11916 Armitage Dr · Grandview, MO 64030

$170,000

3 bd · 1.5 ba · 1,292 sqft · SingleFamily public records · 16 Days on market

Built 1967 8,516 sqft lot $132/sqft · 22% below area Est $218k · 22% under

---

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 +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Split-level home with solid bones and a classic, functional floor plan. Previously used as a rental, this home offers strong potential as a continued investment or an excellent option for an owner-occupant looking to build equity over time. Featuring 3 bedrooms, 1.5 baths, multiple living areas, and abundant natural light, it provides a great foundation for a refresh or light renovation. Additional highlights include a 1-car garage, basement storage, and a spacious fenced-backyard with mature trees and a patio, ideal for outdoor living and future enhancements. Convenient location with easy access to highways, shopping, schools, entertainment, and more. Property is being sold in its present

Key facts

• Patio
• Mature trees
• 8,516 sq ft lot

Tags

• FUNCTIONAL FLOOR PLAN
• MULTIPLE LIVING AREAS
• ABUNDANT NATURAL LIGHT
• SPACIOUS FENCED-BACKYARD
• MATURE TREES
• PATIO

Property features AI

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 1.5 stories, split entry; Residential property
• Construction: Wood siding exterior; Composition roof
• Exterior features: Metal fencing; Paved road access

Interior

• Bedrooms: 3 bedrooms (all carpet)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom (vinyl flooring)
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Living/dining combo; Full basement; Smoke detectors
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $75 ($896/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 $158k (7.2% below list).
• Recommended offer: $158k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 5.0% in Grandview — 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 61/100 on livability (#454 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, employment D, 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 (+6.1%/yr); 116 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 36% of the median local income ($53k/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 16 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,830 (7.2% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.93% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.28%
• DSCR: 1.15
• GRM: 9.0

CMA / ARV

• ARV (median comp): $217,864
• List price: $170,000
• Delta: -21.97%
• 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
11916 Armitage Dr	0.00mi	3/1.0	1,292 (0%)	0mo	$170,000	$132	98
11804 Fuller Ave	0.23mi	3/2.5	1,292 (0%)	0mo	$200,000	$155	85
6302 E 120th Ter	0.10mi	3/2.0	1,292 (0%)	10mo	$225,000	$174	85
12003 Belmont Ave	0.09mi	3/2.0	1,258 (-3%)	9mo	$250,000	$199	82
12005 Belmont Ave	0.10mi	3/1.0	1,196 (-7%)	1mo	$225,000	$188	80
6401 E 120th Ter	0.13mi	3/1.0	1,245 (-4%)	7mo	$177,500	$143	80
12011 Belmont Ave	0.13mi	3/1.0	1,196 (-7%)	1mo	$198,000	$166	79
11705 Belmont Ave	0.26mi	3/2.0	1,414 (+9%)	1mo	$209,000	$148	69
12018 Belmont Ave	0.16mi	3/2.0	1,104 (-15%)	8mo	$139,950	$127	59
11524 Sunnyslope Dr	0.56mi	3/2.0	1,208 (-6%)	8mo	$219,500	$182	55
11410 Sunnyslope Dr	0.70mi	3/1.0	1,336 (+3%)	11mo	$215,000	$161	51
6608 E 124th St	0.59mi	3/2.0	1,485 (+15%)	1mo	$299,950	$202	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 · 6.1% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.63×
• Total profit: $-17,693
• Equity at exit: $25,348

10-year hold

• IRR: 3.3%
• Equity multiple: 1.27×
• Total profit: $13,005
• Equity at exit: $14,698

Cash invested: $47,600 (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 64030

• Home prices YoY: -30.7%
• Rents YoY: 6.1%
• Active inventory: 116
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,578 high
• Mortgage (P&I): −$891
• Tax from tax record: −$154 /mo · $1,852/yr
• Insurance: −$71
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $75

