0	1200	$1,395	$1.16	23d	1	0.95mi
11513 Richmond Ave Kansas City, MO	3.0	1.5	1114	$1,450	$1.30	14d	1	1.02mi
8304 E 110 Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	43d	1	1.02mi
10408 Smalley Ct Kansas City, MO	3.0	1.5	1500	$1,599	$1.07	23d	1	1.02mi
11421 Manchester Ave Kansas City, MO	4.0	1.0	1176	$1,550	$1.32	3d	1	1.02mi
11354 Sycamore Ter Kansas City, MO	4.0	1.0	1176	$1,850	$1.57	1d	1	1.02mi
11803 Holiday Dr #5 Kansas City, MO	1.0–3.0	1.0	1016	$1,130	$1.11	1d	1	1.05mi
8310 E 111th Ter Kansas City, MO	3.0	1.0	912	$950	$1.04	16d	1	1.07mi
11208 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	2d	1	1.07mi
5907 E 101st St Kansas City, MO	3.0	1.0	912	$1,595	$1.75	2d	1	1.11mi
5907 E 101st St Kansas City, MO	3.0	1.0	912	$1,595	$1.75	16d	1	1.11mi
11720 Newton Ave Kansas City, MO	2.0–3.0	1.5–3.0	1293	$1,699	$1.31	1d	9	1.11mi
11406 Sycamore Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	16d	1	1.12mi
10000 Bennington Ave Kansas City, MO	4.0	2.5	1032	$1,550	$1.50	43d	1	1.15mi

HOA detail

• Monthly dues: $3 · $36/yr

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $134,900 Active 1 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: $1,253 · $104/mo
• Projected year-2 tax: $1,309 · $109/mo
• Expected delta: +$56/yr (+$5/mo · 4.4%)

ⓘ 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: $19,074
• − Mortgage interest: −$7,556
• − Property taxes: −$1,253
• − Insurance: −$674
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − HOA: −$36
• − Depreciation: −$3,924
• Taxable income: $2,578
• Est. tax owed @ 24.0%: −$619
• After-tax cash flow: $3,998/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

+134.6% since first listed

21 events — show timeline

• 2026-06-18 Listed $134,900 Heartland MLS as Distributed by MLS Grid
• 2016-08-16 Sold (Public Records) — Public Records
• 2016-08-12 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-07-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2016-06-29 Listed $45,000 Heartland MLS as Distributed by MLS Grid
• 2015-03-17 Sold (Public Records) — Public Records
• 2015-03-17 Sold (Public Records) — Public Records
• 2015-03-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-01-15 Listed $35,000 Heartland MLS as Distributed by MLS Grid
• 2011-01-17 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-11-10 Listed $18,000 Heartland MLS as Distributed by MLS Grid
• 2010-09-25 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2010-07-26 Listed $25,000 Heartland MLS as Distributed by MLS Grid
• 2007-04-10 Sold (Public Records) — Public Records
• 2007-04-02 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-01-22 Listed $74,900 Heartland MLS as Distributed by MLS Grid
• 2004-12-15 Sold (Public Records) — Public Records
• 2002-08-30 Sold (Public Records) — Public Records
• 2002-08-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2002-07-22 Listed $57,500 Heartland MLS as Distributed by MLS Grid
• 1996-05-31 Sold (Public Records) — Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,253 · -25.0% YoY. Source: county tax records.