10820 N Kentucky Ct · Kansas City, MO 64157

$345,000

3 bd · 2.0 ba · 1,372 sqft · SingleFamily public records · 14 Days on market

Built 1996 0.36 ac lot $251/sqft · 35% above area Est $373k · 8% under $37/mo HOA · 1% of rent

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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).

• ARV discount +10.9/15.0
• Cash flow +8.6/30.0
• Rent growth +4.9/5.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ideally located on cul-de-sac lot in Liberty school district with great access to nearby shopping and entertainment! Clean and well-kept home with large family room and fireplace. Main floor laundry. Good size bedrooms and finished basement for leisure, office or play room. All new carpet and vinyl flooring upstairs.

Key facts

• 0.36 acre lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Inside city limits
• HOA & community: Homeowners association with annual fee ($440); Community pool

Exterior

• Parking: 2-car garage with built-in features and garage door opener; garage faces front; Basement access to parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable and fiber available
• Home design: Single-family residence; Residential property; Above-grade finished living area and finished lower level; Board & batten siding; Composition roof
• Construction: Board & batten siding construction; Composition roof; Finished full basement
• Exterior features: Deck; Cul-de-sac lot; Not in a flood plain

Interior

• Kitchen: Granite counters; Pantry; Dishwasher; Disposal; Microwave; Refrigerator; Electric range / free-standing electric oven; Eat-in kitchen
• Bedrooms: 3 bedrooms (all on the first/main level)
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom; One bathroom with separate shower and tub; One bathroom with shower over tub
• Heating & cooling: Forced air heating; Electric cooling (central)
• Interior features: Ceiling fans; Pantry; Vaulted ceiling; Walk-in closets; Skylight(s); Finished daylight basement; Split entry floor plan
• Laundry & utility: Laundry on bedroom level, off the kitchen; Laundry room with laminate counters

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-299 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (23.8% below list).
• Recommended offer: $263k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• 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.
• Zoned schools: Warren Hills Elem. (math 48% / reading 60%, grade C, #215 of 1,115 statewide, top 20%, 603 students, 20% FRL); South Valley Middle (math 33% / reading 53%, grade D-, #134 of 391 statewide, top 35%, 791 students, 18% FRL); Liberty North High School (math 25% / reading 75%, grade D+, #116 of 521 statewide, top 22%, 2,326 students, 18% FRL) — zoned schools at 19% FRL track the district average.
• Market conditions: Rents rising fast (+9.5%/yr); 241 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 $2k of loan paydown is wiped out by about $10k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 23y 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.

Recommended offer $262,914 (23.8% 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: 0.76% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.72%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (median comp): $373,466
• List price: $345,000
• Delta: -7.62%
• 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
11031 N Ditman Ct	0.45mi	3/2.0	1,360 (-1%)	6mo	$325,000	$239	72
8680 NE 110th St	0.32mi	3/1.5	1,448 (+6%)	7mo	$280,000	$193	68
11114 N Lewis Ave	0.44mi	4/2.0 (+1)	1,469 (+7%)	0mo	$300,000	$204	63
11209 N Ditman Ave	0.62mi	3/2.5	1,416 (+3%)	1mo	$325,000	$230	63
11318 N Booth Ave	0.75mi	3/2.0	1,346 (-2%)	0mo	$315,000	$234	62
11027 N Mckinley Ave	0.38mi	3/2.5	1,521 (+11%)	0mo	$359,000	$236	62
8537 NE 110th St	0.52mi	3/1.5	1,462 (+7%)	3mo	$275,000	$188	61
10715 N Booth Ave	0.30mi	3/2.5	1,539 (+12%)	7mo	$329,900	$214	58
11104 N Booth Ave	0.60mi	3/2.5	1,282 (-7%)	3mo	$269,900	$211	57
9405 NE 111th Pl	0.65mi	2/2.0 (-1)	1,414 (+3%)	7mo	$455,373	$322	54
9422 NE 111th Ter	0.74mi	3/2.0	1,518 (+11%)	3mo	$458,115	$302	45
11207 N Marsh Ave	0.72mi	3/1.5	1,497 (+9%)	6mo	$275,000	$184	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.37×
• Total profit: $-61,032
• Equity at exit: $51,441

10-year hold

• IRR: -1.8%
• Equity multiple: 0.85×
• Total profit: $-14,304
• Equity at exit: $29,829

Cash invested: $96,600 (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: 241
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,629 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$386 /mo · $4,635/yr
• Insurance: −$144
• HOA: −$37
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-299

Break-even live

Break-even rent $3,008

Max offer price $292,144

Occupancy floor —

Sensitivity live

Price	-10% $-104	-5% $-202	+0% $-299	+5% $-397	+10% $-495
Rent	-10% $-507	-5% $-403	+0% $-299	+5% $-195	+10% $-92
Rate	-1.0pp $-125	-0.5pp $-211	base $-299	+0.5pp $-389	+1.0pp $-480

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $37 · $444/yr

Listing history 30 events

1. 2026-06-03
   status $345,000 Pending 14 DOM
2. 2026-06-02
   days on market $345,000 Active 14 DOM
3. 2026-06-01
   days on market $345,000 Active 13 DOM
4. 2026-05-31
   days on market $345,000 Active 12 DOM
5. 2026-05-11
   historical $350,000 1560-char remark
6. 2023-10-11
   historical
7. 2023-09-15
   price $330,000
8. 2023-09-05
   price $335,000
9. 2023-08-16
   listed $340,000 Active
10. 2019-10-07
    soldstatus
11. 2019-10-03
    soldstatus Sold

    Show marketing remark (319 chars)

    Ideally located on cul-de-sac lot in Liberty school district with great access to nearby shopping and entertainment! Clean and well-kept home with large family room and fireplace. Main floor laundry. Good size bedrooms and finished basement for leisure, office or play room. All new carpet and vinyl flooring upstairs.