Break-even live

Break-even rent $1,484

Max offer price $170,000

Occupancy floor 90%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6731 E 119th St Grandview, MO	1.0–2.0	1.0–2.0	762	$1,150	$1.51	1d	14	0.23mi
11720 Newton Ave Kansas City, MO	2.0–3.0	1.5–3.0	1293	$1,699	$1.31	1d	9	0.33mi
11805 Lawndale Ave Kansas City, MO	3.0	1.0	1152	$1,565	$1.36	23d	1	0.46mi
11803 Holiday Dr #5 Kansas City, MO	1.0–3.0	1.0	1016	$1,130	$1.11	1d	1	0.48mi
6904 Longview Rd Kansas City, MO	4.0	1.0	900	$1,850	$2.06	1d	1	0.72mi
7104 Longview Rd Kansas City, MO	3.0	1.0	912	$1,275	$1.40	14d	1	0.79mi
11407 Winchester Ave Kansas City, MO	3.0	1.0	936	$1,360	$1.45	3d	1	0.80mi
11923 Manchester Ave Grandview, MO	3.0	2.0	1407	$1,815	$1.29	43d	1	0.94mi
11513 Richmond Ave Kansas City, MO	3.0	1.5	1114	$1,450	$1.30	14d	1	0.94mi
6905 E 112th St Kansas City, MO	3.0	1.0	972	$1,550	$1.59	43d	1	0.96mi
11934 Sycamore Ave Grandview, MO	3.0	2.0	1414	$1,806	$1.28	43d	1	0.97mi
11127 Blue Ridge Blvd Kansas City, MO	3.0	1.0	1000	$1,599	$1.60	43d	1	1.01mi
1325 Duck Rd Grandview, MO	3.0	1.5	1480	$1,600	$1.08	43d	1	1.03mi
8006 E 118th Ter Kansas City, MO	3.0	1.5	1132	$1,450	$1.28	20d	1	1.07mi
11421 Manchester Ave Kansas City, MO	4.0	1.0	1176	$1,550	$1.32	4d	1	1.09mi
6201 E Red Bridge Rd Kansas City, MO	3.0	2.0	1592	$1,645	$1.03	16d	1	1.09mi
7114 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	23d	1	1.11mi
11410 Palmer Ave Kansas City, MO	4.0	2.0	936	$1,300	$1.39	43d	1	1.12mi
7508 E 127th Pl Grandview, MO	3.0	2.0	1396	$1,945	$1.39	1d	1	1.15mi
11206 Corrington Ave Kansas City, MO	4.0	1.5	1176	$1,595	$1.36	23d	1	1.15mi
7119 E 111th Ter Kansas City, MO	3.0	1.0	912	$1,349	$1.48	43d	1	1.18mi
11009 Ewing Ave Kansas City, MO	4.0	1.0	1416	$1,595	$1.13	43d	1	1.20mi
11406 Sycamore Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	16d	1	1.24mi
11116 Bristol Ter Kansas City, MO	3.0	1.0	956	$1,390	$1.45	23d	1	1.25mi
7305 E 111th Ter Kansas City, MO	4.0	1.0	1100	$1,345	$1.22	14d	1	1.28mi
7610 E 113th St Kansas City, MO	4.0	2.0	1176	$1,700	$1.45	43d	1	1.29mi
7405 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	43d	1	1.29mi
11210 Manchester Ave Kansas City, MO	4.0	1.0	1200	$1,395	$1.16	23d	1	1.32mi
11354 Sycamore Ter Kansas City, MO	4.0	1.0	1176	$1,850	$1.57	1d	1	1.33mi
11206 Norby Rd Kansas City, MO	3.0	1.0	1025	$1,375	$1.34	23d	1	1.36mi
12712 7th St Grandview, MO	3.0	2.0	1050	$1,545	$1.47	12d	1	1.39mi
7801 E 113th St Kansas City, MO	3.0	1.0	1341	$1,450	$1.08	16d	1	1.40mi
5705 E 109th Ter Kansas City, MO	3.0	1.0	1545	$1,395	$0.90	43d	1	1.40mi
11316 Donnelly Ave Kansas City, MO	3.0	1.0	1000	$1,475	$1.48	43d	1	1.44mi
7415 E 110th St Kansas City, MO	3.0	1.0	1176	$1,385	$1.18	2d	1	1.46mi
11208 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	3d	1	1.49mi

Listing history 4 events

1. 2026-05-09
   status Pending 738-char remark
2. 2026-04-23
   listed $170,000 Active 738-char remark
3. 2005-12-19
   soldstatus
4. 1982-12-01
   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: $1,852 · $154/mo
• Projected year-2 tax: $1,852 · $154/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,940
• − Mortgage interest: −$9,523
• − Property taxes: −$1,852
• − Insurance: −$1,516
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$4,945
• Taxable loss: −$1,927
• Est. tax savings @ 24.0%: +$462
• After-tax cash flow: $1,359/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: 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 — Grandview

• Score: 61/100
• State rank: #454
• US rank: #18350

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grandview, MO
• County: Jackson County · 687,798 people
• City population: 26,422
• Metro: Kansas City, MO-KS
• Population (ZIP): 26,422
• Household income: $53,216
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1449.0

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 0.68)
• Race & ethnicity: White 44% Black 33% Hispanic / Latino 14% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 11% Korean 1% 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: ▼ -142.24%
• Current HPI: 321.6905
• Rent YoY: ▲ 6.10%
• 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

5 events — show timeline

• 2026-06-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2026-05-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Listed $170,000 Heartland MLS as Distributed by MLS Grid
• 2005-12-19 Sold (Public Records) — Public Records
• 1982-12-01 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,852 · -28.7% YoY. Source: county tax records.