10201 N Willow Ave · Kansas City, MO 64157

$410,000

3 bd · 2.0 ba · 1,831 sqft · SingleFamily public records · 91 Days on market

Built 2008 8,276 sqft lot $224/sqft · 32% above area Est $514k · 20% under $30/mo HOA · 1% of rent ↓ 5% since listing

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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 +15.0/15.0
• Cash flow +7.1/30.0
• Rent growth +4.9/5.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 10201 N Willow Ave in Kansas City—a beautifully maintained home that blends comfort, space, and convenience in a highly desirable location. This inviting property offers a bright, open layout perfect for both everyday living and entertaining. The main living area features abundant natural light, tall ceilings and a fireplace creates a warm and welcoming atmosphere that flows seamlessly into the dining space and kitchen. The kitchen is well-appointed with ample cabinetry, a large pantry, generous granite counter space, and functionality that makes meal prep a breeze. The home includes spacious bedrooms with plenty of closet space, along with well-designed bathrooms that provide both style and practicality. The primary suite features vaulted ceilings that offers privacy and comfort after a long day. The primary bathroom serves as a relaxing retreat, with a corner jetted tub, his and her vanities and access to the large walk in closet. You’ll also find two more bedrooms and the laundry room located on the main level. Downstairs is the fourth bedroom and third bathroom with another enormous living room perfect for movie night or watching your favorite sports team! If you’re looking for storage this home is perfect with a huge sub basement as well as a large utility room and three car garage. Step outside to enjoy a backyard that’s perfect for gatherings, play, or simply unwinding. Whether you’re hosting a barbecue or enjoying a quiet evening next to the fire pit, this outdoor space offers great versatility. There are also two playgrounds, two swimming pools, tennis courts, and two fishing areas nearby. Located in a sought-after Amber Meadows neighborhood, this home provides easy access to shopping, dining, schools, and major highways and 15 minutes to MCI Airport—making commuting and daily errands convenient. Don’t miss your opportunity to own a move-in-ready home in a fantastic neighborhood—schedule your showing today!

Key facts

• 8,276 sq ft lot
• 3 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $410k.

Deal economics

• At list price, monthly cash flow is $-575 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (24.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (31.7% below list).
• Recommended offer: $280k (31.7% below list) — sets the bar for 1% rule.

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: schools C-, 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.
• Market conditions: Rents rising fast (+9.5%/yr); 240 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $3k of loan paydown is wiped out by about $12k 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 91 days — a 9% lower offer ($373k) is reasonable based on typical stale-listing flexibility.

Recommended offer $279,883 (31.7% 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. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.01%
• DSCR: 0.73
• GRM: 12.2

CMA / ARV

• ARV (median comp): $514,278
• List price: $410,000
• Delta: -20.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10312 NE 97th Ter	0.51mi	3/2.0	1,856 (+1%)	4mo	$400,000	$216	71
1420 Andrea Dr	0.49mi	3/2.0	1,922 (+5%)	6mo	$323,000	$168	63
1913 Place Liberte Dr	0.49mi	3/2.0	1,710 (-7%)	7mo	$275,000	$161	61
1406 Andrea Dr	0.54mi	3/2.5	1,792 (-2%)	16mo	$275,000	$153	56
2018 Camille Ct	0.56mi	3/2.0	1,969 (+8%)	6mo	$270,000	$137	56
2029 Place Liberte Dr	0.38mi	4/2.0 (+1)	2,042 (+12%)	4mo	$330,000	$162	55
9734 N Ash Ave	0.53mi	3/2.0	1,745 (-5%)	15mo	$375,000	$215	55
2028 Court Louis N/A	0.39mi	3/3.0	1,728 (-6%)	16mo	$285,000	$165	55
2010 Camille Ct	0.59mi	3/3.0	1,932 (+6%)	11mo	$285,000	$148	50
9500 NE 98th Ter	0.71mi	3/2.5	1,762 (-4%)	11mo	$300,000	$170	50
9821 N Evanston Ave	0.64mi	3/2.5	1,726 (-6%)	12mo	$275,000	$159	48
1424 Camille St	0.44mi	3/3.0	1,640 (-10%)	19mo	$289,999	$177	42

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: -21.3%
• Equity multiple: 0.23×
• Total profit: $-88,249
• Equity at exit: $61,132

10-year hold

• IRR: -6.4%
• Equity multiple: 0.51×
• Total profit: $-56,620
• Equity at exit: $35,449

Cash invested: $114,800 (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: 240
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,799 medium
• Mortgage (P&I): −$2,150
• Tax from tax record: −$435 /mo · $5,221/yr
• Insurance: −$171
• HOA: −$30
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $-575

