11346 Sycamore Ter · Kansas City, MO 64134

$139,900

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 65 Days on market

Built 1955 8,276 sqft lot $153/sqft · 9% below area Est $153k · 9% under

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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 +25.5/30.0
• ARV discount +11.4/15.0
• DSCR +8.5/10.0
• 1% rule +5.9/10.0
• 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

Located in Kansas City, 11346 Sycamore Terrace is a charming 1-story home featuring 3 bedrooms and 1 full bathroom. This property offers a practical, easy-flow layout with comfortable living spaces all on one level. The bedrooms provide ample space, and the single-story design makes for convenient everyday living. A great opportunity for homeowners or investors seeking a well-situated home in a convenient location.

Key facts

• 8,276 sq ft lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: schools C-, 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.
• Market conditions: Rents rising fast (+6.7%/yr); 143 active listings in the ZIP; 29 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 31% 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 $967 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 $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 29y 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 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.09% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.03%
• DSCR: 1.45
• GRM: 7.6

CMA / ARV

• ARV (median comp): $153,065
• List price: $139,900
• Delta: -8.60%
• 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
11346 Sycamore Ter	0.00mi	3/1.0	912 (0%)	0mo	$139,900	$153	100
11318 Marsh St	0.17mi	3/1.0	912 (0%)	0mo	$125,000	$137	92
11223 Marsh Ave	0.14mi	3/1.0	912 (0%)	2mo	$139,000	$152	91
11415 Richmond Ave	0.27mi	3/1.0	912 (0%)	3mo	$147,900	$162	85
11220 Corrington Ave	0.43mi	3/1.0	912 (0%)	2mo	$150,000	$164	78
7119 E 111th Ter	0.50mi	3/1.0	912 (0%)	2mo	$160,000	$175	75
11017 Booth Ave	0.47mi	3/1.5	912 (0%)	2mo	$95,000	$104	74
8201 E 110th St	0.38mi	3/1.0	960 (+5%)	1mo	$153,700	$160	73
11309 Marsh Ave	0.16mi	3/2.0	1,016 (+11%)	1mo	$139,950	$138	69
7905 E 112th St	0.49mi	3/1.0	864 (-5%)	2mo	$120,000	$139	67
7402 E 109th St	0.63mi	3/1.0	960 (+5%)	0mo	$139,900	$146	62
8601 E 114th Ter	0.37mi	3/1.0	1,036 (+14%)	0mo	$144,500	$139	60

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $4,095
• Equity at exit: $20,860

10-year hold

• IRR: 15.3%
• Equity multiple: 2.45×
• Total profit: $56,615
• Equity at exit: $12,096

Cash invested: $39,172 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,526 high
• Mortgage (P&I): −$734
• Tax from tax record: −$86 /mo · $1,029/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $327

Break-even live

Break-even rent $1,111

Max offer price $139,900

Occupancy floor 74%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11208 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	3d	1	0.14mi
11406 Sycamore Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	16d	1	0.22mi
11316 Donnelly Ave Kansas City, MO	3.0	1.0	1000	$1,475	$1.48	43d	1	0.22mi
11410 Palmer Ave Kansas City, MO	4.0	2.0	936	$1,300	$1.39	43d	1	0.24mi
8310 E 111th Ter Kansas City, MO	3.0	1.0	912	$950	$1.04	16d	1	0.25mi
8304 E 110 Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	43d	1	0.35mi
11116 Bristol Ter Kansas City, MO	3.0	1.0	956	$1,390	$1.45	23d	1	0.36mi
7405 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	43d	1	0.38mi
8517 E 110th Ter Kansas City, MO	3.0	2.0	1095	$1,450	$1.32	43d	1	0.38mi
11513 Richmond Ave Kansas City, MO	3.0	1.5	1114	$1,450	$1.30	14d	1	0.43mi
7800 E 112th St Kansas City, MO	3.0	1.0	900	$1,600	$1.78	23d	1	0.43mi
7305 E 111th Ter Kansas City, MO	4.0	1.0	1100	$1,345	$1.22	14d	1	0.44mi
7119 E 111th Ter Kansas City, MO	3.0	1.0	912	$1,349	$1.48	43d	1	0.49mi
7114 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	23d	1	0.50mi
7104 Longview Rd Kansas City, MO	3.0	1.0	912	$1,275	$1.40	14d	1	0.59mi
6905 E 112th St Kansas City, MO	3.0	1.0	972	$1,550	$1.59	43d	1	0.62mi
11407 Winchester Ave Kansas City, MO	3.0	1.0	936	$1,360	$1.45	3d	1	0.63mi
11127 Blue Ridge Blvd Kansas City, MO	3.0	1.0	1000	$1,599	$1.60	43d	1	0.63mi
10719 Bristol Ter Kansas City, MO	3.0	2.0	1096	$1,456	$1.33	23d	1	0.65mi
8622 E 108th Ter Kansas City, MO	3.0	1.0	993	$1,995	$2.01	3d	1	0.67mi
6904 Longview Rd Kansas City, MO	4.0	1.0	900	$1,850	$2.06	1d	1	0.71mi
10919 Ewing Ave Kansas City, MO	3.0	1.0	840	$1,850	$2.20	4d	1	0.83mi
11803 Holiday Dr #5 Kansas City, MO	1.0–3.0	1.0	1016	$1,130	$1.11	1d	1	0.88mi
10607 Richmond Ave Kansas City, MO	3.0	1.0	912	$1,499	$1.64	16d	1	0.89mi
10716 Ewing Ave Kansas City, MO	4.0	2.0	1032	$1,550	$1.50	43d	1	1.02mi
11720 Newton Ave Kansas City, MO	2.0–3.0	1.5–3.0	1293	$1,699	$1.31	1d	9	1.05mi
10712 Bennington Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	16d	1	1.11mi
6731 E 119th St Grandview, MO	1.0–2.0	1.0–2.0	762	$1,150	$1.51	1d	14	1.14mi
10401 Richmond Ave Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	23d	1	1.16mi

