9901 N Farley Ave · Kansas City, MO 64157

$435,000

3 bd · 3.0 ba · 2,317 sqft · SingleFamily public records · 30 Days on market

Built 2012 10,454 sqft lot $188/sqft · 6% above area Est $495k · 12% under

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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 +13.0/15.0
• Cash flow +6.7/30.0
• Rent growth +4.9/5.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

You must see this beautiful home with 4 bedrooms, 3 full baths and beautiful open floor plan, with lots of natural light and gorgeous views from upper deck. Walk out with lower patio and large corner fenced yard. Kitchen is fully updated with granite countertops, custom cabinets and large pantry. Bonus storage in sub basement. Dont miss out on the opportunity to see this amazing home located in the much sought after Brentwood neighborhood!

Key facts

• 0.24 acre lot
• 3 garage spots
• Built 2012

Property features AI

Finance

• Other: Living area reported as 2,800 sq ft; Below-grade finished area present; Age: approximately 11–15 years
• HOA & community: Member of Brentwood Homes Association; Community party room available

Exterior

• Parking: Attached 3-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Split entry floor plan; Residential property
• Construction: Frame construction with stone trim; Composition roof
• Exterior features: Lot approximately 0.24 acres; Not in a flood plain

Interior

• Kitchen: Kitchen on upper level
• Bedrooms: 4 bedrooms (bedrooms located on upper and lower levels)
• Flooring: Carpet, tile and wood flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Finished basement with walk-out access and sump pump; Family room and office; Breakfast area and kitchen/dining combo; Gas fireplace in the family room
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $435k.

Deal economics

• At list price, monthly cash flow is $-687 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $314k (27.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (34.3% below list).
• Recommended offer: $286k (34.3% 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: 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: Liberty Oaks Elem. (math 45% / reading 60%, grade C-, #226 of 1,115 statewide, top 21%, 522 students, 31% FRL); Heritage Middle School (math 39% / reading 49%, grade D, #121 of 391 statewide, top 32%, 777 students, 25% FRL); Liberty North High School (math 25% / reading 75%, grade D+, #116 of 521 statewide, top 22%, 2,326 students, 18% FRL).
• Market conditions: Rents rising fast (+9.5%/yr); 241 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $13k 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 30 days — a 2% lower offer ($428k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 $285,749 (34.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.66% ✗
• Cap rate: 4.40%
• Cash-on-cash: -6.77%
• DSCR: 0.70
• GRM: 12.7

CMA / ARV

• ARV (median comp): $495,250
• List price: $435,000
• Delta: -12.17%
• 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
9816 N Stark Ave	0.12mi	3/3.0	2,490 (+8%)	2mo	$368,000	$148	80
8973 NE 99th St	0.03mi	4/2.5 (+1)	2,470 (+7%)	2mo	$529,900	$215	79
9916 N Manning Ave	0.15mi	4/2.5 (+1)	2,470 (+7%)	2mo	$539,900	$219	74
9819 N Kentucky Ave	0.15mi	4/3.0 (+1)	2,540 (+10%)	8mo	$550,000	$217	66
9819 N Donnelly Ave	0.43mi	4/3.0 (+1)	2,444 (+6%)	3mo	$410,000	$168	63
8508 NE 97th Ter	0.39mi	4/3.0 (+1)	2,171 (-6%)	5mo	$399,900	$184	62
9720 N Denton Ave	0.47mi	4/2.5 (+1)	2,400 (+4%)	7mo	$500,000	$208	59
10008 N Marsh Ave	0.60mi	4/2.5 (+1)	2,366 (+2%)	7mo	$430,000	$182	56
9020 NE 103rd St	0.49mi	3/3.0	2,020 (-13%)	2mo	$350,000	$173	54
9708 N Donnelly Ave	0.38mi	4/2.5 (+1)	2,013 (-13%)	1mo	$435,000	$216	53
8127 NE 98th Ter	0.65mi	4/3.0 (+1)	2,051 (-12%)	2mo	$405,000	$197	44
8132 NE 97th St	0.63mi	4/2.5 (+1)	2,012 (-13%)	5mo	$349,900	$174	37

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: -22.8%
• Equity multiple: 0.19×
• Total profit: $-99,122
• Equity at exit: $64,860

10-year hold

• IRR: -8.0%
• Equity multiple: 0.39×
• Total profit: $-73,884
• Equity at exit: $37,611

Cash invested: $121,800 (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: 241
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $2,857 medium
• Mortgage (P&I): −$2,281
• Tax from tax record: −$482 /mo · $5,781/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $-687

Break-even live

Break-even rent $3,727

Max offer price $313,682

Occupancy floor —

Sensitivity live

Price	-10% $-441	-5% $-564	+0% $-687	+5% $-810	+10% $-933
Rent	-10% $-912	-5% $-800	+0% $-687	+5% $-574	+10% $-461
Rate	-1.0pp $-468	-0.5pp $-576	base $-687	+0.5pp $-799	+1.0pp $-914

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: $108,750
• Closing costs: $13,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9619 NE 98th St Kansas City, MO	4.0	3.5	2500	$3,200	$1.28	45d	1	0.66mi

