Riverside Plan · Kansas City, MO 64155

$445,300

5 bd · 3.0 ba · 2,538 sqft · SingleFamily · 364 Days on market

↓ 7% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +4.6/30.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Our Riverside home plan is a stylish 2-story lifestyle plan featuring 5 bedrooms and 3 bathrooms. Through the front door, you're greeted by a lovely foyer that to an open layout that seamlessly connects the great room, dining area, and kitchen with a walk-in pantry. In addition, the main floor has a full bedroom and bathroom. Upstairs, you'll find the primary suite, three additional bedrooms, and a convenient laundry room that connects directly to the primary closet for easy access. Looking for additional space? Consider finishing the lower level to include a rec room, another bedroom, and an extra bathroom, enhancing the versatility and functionality of your home.

Key facts

• Full bedroom
• Primary closet
• Open layout

Tags

• OPEN LAYOUT
• WALK-IN PANTRY
• FULL BEDROOM
• CONVENIENT LAUNDRY ROOM
• PRIMARY CLOSET
• FINISHING THE LOWER LEVEL

🏗️ New construction. The $445,300 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $578,480.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $445k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $367k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $321k (27.9% below list).
• Recommended offer: $321k (27.9% 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.
• North Kansas City 74 (urban): math 38% / reading 49% proficiency, ranked #98 of 324 in MO (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.9%/yr); 248 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 341 units permitted in Clay County in 2024 (40 in 5+ unit buildings).
• This rent runs 40% of the median local income ($97k/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 $4k of loan paydown is wiped out by about $17k 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 364 days — a 12% lower offer ($392k) is reasonable based on typical stale-listing flexibility.

Recommended offer $321,096 (27.9% 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 364 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.56% ✗
• Cap rate: 3.26%
• Cash-on-cash: -10.82%
• DSCR: 0.52
• GRM: 15.0

CMA / ARV

• ARV (median comp): $578,480
• List price: $445,300
• Delta: -23.02%
• 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
10604 N Jefferson St	0.15mi	5/3.0	2,538 (0%)	6mo	$507,204	$200	88
10611 N Holly St	0.14mi	4/3.0 (-1)	2,525 (-0%)	2mo	$590,000	$234	86
10509 N Mulberry St	0.18mi	4/3.5 (-1)	2,471 (-3%)	1mo	$559,900	$227	79
10427 N Mulberry St	0.18mi	4/3.5 (-1)	2,686 (+6%)	1mo	$670,000	$249	74
10745 N Bell St	0.62mi	4/3.0 (-1)	2,555 (+1%)	0mo	$655,000	$256	65
1516 NW 106th St	0.48mi	4/3.5 (-1)	2,625 (+3%)	4mo	$682,175	$260	62
10615 N Mulberry St	0.20mi	4/3.5 (-1)	2,872 (+13%)	1mo	$609,900	$212	61
10748 N Hickory Ct	0.46mi	4/3.5 (-1)	2,658 (+5%)	5mo	$609,900	$229	59
10407 N Liberty St	0.40mi	4/3.5 (-1)	2,838 (+12%)	0mo	$669,950	$236	54
10415 N Liberty St	0.40mi	4/3.5 (-1)	2,816 (+11%)	3mo	$695,950	$247	54
1506 NW 106th Ter	0.46mi	4/3.5 (-1)	2,838 (+12%)	2mo	$699,950	$247	50
1713 NW 105th Ter	0.56mi	4/3.0 (-1)	2,240 (-12%)	6mo	$479,680	$214	45

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 · 6.92% rent growth · sell at horizon

5-year hold

• IRR: -31.8%
• Equity multiple: -0.07×
• Total profit: $-173,584
• Equity at exit: $86,253

10-year hold

• IRR: -22.2%
• Equity multiple: -0.31×
• Total profit: $-212,219
• Equity at exit: $50,016

Cash invested: $161,974 (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 64155

• Rents YoY: 6.9%
• Active inventory: 248
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $3,211 medium
• Mortgage (P&I): −$3,034
• Tax est. 1.5%: −$723 /mo · $8,677/yr
• Insurance: −$241
• HOA: −$0
• Vacancy / Maint / Mgmt: −$674
• Net cashflow: $-1,461

Break-even live

Break-even rent $5,060

Max offer price $367,058

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: $144,620
• Closing costs: $17,354
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1304 NW 107th Ter Kansas City, MO	4.0	3.5	2647	$4,000	$1.51	1d	1	0.42mi
1004 NW 113th St Kansas City, MO	4.0	2.5	2544	$3,000	$1.18	1d	1	1.08mi

