10908 Ewing Ave · Kansas City, MO 64134

$169,950

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 24 Days on market

Built 1956 8,112 sqft lot $191/sqft · 16% above area Est $147k · 16% over $4/mo HOA

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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).

• Cash flow +18.7/30.0
• DSCR +5.9/10.0
• 1% rule +4.3/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Reduced. Top to bottom Remodel. New Roof 2026, All new exterior: New siding, Insulation, and blown insulation in Attic; New Windows, and New Garage Door. Comfortably situated on a quiet street, huge mature trees, and ready to go! All new kitchen and appliances, Stone backsplash, with a smartly integrated Washer and Drier combination in the kitchen. New kitchen cabinets, Gas Range, Dishwasher, granite tops, and new vinyl plank flooring. Generous living, and huge primary bedroom! Completely renovated bath, with fixtures, new vanity, new toilet, New HVAC, and Water Heater. New Doors, all light fixtures, and hardware throughout. New exterior lighting to include motion detection. New driveway and approach. Freshly seeded front and back lawn, and newly installed landscaping. Bring your choosiest! This home is Awesome!

Key facts

• 8,112 sq ft lot
• Garage
• Built 1956

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (6.5% below list).
• Recommended offer: $159k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,880 (6.5% below list)

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. 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: 0.93% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 8.9

CMA / ARV

• ARV (median comp): $146,575
• List price: $169,950
• Delta: 15.95%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10803 Blue Ridge Blvd	0.24mi	3/1.0	888 (0%)	1mo	$150,000	$169	88
10800 Ewing Ave	0.20mi	3/1.0	888 (0%)	4mo	$164,500	$185	87
11015 Cambridge Ave	0.18mi	3/1.0	888 (0%)	6mo	$135,000	$152	86
10812 Bennington St	0.16mi	3/2.0	936 (+5%)	1mo	$179,900	$192	79
10712 Blue Ridge Blvd	0.33mi	3/1.0	927 (+4%)	2mo	$164,950	$178	76
7119 E 111th Ter	0.40mi	3/1.0	912 (+3%)	2mo	$160,000	$175	75
11220 Corrington Ave	0.55mi	3/1.0	912 (+3%)	2mo	$150,000	$164	68
11127 Blue Ridge Blvd	0.40mi	3/1.0	936 (+5%)	6mo	$139,000	$149	67
7402 E 109th St	0.43mi	3/1.0	960 (+8%)	0mo	$139,900	$146	66
7405 E 112th St	0.50mi	4/1.0 (+1)	936 (+5%)	4mo	$125,000	$134	60
7705 E 112th Ter	0.66mi	3/1.0	960 (+8%)	6mo	$175,000	$182	50
7806 E 113th St E	0.71mi	4/1.5 (+1)	936 (+5%)	6mo	$119,900	$128	46

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: 0.78×
• Total profit: $-10,704
• Equity at exit: $25,340

10-year hold

• IRR: 7.6%
• Equity multiple: 1.67×
• Total profit: $31,722
• Equity at exit: $14,694

Cash invested: $47,586 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,589 high
• Mortgage (P&I): −$891
• Tax from tax record: −$121 /mo · $1,457/yr
• Insurance: −$71
• HOA: −$4
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $168