Break-even live

Break-even rent $3,527

Max offer price $308,442

Occupancy floor —

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: $102,500
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1303 La Chateau Dr Unit 1303 Liberty, MO	4.0	3.0	1750	$2,250	$1.29	43d	1	0.67mi
9619 NE 98th St Kansas City, MO	4.0	3.5	2500	$3,200	$1.28	43d	1	0.75mi
1502 Telford Dr Liberty, MO	4.0	4.5	2481	$2,879	$1.16	23d	1	1.32mi

HOA detail

• Monthly dues: $30 · $360/yr
• Likely covers: landscapingpool

Listing history 16 events

1. 2026-06-18
   days on market $410,000 Active 91 DOM
2. 2026-06-17
   days on market $410,000 Active 90 DOM
3. 2026-06-16
   days on market $410,000 Active 89 DOM
4. 2026-06-15
   days on market $410,000 Active 88 DOM
5. 2026-06-13
   days on market $410,000 Active 86 DOM
6. 2026-06-09
   days on market $410,000 Active 82 DOM
7. 2026-06-08
   days on market $410,000 Active 81 DOM
8. 2026-06-07
   days on market $410,000 Active 80 DOM
9. 2026-06-03
   pricedays on market $410,000 Active 76 DOM
10. 2026-06-02
    days on market $415,000 Active 75 DOM
11. 2026-06-01
    days on market $415,000 Active 74 DOM
12. 2026-05-31
    days on market $415,000 Active 73 DOM
13. 2026-05-15
    price $415,000 2009-char remark

    Show marketing remark (2009 chars)

    Welcome to 10201 N Willow Ave in Kansas City—a beautifully maintained home that blends comfort, space, and convenience in a highly desirable location. This inviting property offers a bright, open layout perfect for both everyday living and entertaining. The main living area features abundant natural light, tall ceilings and a fireplace creates a warm and welcoming atmosphere that flows seamlessly into the dining space and kitchen. The kitchen is well-appointed with ample cabinetry, a large pantry, generous granite counter space, and functionality that makes meal prep a breeze. The home includes spacious bedrooms with plenty of closet space, along with well-designed bathrooms that provide both style and practicality. The primary suite features vaulted ceilings that offers privacy and comfort after a long day. The primary bathroom serves as a relaxing retreat, with a corner jetted tub, his and her vanities and access to the large walk in closet. You’ll also find two more bedrooms and the laundry room located on the main level. Downstairs is the fourth bedroom and third bathroom with another enormous living room perfect for movie night or watching your favorite sports team! If you’re looking for storage this home is perfect with a huge sub basement as well as a large utility room and three car garage. Step outside to enjoy a backyard that’s perfect for gatherings, play, or simply unwinding. Whether you’re hosting a barbecue or enjoying a quiet evening next to the fire pit, this outdoor space offers great versatility. There are also two playgrounds, two swimming pools, tennis courts, and two fishing areas nearby. Located in a sought-after Amber Meadows neighborhood, this home provides easy access to shopping, dining, schools, and major highways and 15 minutes to MCI Airport—making commuting and daily errands convenient. Don’t miss your opportunity to own a move-in-ready home in a fantastic neighborhood—schedule your showing today!

14. 2026-04-14
    price $430,000 2009-char remark

    Show marketing remark (2009 chars)

    Welcome to 10201 N Willow Ave in Kansas City—a beautifully maintained home that blends comfort, space, and convenience in a highly desirable location. This inviting property offers a bright, open layout perfect for both everyday living and entertaining. The main living area features abundant natural light, tall ceilings and a fireplace creates a warm and welcoming atmosphere that flows seamlessly into the dining space and kitchen. The kitchen is well-appointed with ample cabinetry, a large pantry, generous granite counter space, and functionality that makes meal prep a breeze. The home includes spacious bedrooms with plenty of closet space, along with well-designed bathrooms that provide both style and practicality. The primary suite features vaulted ceilings that offers privacy and comfort after a long day. The primary bathroom serves as a relaxing retreat, with a corner jetted tub, his and her vanities and access to the large walk in closet. You’ll also find two more bedrooms and the laundry room located on the main level. Downstairs is the fourth bedroom and third bathroom with another enormous living room perfect for movie night or watching your favorite sports team! If you’re looking for storage this home is perfect with a huge sub basement as well as a large utility room and three car garage. Step outside to enjoy a backyard that’s perfect for gatherings, play, or simply unwinding. Whether you’re hosting a barbecue or enjoying a quiet evening next to the fire pit, this outdoor space offers great versatility. There are also two playgrounds, two swimming pools, tennis courts, and two fishing areas nearby. Located in a sought-after Amber Meadows neighborhood, this home provides easy access to shopping, dining, schools, and major highways and 15 minutes to MCI Airport—making commuting and daily errands convenient. Don’t miss your opportunity to own a move-in-ready home in a fantastic neighborhood—schedule your showing today!