Listing history 19 events

1. 2026-06-18
   days on market $445,300 Active 364 DOM
2. 2026-06-17
   days on market $445,300 Active 363 DOM
3. 2026-06-16
   days on market $445,300 Active 362 DOM
4. 2026-06-15
   days on market $445,300 Active 361 DOM
5. 2026-06-13
   days on market $445,300 Active 359 DOM
6. 2026-06-13
   days on market $445,300 Active 358 DOM
7. 2026-06-09
   days on market $445,300 Active 355 DOM
8. 2026-06-08
   days on market $445,300 Active 354 DOM
9. 2026-06-07
   days on market $445,300 Active 353 DOM
10. 2026-06-05
    days on market $445,300 Active 350 DOM
11. 2026-06-03
    days on market $445,300 Active 349 DOM
12. 2026-06-02
    days on market $445,300 Active 348 DOM
13. 2026-06-01
    days on market $445,300 Active 347 DOM
14. 2026-05-31
    days on market $445,300 Active 346 DOM
15. 2026-05-02
    price $445,300 673-char remark

    Show marketing remark (673 chars)

    Our Riverside home plan is a stylish 2-story lifestyle plan featuring 5 bedrooms and 3 bathrooms. Through the front door, you're greeted by a lovely foyer that to an open layout that seamlessly connects the great room, dining area, and kitchen with a walk-in pantry. In addition, the main floor has a full bedroom and bathroom. Upstairs, you'll find the primary suite, three additional bedrooms, and a convenient laundry room that connects directly to the primary closet for easy access. Looking for additional space? Consider finishing the lower level to include a rec room, another bedroom, and an extra bathroom, enhancing the versatility and functionality of your home.

16. 2026-04-03
    price $440,300 673-char remark

    Show marketing remark (673 chars)

    Our Riverside home plan is a stylish 2-story lifestyle plan featuring 5 bedrooms and 3 bathrooms. Through the front door, you're greeted by a lovely foyer that to an open layout that seamlessly connects the great room, dining area, and kitchen with a walk-in pantry. In addition, the main floor has a full bedroom and bathroom. Upstairs, you'll find the primary suite, three additional bedrooms, and a convenient laundry room that connects directly to the primary closet for easy access. Looking for additional space? Consider finishing the lower level to include a rec room, another bedroom, and an extra bathroom, enhancing the versatility and functionality of your home.

17. 2025-10-04
    price $435,300 673-char remark

    Show marketing remark (673 chars)

    Our Riverside home plan is a stylish 2-story lifestyle plan featuring 5 bedrooms and 3 bathrooms. Through the front door, you're greeted by a lovely foyer that to an open layout that seamlessly connects the great room, dining area, and kitchen with a walk-in pantry. In addition, the main floor has a full bedroom and bathroom. Upstairs, you'll find the primary suite, three additional bedrooms, and a convenient laundry room that connects directly to the primary closet for easy access. Looking for additional space? Consider finishing the lower level to include a rec room, another bedroom, and an extra bathroom, enhancing the versatility and functionality of your home.

18. 2025-09-03
    price $455,300 673-char remark

    Show marketing remark (673 chars)

    Our Riverside home plan is a stylish 2-story lifestyle plan featuring 5 bedrooms and 3 bathrooms. Through the front door, you're greeted by a lovely foyer that to an open layout that seamlessly connects the great room, dining area, and kitchen with a walk-in pantry. In addition, the main floor has a full bedroom and bathroom. Upstairs, you'll find the primary suite, three additional bedrooms, and a convenient laundry room that connects directly to the primary closet for easy access. Looking for additional space? Consider finishing the lower level to include a rec room, another bedroom, and an extra bathroom, enhancing the versatility and functionality of your home.

19. 2025-06-19
    listed $479,500 Active 673-char remark

    Show marketing remark (673 chars)

    Our Riverside home plan is a stylish 2-story lifestyle plan featuring 5 bedrooms and 3 bathrooms. Through the front door, you're greeted by a lovely foyer that to an open layout that seamlessly connects the great room, dining area, and kitchen with a walk-in pantry. In addition, the main floor has a full bedroom and bathroom. Upstairs, you'll find the primary suite, three additional bedrooms, and a convenient laundry room that connects directly to the primary closet for easy access. Looking for additional space? Consider finishing the lower level to include a rec room, another bedroom, and an extra bathroom, enhancing the versatility and functionality of your home.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,532
• − Mortgage interest: −$32,404
• − Property taxes: −$8,677
• − Insurance: −$2,892
• − Repairs & maintenance: −$3,083
• − Management: −$3,083
• − Depreciation: −$16,828
• Taxable loss: −$28,435
• Est. tax savings @ 24.0%: +$6,825
• After-tax cash flow: $-10,708/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: North Kansas City 74
• NCES district ID: 2922800
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $55,444
• Composite: 37.88/100
• National rank: #4321
• State rank: #98 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): 28,824
• Household income: $97,471
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 635.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 10% Black 8% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 4% Lithuanian 3% Iranian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 3% Vietnamese 1% Other Indo-European 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: ▼ -234.09%
• Current HPI: 219.9706
• Rent YoY: ▲ 6.92%
• 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

-7.1% since first listed

5 events — show timeline

• 2026-05-02 Price Changed $445,300 Zillow
• 2026-04-03 Price Changed $440,300 Zillow
• 2025-10-04 Price Changed $435,300 Zillow
• 2025-09-03 Price Changed $455,300 Zillow
• 2025-06-19 Listed $479,500 Zillow