Break-even live

Break-even rent $1,377

Max offer price $169,950

Occupancy floor 84%

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: $42,488
• Closing costs: $5,098
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10919 Ewing Ave Kansas City, MO	3.0	1.0	840	$1,850	$2.20	4d	1	0.08mi
10716 Ewing Ave Kansas City, MO	4.0	2.0	1032	$1,550	$1.50	44d	1	0.22mi
10712 Bennington Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	16d	1	0.25mi
11127 Blue Ridge Blvd Kansas City, MO	3.0	1.0	1000	$1,599	$1.60	44d	1	0.42mi
7119 E 111th Ter Kansas City, MO	3.0	1.0	912	$1,349	$1.48	44d	1	0.43mi
7114 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	24d	1	0.45mi
7305 E 111th Ter Kansas City, MO	4.0	1.0	1100	$1,345	$1.22	15d	1	0.46mi
6905 E 112th St Kansas City, MO	3.0	1.0	972	$1,550	$1.59	44d	1	0.48mi
7405 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	44d	1	0.52mi
11116 Bristol Ter Kansas City, MO	3.0	1.0	956	$1,390	$1.45	24d	1	0.54mi
7800 E 112th St Kansas City, MO	3.0	1.0	900	$1,600	$1.78	24d	1	0.67mi
10607 Richmond Ave Kansas City, MO	3.0	1.0	912	$1,499	$1.64	16d	1	0.68mi
11407 Winchester Ave Kansas City, MO	3.0	1.0	936	$1,360	$1.45	3d	1	0.68mi
6904 Longview Rd Kansas City, MO	4.0	1.0	900	$1,850	$2.06	2d	1	0.72mi
7104 Longview Rd Kansas City, MO	3.0	1.0	912	$1,275	$1.40	15d	1	0.77mi
10500 Hillcrest Rd Kansas City, MO	1.0–2.0	1.0–2.0	875	$1,350	$1.54	2d	63	0.83mi
11410 Palmer Ave Kansas City, MO	4.0	2.0	936	$1,300	$1.39	44d	1	0.85mi
10719 Bristol Ter Kansas City, MO	3.0	2.0	1096	$1,456	$1.33	24d	1	0.86mi
10401 Richmond Ave Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	24d	1	0.88mi
11513 Richmond Ave Kansas City, MO	3.0	1.5	1114	$1,450	$1.30	15d	1	0.93mi
8304 E 110 Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	44d	1	0.95mi
11803 Holiday Dr #5 Kansas City, MO	1.0–3.0	1.0	1016	$1,130	$1.11	2d	1	0.98mi
8310 E 111th Ter Kansas City, MO	3.0	1.0	912	$950	$1.04	16d	1	0.99mi
11208 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	3d	1	0.99mi
11406 Sycamore Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	16d	1	1.03mi
11720 Newton Ave Kansas City, MO	2.0–3.0	1.5–3.0	1293	$1,699	$1.31	2d	9	1.04mi
8517 E 110th Ter Kansas City, MO	3.0	2.0	1095	$1,450	$1.32	44d	1	1.11mi
11316 Donnelly Ave Kansas City, MO	3.0	1.0	1000	$1,475	$1.48	44d	1	1.12mi
8622 E 108th Ter Kansas City, MO	3.0	1.0	993	$1,995	$2.01	3d	1	1.15mi
5907 E 101st St Kansas City, MO	3.0	1.0	912	$1,595	$1.75	3d	1	1.19mi
5907 E 101st St Kansas City, MO	3.0	1.0	912	$1,595	$1.75	16d	1	1.19mi
10000 Bennington Ave Kansas City, MO	4.0	2.5	1032	$1,550	$1.50	44d	1	1.23mi
6731 E 119th St Grandview, MO	1.0–2.0	1.0–2.0	762	$1,150	$1.51	2d	14	1.24mi
5706 E 101st St Kansas City, MO	3.0	1.0	912	$1,475	$1.62	16d	1	1.28mi
5608 E 101st Ter Kansas City, MO	3.0	1.0	900	$1,500	$1.67	20d	1	1.28mi
5600 E 101st Ter Kansas City, MO	3.0	1.0	816	$1,395	$1.71	21d	1	1.29mi
11206 Norby Rd Kansas City, MO	3.0	1.0	1025	$1,375	$1.34	24d	1	1.30mi
10561 Cypress Ave Unit 41C Kansas City, MO	2.0	1.0	764	$875	$1.15	3d	1	1.30mi
10561 Cypress Ave Unit 41B Kansas City, MO	2.0	1.0	764	$875	$1.15	44d	1	1.30mi
5906 E 99th Ter Kansas City, MO	3.0	1.0	912	$1,399	$1.53	20d	1	1.38mi

HOA detail

• Monthly dues: $4 · $48/yr
• Likely covers: watergaslandscaping

Listing history 7 events

1. 2026-05-10
   status Pending 832-char remark

   Show marketing remark (832 chars)

   Price Reduced. Top to bottom Remodel. New Roof 2026, All new exterior: New siding, Insulation, and blown insulation in Attic; New Windows, and New Garage Door. Comfortably situated on a quiet street, huge mature trees, and ready to go! All new kitchen and appliances, Stone backsplash, with a smartly integrated Washer and Drier combination in the kitchen. New kitchen cabinets, Gas Range, Dishwasher, granite tops, and new vinyl plank flooring. Generous living, and huge primary bedroom! Completely renovated bath, with fixtures, new vanity, new toilet, New HVAC, and Water Heater. New Doors, all light fixtures, and hardware throughout. New exterior lighting to include motion detection. New driveway and approach. Freshly seeded front and back lawn, and newly installed landscaping. Bring your choosiest! This home is Awesome!

2. 2026-04-28
   price $169,950 832-char remark

   Show marketing remark (832 chars)

   Price Reduced. Top to bottom Remodel. New Roof 2026, All new exterior: New siding, Insulation, and blown insulation in Attic; New Windows, and New Garage Door. Comfortably situated on a quiet street, huge mature trees, and ready to go! All new kitchen and appliances, Stone backsplash, with a smartly integrated Washer and Drier combination in the kitchen. New kitchen cabinets, Gas Range, Dishwasher, granite tops, and new vinyl plank flooring. Generous living, and huge primary bedroom! Completely renovated bath, with fixtures, new vanity, new toilet, New HVAC, and Water Heater. New Doors, all light fixtures, and hardware throughout. New exterior lighting to include motion detection. New driveway and approach. Freshly seeded front and back lawn, and newly installed landscaping. Bring your choosiest! This home is Awesome!

