4516 E 112th Ter · Kansas City, MO 64137

$159,900

3 bd · 1.5 ba · 1,250 sqft · SingleFamily public records · 98 Days on market

Built 1956 0.25 ac lot $128/sqft · 18% below area Est $194k · 18% 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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.7/10.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step Into Your Next Chapter!. .. Situated on a desirable corner lot, this ranch-style property presents a prime opportunity for Buyers looking to build equity. Offering 3 bedrooms and 1.5 bathrooms, the home features a functional one-level layout with main-floor laundry—an attractive setup for future resale or rental appeal. The unfinished basement provides excellent potential to expand usable square footage. A one-car garage adds convenience, while the corner lot enhances curb appeal and offers added flexibility for improvements. With solid fundamentals and a layout that supports multiple exit strategies, this property is ideal for renovation, rental, or resale. Bring your vision and capitalize on the opportunity to add value in a desirable setting.

Key facts

• One car garage
• Unfinished basement
• Main floor laundry

Tags

• CORNER LOT
• ONE LEVEL LIVING
• MAIN FLOOR LAUNDRY
• UNFINISHED BASEMENT
• ONE CAR GARAGE
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $136 ($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 $155k (2.9% below list).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 (+7.3%/yr); 58 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

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.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y 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 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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: 0.97% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.66%
• DSCR: 1.16
• GRM: 8.6

CMA / ARV

• ARV (median comp): $194,432
• List price: $159,900
• Delta: -17.76%
• 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
4504 E 112th Street St	0.10mi	3/1.0	1,250 (0%)	8mo	$200,000	$160	87
11407 Spruce Ave	0.29mi	3/2.0	1,225 (-2%)	1mo	$289,000	$236	81
4207 E 115th St	0.36mi	3/1.5	1,252 (+0%)	4mo	$210,000	$168	80
11120 Myrtle Ave	0.49mi	3/2.0	1,290 (+3%)	3mo	$249,000	$193	68
11208 Kensington Ave	0.19mi	3/1.0	1,081 (-14%)	2mo	$225,000	$208	65
11229 Norton Ave	0.41mi	3/2.5	1,332 (+7%)	3mo	$230,000	$173	63
11412 Myrtle Ave	0.53mi	4/1.0 (+1)	1,212 (-3%)	2mo	$195,000	$161	61
5205 Longview Rd	0.54mi	4/1.0 (+1)	1,204 (-4%)	2mo	$193,350	$161	60
11405 Myrtle Ave	0.49mi	3/2.0	1,356 (+8%)	9mo	$195,000	$144	53
10907 Grandview Rd	0.43mi	3/2.0	1,104 (-12%)	8mo	$165,000	$149	52
11204 Cleveland Ave	0.55mi	3/3.0	1,352 (+8%)	5mo	$270,000	$200	51
10719 Mersington Ave	0.72mi	3/2.0	1,103 (-12%)	1mo	$250,000	$227	44

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 · 7.33% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.77×
• Total profit: $-10,153
• Equity at exit: $23,842

10-year hold

• IRR: 8.4%
• Equity multiple: 1.76×
• Total profit: $34,067
• Equity at exit: $13,825

Cash invested: $44,772 (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 64137

• Rents YoY: 7.3%
• Active inventory: 58
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,552 high
• Mortgage (P&I): −$839
• Tax from tax record: −$185 /mo · $2,215/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $136

Break-even live

Break-even rent $1,379

Max offer price $159,900

Occupancy floor 86%

Sensitivity live

Price	-10% $227	-5% $182	+0% $136	+5% $91	+10% $46
Rent	-10% $14	-5% $75	+0% $136	+5% $198	+10% $259
Rate	-1.0pp $217	-0.5pp $177	base $136	+0.5pp $95	+1.0pp $53

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11206 Norby Rd Kansas City, MO	3.0	1.0	1025	$1,375	$1.34	24d	1	0.10mi
11311 Bales Ave Kansas City, MO	3.0	2.0	1150	$1,400	$1.22	24d	1	0.65mi
11314 Indiana Ave Kansas City, MO	3.0	1.5	988	$1,500	$1.52	44d	1	0.76mi
3311 E Red Bridge Rd Kansas City, MO	1.0–2.0	1.0–2.0	975	$1,295	$1.33	3d	19	0.78mi
5705 E 109th Ter Kansas City, MO	3.0	1.0	1545	$1,395	$0.90	44d	1	0.79mi
3333 E 113 Ter Unit A Kansas City, MO	2.0	1.0	891	$1,050	$1.18	24d	1	0.80mi
3341 E 113 Ter Unit A Kansas City, MO	2.0	1.0	891	$1,050	$1.18	24d	1	0.80mi
3347 E 113 Ter Unit A Kansas City, MO	2.0	1.0	891	$1,050	$1.18	24d	1	0.81mi
11026 College Ln Kansas City, MO	1.0–2.0	1.0–1.5	754	$1,235	$1.64	2d	7	0.85mi
11247 Calico Dr Kansas City, MO	3.0	2.5	1424	$1,625	$1.14	44d	1	0.88mi
11255 Calico Dr Kansas City, MO	3.0	1.5	1424	$1,675	$1.18	44d	1	0.88mi
11805 Lawndale Ave Kansas City, MO	3.0	1.0	1152	$1,565	$1.36	24d	1	1.02mi
6201 E Red Bridge Rd Kansas City, MO	3.0	2.0	1592	$1,645	$1.03	17d	1	1.02mi
10500 Hillcrest Rd Kansas City, MO	1.0–2.0	1.0–2.0	875	$1,350	$1.54	2d	63	1.11mi
10712 Bennington Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	17d	1	1.36mi
11009 Ewing Ave Kansas City, MO	4.0	1.0	1416	$1,595	$1.13	44d	1	1.37mi
11720 Newton Ave Kansas City, MO	2.0–3.0	1.5–3.0	1293	$1,699	$1.31	2d	9	1.43mi
10211 Bellaire Ave Kansas City, MO	4.0	2.0	1200	$2,200	$1.83	2d	1	1.44mi
10716 Ewing Ave Kansas City, MO	4.0	2.0	1032	$1,550	$1.50	44d	1	1.45mi
11127 Blue Ridge Blvd Kansas City, MO	3.0	1.0	1000	$1,599	$1.60	44d	1	1.48mi
5608 E 101st Ter Kansas City, MO	3.0	1.0	900	$1,500	$1.67	21d	1	1.48mi
6904 Longview Rd Kansas City, MO	4.0	1.0	900	$1,850	$2.06	2d	1	1.50mi
6905 E 112th St Kansas City, MO	3.0	1.0	972	$1,550	$1.59	44d	1	1.50mi

