11215 N Marsh Ave · Kansas City, MO 64157

$315,000

3 bd · 2.0 ba · 1,028 sqft · SingleFamily public records · 10 Days on market

Built 1991 6,098 sqft lot Est $257k · 23% over

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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).

• Cash flow +12.1/30.0
• Rent growth +4.9/5.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is MOVE IN READY!! You can really tell the Owners take great care of their home! Located in the LIBERTY SCHOOL DISTRICT. Updated tile backsplash in Kitchen. Updated tile shower surrounds in bathrooms. Solid flooring throughtout, no carpet. Upper living room with tile surround and built in mantle fireplace. Eat-in Kitchen walks out on to deck area. Stainless stove, microwave, and dishwasher stay. Lower level living area has a fireplace and space for a work from home office.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1991

Property features AI

Finance

• Other: Not in flood plain; Age: approximately 31–40 years; Living area reported; Contact: 816-321-0120

Exterior

• Parking: Attached garage with garage door opener, garage faces front; 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Fiber available and high-speed internet available
• Home design: Single-family residence; Residential property; Split-entry; Above-grade and below-grade finished living areas
• Construction: Frame construction; Composition roof
• Exterior features: Deck; Wood fencing; Sprinkler system (in-ground); City lot; Paved road with public maintenance; Back flow device

Interior

• Kitchen: Kitchen/dining combo
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Electric cooling
• Interior features: Thermal windows; Daylight, finished basement; Family room and recreation room; Kitchen with dining area combo; Split-entry floor plan; Smoke detector(s)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-69 ($-830/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (20.7% below list).
• Recommended offer: $250k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: 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: Kellybrook Elem School (math 39% / reading 47%, grade F, #473 of 1,115 statewide, top 43%, 522 students, 28% FRL); South Valley Middle (math 33% / reading 53%, grade D-, #134 of 391 statewide, top 35%, 791 students, 18% 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; 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 $2k of loan paydown is wiped out by about $9k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 26y ago; this cycle's ask is 26% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $249,639 (20.7% 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. 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: 0.79% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.94%
• DSCR: 0.96
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $257,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11009 N Lewis Ave	0.50mi	3/2.0	1,150 (+12%)	9mo	$145,000	$126	49
11433 N Tennessee Ave	0.67mi	3/2.0	1,181 (+15%)	6mo	$294,900	$250	39

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: -12.7%
• Equity multiple: 0.52×
• Total profit: $-42,301
• Equity at exit: $46,968

10-year hold

• IRR: 2.3%
• Equity multiple: 1.20×
• Total profit: $17,353
• Equity at exit: $27,235

Cash invested: $88,200 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,496 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$258 /mo · $3,098/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-69

Break-even live

Break-even rent $2,584

Max offer price $302,782

Occupancy floor 98%

Sensitivity live

Price	-10% $109	-5% $20	+0% $-69	+5% $-158	+10% $-247
Rent	-10% $-266	-5% $-168	+0% $-69	+5% $29	+10% $128
Rate	-1.0pp $89	-0.5pp $11	base $-69	+0.5pp $-151	+1.0pp $-234

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $315,000 Coming Soon 10 DOM
2. 2026-06-18
   days on market $315,000 Coming Soon 7 DOM
3. 2026-06-17
   days on market $315,000 Coming Soon 6 DOM
4. 2026-06-16
   days on market $315,000 Coming Soon 5 DOM
5. 2026-06-15
   days on market $315,000 Coming Soon 4 DOM
6. 2026-06-13
   remarks 12-char remark
7. 2026-06-13
   listed $315,000 Coming Soon 2 DOM

ⓘ 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: $3,098 · $258/mo
• Projected year-2 tax: $3,098 · $258/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 16 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: $29,957
• − Mortgage interest: −$17,645
• − Property taxes: −$3,098
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,397
• − Management: −$2,397
• − Depreciation: −$9,164
• Taxable loss: −$6,318
• Est. tax savings @ 24.0%: +$1,516
• After-tax cash flow: $686/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

+174.0% since first listed

23 events — show timeline

• 2026-06-11 Coming Soon $315,000 Heartland MLS as Distributed by MLS Grid
• 2022-07-13 Sold (Public Records) — Public Records
• 2022-06-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-06-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-05-19 Listed $250,000 Heartland MLS as Distributed by MLS Grid
• 2019-03-07 Sold (Public Records) — Public Records
• 2019-03-04 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-01-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-01-15 Price Changed $174,000 Heartland MLS as Distributed by MLS Grid
• 2019-01-01 Listed $179,000 Heartland MLS as Distributed by MLS Grid
• 2016-10-04 Sold (Public Records) — Public Records
• 2016-09-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-08-21 Contingent — Heartland MLS as Distributed by MLS Grid
• 2016-08-08 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2004-03-25 Sold (Public Records) — Public Records
• 2004-03-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-01-04 Listed $134,900 Heartland MLS as Distributed by MLS Grid
• 2001-05-16 Sold (Public Records) — Public Records
• 2001-05-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2001-03-23 Listed $117,900 Heartland MLS as Distributed by MLS Grid
• 2000-07-14 Sold (Public Records) — Public Records
• 2000-07-13 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2000-05-01 Listed $114,950 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2025): $3,098 · +8.1% YoY. Source: county tax records.