Listing history 22 events

1. 2026-06-13
   statusdays on market $435,000 Pending 30 DOM
2. 2026-06-09
   days on market $435,000 Active 26 DOM
3. 2026-06-08
   days on market $435,000 Active 25 DOM
4. 2026-06-07
   days on market $435,000 Active 24 DOM
5. 2026-06-03
   days on market $435,000 Active 20 DOM
6. 2026-06-02
   days on market $435,000 Active 19 DOM
7. 2026-06-02
   price $435,000 Active 18 DOM
8. 2026-06-01
   days on market $439,900 Active 18 DOM
9. 2026-05-31
   days on market $439,900 Active 17 DOM
10. 2026-05-15
    listed $439,900 Active 1502-char remark
11. 2026-05-04
    price $439,900 1502-char remark
12. 2026-05-04
    historical $430,000 1502-char remark
13. 2022-05-03
    soldstatus
14. 2022-05-02
    soldstatus Closed 443-char remark

    Show marketing remark (443 chars)

    You must see this beautiful home with 4 bedrooms, 3 full baths and beautiful open floor plan, with lots of natural light and gorgeous views from upper deck. Walk out with lower patio and large corner fenced yard. Kitchen is fully updated with granite countertops, custom cabinets and large pantry. Bonus storage in sub basement. Dont miss out on the opportunity to see this amazing home located in the much sought after Brentwood neighborhood!

15. 2022-03-30
    status Pending 443-char remark

    Show marketing remark (443 chars)

    You must see this beautiful home with 4 bedrooms, 3 full baths and beautiful open floor plan, with lots of natural light and gorgeous views from upper deck. Walk out with lower patio and large corner fenced yard. Kitchen is fully updated with granite countertops, custom cabinets and large pantry. Bonus storage in sub basement. Dont miss out on the opportunity to see this amazing home located in the much sought after Brentwood neighborhood!

16. 2022-03-25
    listed $369,900 Active 443-char remark

    Show marketing remark (443 chars)

    You must see this beautiful home with 4 bedrooms, 3 full baths and beautiful open floor plan, with lots of natural light and gorgeous views from upper deck. Walk out with lower patio and large corner fenced yard. Kitchen is fully updated with granite countertops, custom cabinets and large pantry. Bonus storage in sub basement. Dont miss out on the opportunity to see this amazing home located in the much sought after Brentwood neighborhood!

17. 2019-05-24
    soldstatus
18. 2019-05-23
    soldstatus Sold

    Show marketing remark (438 chars)

    Stunning front to back split perfect for entertainment. Walk into stunning wood floors in the entry & enjoy time with your family in the large living room. Home has been kept immaculate with only 1 owner. The open kitchen overlooks the dining area along with the living room. Beautiful granite counters & stainless steel appliances. Enjoy your lower level with new tile less than 6 months old. This home is 100% move-in ready.

19. 2019-03-23
    status Pending

    Show marketing remark (438 chars)

    Stunning front to back split perfect for entertainment. Walk into stunning wood floors in the entry & enjoy time with your family in the large living room. Home has been kept immaculate with only 1 owner. The open kitchen overlooks the dining area along with the living room. Beautiful granite counters & stainless steel appliances. Enjoy your lower level with new tile less than 6 months old. This home is 100% move-in ready.

20. 2019-03-22
    listed $305,000 Active

    Show marketing remark (438 chars)

    Stunning front to back split perfect for entertainment. Walk into stunning wood floors in the entry & enjoy time with your family in the large living room. Home has been kept immaculate with only 1 owner. The open kitchen overlooks the dining area along with the living room. Beautiful granite counters & stainless steel appliances. Enjoy your lower level with new tile less than 6 months old. This home is 100% move-in ready.

21. 2011-09-21
    soldstatus
22. 2010-08-26
    listed $236,000

ⓘ 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: $5,781 · $482/mo
• Projected year-2 tax: $5,781 · $482/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 ≥106°F today · 17 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: $34,290
• − Mortgage interest: −$24,367
• − Property taxes: −$5,781
• − Insurance: −$2,175
• − Repairs & maintenance: −$2,743
• − Management: −$2,743
• − Depreciation: −$12,655
• Taxable loss: −$16,174
• Est. tax savings @ 24.0%: +$3,882
• After-tax cash flow: $-4,359/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

+84.3% since first listed

15 events — show timeline

• 2026-06-13 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-06-01 Price Changed $435,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-15 Listed $439,900 Heartland MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $439,900 Heartland MLS as Distributed by MLS Grid
• 2026-05-04 Coming Soon $430,000 Heartland MLS as Distributed by MLS Grid
• 2022-05-03 Sold (Public Records) — Public Records
• 2022-05-02 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-03-30 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-03-25 Listed $369,900 Heartland MLS as Distributed by MLS Grid
• 2019-05-24 Sold (Public Records) — Public Records
• 2019-05-23 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-03-23 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-03-22 Listed $305,000 Heartland MLS as Distributed by MLS Grid
• 2011-09-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-08-26 Listed $236,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2025): $5,781 · +13.9% YoY. Source: county tax records.