12. 2019-09-18
    status Pending

    Show marketing remark (319 chars)

    Ideally located on cul-de-sac lot in Liberty school district with great access to nearby shopping and entertainment! Clean and well-kept home with large family room and fireplace. Main floor laundry. Good size bedrooms and finished basement for leisure, office or play room. All new carpet and vinyl flooring upstairs.

13. 2019-08-29
    historical Contingent

    Show marketing remark (319 chars)

    Ideally located on cul-de-sac lot in Liberty school district with great access to nearby shopping and entertainment! Clean and well-kept home with large family room and fireplace. Main floor laundry. Good size bedrooms and finished basement for leisure, office or play room. All new carpet and vinyl flooring upstairs.

14. 2019-08-27
    status Pending

    Show marketing remark (319 chars)

    Ideally located on cul-de-sac lot in Liberty school district with great access to nearby shopping and entertainment! Clean and well-kept home with large family room and fireplace. Main floor laundry. Good size bedrooms and finished basement for leisure, office or play room. All new carpet and vinyl flooring upstairs.

15. 2019-08-04
    historical Contingent

    Show marketing remark (319 chars)

    Ideally located on cul-de-sac lot in Liberty school district with great access to nearby shopping and entertainment! Clean and well-kept home with large family room and fireplace. Main floor laundry. Good size bedrooms and finished basement for leisure, office or play room. All new carpet and vinyl flooring upstairs.

16. 2019-06-30
    price $220,000

    Show marketing remark (319 chars)

    Ideally located on cul-de-sac lot in Liberty school district with great access to nearby shopping and entertainment! Clean and well-kept home with large family room and fireplace. Main floor laundry. Good size bedrooms and finished basement for leisure, office or play room. All new carpet and vinyl flooring upstairs.

17. 2019-05-31
    price $225,000

    Show marketing remark (319 chars)

    Ideally located on cul-de-sac lot in Liberty school district with great access to nearby shopping and entertainment! Clean and well-kept home with large family room and fireplace. Main floor laundry. Good size bedrooms and finished basement for leisure, office or play room. All new carpet and vinyl flooring upstairs.

18. 2019-05-16
    listed $230,000 Active

    Show marketing remark (319 chars)

    Ideally located on cul-de-sac lot in Liberty school district with great access to nearby shopping and entertainment! Clean and well-kept home with large family room and fireplace. Main floor laundry. Good size bedrooms and finished basement for leisure, office or play room. All new carpet and vinyl flooring upstairs.

19. 2018-07-31
    historical
20. 2018-07-31
    listed $220,000 Active
21. 2013-09-13
    soldstatus
22. 2013-09-12
    soldstatus
23. 2013-07-18
    listed $165,000
24. 2009-07-28
    soldstatus
25. 2009-07-22
    soldstatus
26. 2009-03-18
    listed $159,950
27. 2009-02-20
    soldstatus
28. 2009-01-27
    listed $92,900
29. 2003-06-27
    soldstatus
30. 2003-02-19
    listed $149,900

ⓘ 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: $4,635 · $386/mo
• Projected year-2 tax: $4,635 · $386/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 ≥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: $31,550
• − Mortgage interest: −$19,325
• − Property taxes: −$4,635
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,524
• − Management: −$2,524
• − HOA: −$444
• − Depreciation: −$10,036
• Taxable loss: −$9,664
• Est. tax savings @ 24.0%: +$2,319
• After-tax cash flow: $-1,271/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: 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

+130.2% since first listed

29 events — show timeline

• 2026-06-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-28 Price Changed $345,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-20 Listed $350,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-11 Coming Soon $350,000 Heartland MLS as Distributed by MLS Grid
• 2023-10-11 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-09-15 Price Changed $330,000 Heartland MLS as Distributed by MLS Grid
• 2023-09-05 Price Changed $335,000 Heartland MLS as Distributed by MLS Grid
• 2023-08-16 Listed $340,000 Heartland MLS as Distributed by MLS Grid
• 2019-10-07 Sold (Public Records) — Public Records
• 2019-10-03 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-09-18 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-08-29 Contingent — Heartland MLS as Distributed by MLS Grid
• 2019-08-27 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-08-04 Contingent — Heartland MLS as Distributed by MLS Grid
• 2019-06-30 Price Changed $220,000 Heartland MLS as Distributed by MLS Grid
• 2019-05-31 Price Changed $225,000 Heartland MLS as Distributed by MLS Grid
• 2019-05-16 Listed $230,000 Heartland MLS as Distributed by MLS Grid
• 2018-07-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2018-07-31 Listed $220,000 Heartland MLS as Distributed by MLS Grid
• 2013-09-13 Sold (Public Records) — Public Records
• 2013-09-12 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2013-07-18 Listed $165,000 Heartland MLS as Distributed by MLS Grid
• 2009-07-28 Sold (Public Records) — Public Records
• 2009-07-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-03-18 Listed $159,950 Heartland MLS as Distributed by MLS Grid
• 2009-02-20 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-01-27 Listed $92,900 Heartland MLS as Distributed by MLS Grid
• 2003-06-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-02-19 Listed $149,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.6%/yr

Latest (2025): $4,635 · +7.4% YoY. Source: county tax records.