3. 2026-04-24
   price $174,950 832-char remark

   Show marketing remark (832 chars)

   Price Reduced. Top to bottom Remodel. New Roof 2026, All new exterior: New siding, Insulation, and blown insulation in Attic; New Windows, and New Garage Door. Comfortably situated on a quiet street, huge mature trees, and ready to go! All new kitchen and appliances, Stone backsplash, with a smartly integrated Washer and Drier combination in the kitchen. New kitchen cabinets, Gas Range, Dishwasher, granite tops, and new vinyl plank flooring. Generous living, and huge primary bedroom! Completely renovated bath, with fixtures, new vanity, new toilet, New HVAC, and Water Heater. New Doors, all light fixtures, and hardware throughout. New exterior lighting to include motion detection. New driveway and approach. Freshly seeded front and back lawn, and newly installed landscaping. Bring your choosiest! This home is Awesome!

4. 2026-04-16
   listed $179,950 Active 832-char remark

   Show marketing remark (832 chars)

   Price Reduced. Top to bottom Remodel. New Roof 2026, All new exterior: New siding, Insulation, and blown insulation in Attic; New Windows, and New Garage Door. Comfortably situated on a quiet street, huge mature trees, and ready to go! All new kitchen and appliances, Stone backsplash, with a smartly integrated Washer and Drier combination in the kitchen. New kitchen cabinets, Gas Range, Dishwasher, granite tops, and new vinyl plank flooring. Generous living, and huge primary bedroom! Completely renovated bath, with fixtures, new vanity, new toilet, New HVAC, and Water Heater. New Doors, all light fixtures, and hardware throughout. New exterior lighting to include motion detection. New driveway and approach. Freshly seeded front and back lawn, and newly installed landscaping. Bring your choosiest! This home is Awesome!

5. 2026-04-15
   price $179,950 832-char remark

   Show marketing remark (832 chars)

   Price Reduced. Top to bottom Remodel. New Roof 2026, All new exterior: New siding, Insulation, and blown insulation in Attic; New Windows, and New Garage Door. Comfortably situated on a quiet street, huge mature trees, and ready to go! All new kitchen and appliances, Stone backsplash, with a smartly integrated Washer and Drier combination in the kitchen. New kitchen cabinets, Gas Range, Dishwasher, granite tops, and new vinyl plank flooring. Generous living, and huge primary bedroom! Completely renovated bath, with fixtures, new vanity, new toilet, New HVAC, and Water Heater. New Doors, all light fixtures, and hardware throughout. New exterior lighting to include motion detection. New driveway and approach. Freshly seeded front and back lawn, and newly installed landscaping. Bring your choosiest! This home is Awesome!

6. 2026-03-20
   historical $169,950 832-char remark

   Show marketing remark (832 chars)

   Price Reduced. Top to bottom Remodel. New Roof 2026, All new exterior: New siding, Insulation, and blown insulation in Attic; New Windows, and New Garage Door. Comfortably situated on a quiet street, huge mature trees, and ready to go! All new kitchen and appliances, Stone backsplash, with a smartly integrated Washer and Drier combination in the kitchen. New kitchen cabinets, Gas Range, Dishwasher, granite tops, and new vinyl plank flooring. Generous living, and huge primary bedroom! Completely renovated bath, with fixtures, new vanity, new toilet, New HVAC, and Water Heater. New Doors, all light fixtures, and hardware throughout. New exterior lighting to include motion detection. New driveway and approach. Freshly seeded front and back lawn, and newly installed landscaping. Bring your choosiest! This home is Awesome!

7. 2025-12-10
   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: $1,457 · $121/mo
• Projected year-2 tax: $1,649 · $137/mo
• Expected delta: +$191/yr (+$16/mo · 13.1%)

ⓘ 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 ≥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: $19,066
• − Mortgage interest: −$9,520
• − Property taxes: −$1,457
• − Insurance: −$850
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − HOA: −$48
• − Depreciation: −$4,944
• Taxable loss: −$804
• Est. tax savings @ 24.0%: +$193
• After-tax cash flow: $2,205/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

+0.0% since first listed

7 events — show timeline

• 2026-05-10 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $169,950 Heartland MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $174,950 Heartland MLS as Distributed by MLS Grid
• 2026-04-16 Listed $179,950 Heartland MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $179,950 Heartland MLS as Distributed by MLS Grid
• 2026-03-20 Coming Soon $169,950 Heartland MLS as Distributed by MLS Grid
• 2025-12-10 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,457 · +32.7% YoY. Source: county tax records.