Listing history 13 events

1. 2026-05-08
   status Pending 418-char remark

   Show marketing remark (418 chars)

   Located in Kansas City, 11346 Sycamore Terrace is a charming 1-story home featuring 3 bedrooms and 1 full bathroom. This property offers a practical, easy-flow layout with comfortable living spaces all on one level. The bedrooms provide ample space, and the single-story design makes for convenient everyday living. A great opportunity for homeowners or investors seeking a well-situated home in a convenient location.

2. 2026-03-04
   listed $139,900 Active 418-char remark

   Show marketing remark (418 chars)

   Located in Kansas City, 11346 Sycamore Terrace is a charming 1-story home featuring 3 bedrooms and 1 full bathroom. This property offers a practical, easy-flow layout with comfortable living spaces all on one level. The bedrooms provide ample space, and the single-story design makes for convenient everyday living. A great opportunity for homeowners or investors seeking a well-situated home in a convenient location.

3. 2020-03-31
   soldstatus Sold 170-char remark

   Show marketing remark (170 chars)

   Ranch home for sale. New HVAC and water heater. Fresh paint. Ready for immediate possession. 1 car garage, fenced yard. Large eat in kitchen. Recently remodeled bathroom.

4. 2020-03-13
   status Pending 170-char remark

   Show marketing remark (170 chars)

   Ranch home for sale. New HVAC and water heater. Fresh paint. Ready for immediate possession. 1 car garage, fenced yard. Large eat in kitchen. Recently remodeled bathroom.

5. 2020-03-11
   listed $65,000 Active 170-char remark

   Show marketing remark (170 chars)

   Ranch home for sale. New HVAC and water heater. Fresh paint. Ready for immediate possession. 1 car garage, fenced yard. Large eat in kitchen. Recently remodeled bathroom.

6. 2004-09-14
   soldstatus
7. 2000-12-06
   soldstatus
8. 2000-10-12
   soldstatus
9. 2000-05-11
   listed $39,000
10. 1998-01-20
    soldstatus
11. 1998-01-19
    soldstatus
12. 1997-11-07
    listed $39,900
13. 1991-07-01
    soldstatus

ⓘ 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: $1,029 · $86/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$328/yr (+$27/mo · 31.9%)

ⓘ 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 · 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: $18,306
• − Mortgage interest: −$7,837
• − Property taxes: −$1,029
• − Insurance: −$700
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$4,070
• Taxable income: $1,742
• Est. tax owed @ 24.0%: −$418
• After-tax cash flow: $3,512/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

+250.6% since first listed

13 events — show timeline

• 2026-05-08 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-04 Listed $139,900 Heartland MLS as Distributed by MLS Grid
• 2020-03-31 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-03-13 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-03-11 Listed $65,000 Heartland MLS as Distributed by MLS Grid
• 2004-09-14 Sold (Public Records) — Public Records
• 2000-12-06 Sold (Public Records) — Public Records
• 2000-10-12 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2000-05-11 Listed $39,000 Heartland MLS as Distributed by MLS Grid
• 1998-01-20 Sold (Public Records) — Public Records
• 1998-01-19 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1997-11-07 Listed $39,900 Heartland MLS as Distributed by MLS Grid
• 1991-07-01 Sold (Public Records) — Public Records

Property tax history

+9.6%/yr

Latest (2025): $1,029 · -33.2% YoY. Source: county tax records.