15. 2026-03-20
    listed $435,000 Active 2009-char remark

    Show marketing remark (2009 chars)

    Welcome to 10201 N Willow Ave in Kansas City—a beautifully maintained home that blends comfort, space, and convenience in a highly desirable location. This inviting property offers a bright, open layout perfect for both everyday living and entertaining. The main living area features abundant natural light, tall ceilings and a fireplace creates a warm and welcoming atmosphere that flows seamlessly into the dining space and kitchen. The kitchen is well-appointed with ample cabinetry, a large pantry, generous granite counter space, and functionality that makes meal prep a breeze. The home includes spacious bedrooms with plenty of closet space, along with well-designed bathrooms that provide both style and practicality. The primary suite features vaulted ceilings that offers privacy and comfort after a long day. The primary bathroom serves as a relaxing retreat, with a corner jetted tub, his and her vanities and access to the large walk in closet. You’ll also find two more bedrooms and the laundry room located on the main level. Downstairs is the fourth bedroom and third bathroom with another enormous living room perfect for movie night or watching your favorite sports team! If you’re looking for storage this home is perfect with a huge sub basement as well as a large utility room and three car garage. Step outside to enjoy a backyard that’s perfect for gatherings, play, or simply unwinding. Whether you’re hosting a barbecue or enjoying a quiet evening next to the fire pit, this outdoor space offers great versatility. There are also two playgrounds, two swimming pools, tennis courts, and two fishing areas nearby. Located in a sought-after Amber Meadows neighborhood, this home provides easy access to shopping, dining, schools, and major highways and 15 minutes to MCI Airport—making commuting and daily errands convenient. Don’t miss your opportunity to own a move-in-ready home in a fantastic neighborhood—schedule your showing today!

16. 2026-02-08
    historical $435,000 2009-char remark

    Show marketing remark (2009 chars)

    Welcome to 10201 N Willow Ave in Kansas City—a beautifully maintained home that blends comfort, space, and convenience in a highly desirable location. This inviting property offers a bright, open layout perfect for both everyday living and entertaining. The main living area features abundant natural light, tall ceilings and a fireplace creates a warm and welcoming atmosphere that flows seamlessly into the dining space and kitchen. The kitchen is well-appointed with ample cabinetry, a large pantry, generous granite counter space, and functionality that makes meal prep a breeze. The home includes spacious bedrooms with plenty of closet space, along with well-designed bathrooms that provide both style and practicality. The primary suite features vaulted ceilings that offers privacy and comfort after a long day. The primary bathroom serves as a relaxing retreat, with a corner jetted tub, his and her vanities and access to the large walk in closet. You’ll also find two more bedrooms and the laundry room located on the main level. Downstairs is the fourth bedroom and third bathroom with another enormous living room perfect for movie night or watching your favorite sports team! If you’re looking for storage this home is perfect with a huge sub basement as well as a large utility room and three car garage. Step outside to enjoy a backyard that’s perfect for gatherings, play, or simply unwinding. Whether you’re hosting a barbecue or enjoying a quiet evening next to the fire pit, this outdoor space offers great versatility. There are also two playgrounds, two swimming pools, tennis courts, and two fishing areas nearby. Located in a sought-after Amber Meadows neighborhood, this home provides easy access to shopping, dining, schools, and major highways and 15 minutes to MCI Airport—making commuting and daily errands convenient. Don’t miss your opportunity to own a move-in-ready home in a fantastic neighborhood—schedule your showing today!

ⓘ 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: $5,221 · $435/mo
• Projected year-2 tax: $5,221 · $435/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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,586
• − Mortgage interest: −$22,966
• − Property taxes: −$5,221
• − Insurance: −$2,050
• − Repairs & maintenance: −$2,687
• − Management: −$2,687
• − HOA: −$360
• − Depreciation: −$11,927
• Taxable loss: −$14,312
• Est. tax savings @ 24.0%: +$3,435
• After-tax cash flow: $-3,464/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

-4.6% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $415,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $430,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-20 Listed $435,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-08 Coming Soon $435,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.8%/yr

Latest (2025): $5,221 · +4.4% YoY. Source: county tax records.