Listing history 23 events

1. 2026-06-16
   statusdays on market $159,900 Pending 98 DOM
2. 2026-06-15
   days on market $159,900 Active 97 DOM
3. 2026-06-13
   days on market $159,900 Active 95 DOM
4. 2026-06-13
   days on market $159,900 Active 94 DOM
5. 2026-06-09
   days on market $159,900 Active 91 DOM
6. 2026-06-08
   days on market $159,900 Active 90 DOM
7. 2026-06-07
   days on market $159,900 Active 89 DOM
8. 2026-06-03
   days on market $159,900 Active 85 DOM
9. 2026-06-02
   days on market $159,900 Active 84 DOM
10. 2026-06-01
    days on market $159,900 Active 83 DOM
11. 2026-05-31
    days on market $159,900 Active 82 DOM
12. 2026-05-19
    status Pending 766-char remark

    Show marketing remark (766 chars)

    Step Into Your Next Chapter!. .. Situated on a desirable corner lot, this ranch-style property presents a prime opportunity for Buyers looking to build equity. Offering 3 bedrooms and 1.5 bathrooms, the home features a functional one-level layout with main-floor laundry—an attractive setup for future resale or rental appeal. The unfinished basement provides excellent potential to expand usable square footage. A one-car garage adds convenience, while the corner lot enhances curb appeal and offers added flexibility for improvements. With solid fundamentals and a layout that supports multiple exit strategies, this property is ideal for renovation, rental, or resale. Bring your vision and capitalize on the opportunity to add value in a desirable setting.

13. 2026-04-27
    status Active 766-char remark

    Show marketing remark (766 chars)

    Step Into Your Next Chapter!. .. Situated on a desirable corner lot, this ranch-style property presents a prime opportunity for Buyers looking to build equity. Offering 3 bedrooms and 1.5 bathrooms, the home features a functional one-level layout with main-floor laundry—an attractive setup for future resale or rental appeal. The unfinished basement provides excellent potential to expand usable square footage. A one-car garage adds convenience, while the corner lot enhances curb appeal and offers added flexibility for improvements. With solid fundamentals and a layout that supports multiple exit strategies, this property is ideal for renovation, rental, or resale. Bring your vision and capitalize on the opportunity to add value in a desirable setting.

14. 2026-04-08
    status Pending 766-char remark

    Show marketing remark (766 chars)

    Step Into Your Next Chapter!. .. Situated on a desirable corner lot, this ranch-style property presents a prime opportunity for Buyers looking to build equity. Offering 3 bedrooms and 1.5 bathrooms, the home features a functional one-level layout with main-floor laundry—an attractive setup for future resale or rental appeal. The unfinished basement provides excellent potential to expand usable square footage. A one-car garage adds convenience, while the corner lot enhances curb appeal and offers added flexibility for improvements. With solid fundamentals and a layout that supports multiple exit strategies, this property is ideal for renovation, rental, or resale. Bring your vision and capitalize on the opportunity to add value in a desirable setting.

15. 2026-03-31
    status Active 766-char remark

    Show marketing remark (766 chars)

    Step Into Your Next Chapter!. .. Situated on a desirable corner lot, this ranch-style property presents a prime opportunity for Buyers looking to build equity. Offering 3 bedrooms and 1.5 bathrooms, the home features a functional one-level layout with main-floor laundry—an attractive setup for future resale or rental appeal. The unfinished basement provides excellent potential to expand usable square footage. A one-car garage adds convenience, while the corner lot enhances curb appeal and offers added flexibility for improvements. With solid fundamentals and a layout that supports multiple exit strategies, this property is ideal for renovation, rental, or resale. Bring your vision and capitalize on the opportunity to add value in a desirable setting.

16. 2026-02-08
    status Pending 766-char remark

    Show marketing remark (766 chars)

    Step Into Your Next Chapter!. .. Situated on a desirable corner lot, this ranch-style property presents a prime opportunity for Buyers looking to build equity. Offering 3 bedrooms and 1.5 bathrooms, the home features a functional one-level layout with main-floor laundry—an attractive setup for future resale or rental appeal. The unfinished basement provides excellent potential to expand usable square footage. A one-car garage adds convenience, while the corner lot enhances curb appeal and offers added flexibility for improvements. With solid fundamentals and a layout that supports multiple exit strategies, this property is ideal for renovation, rental, or resale. Bring your vision and capitalize on the opportunity to add value in a desirable setting.

17. 2025-12-20
    listed $159,900 Active 766-char remark

    Show marketing remark (766 chars)

    Step Into Your Next Chapter!. .. Situated on a desirable corner lot, this ranch-style property presents a prime opportunity for Buyers looking to build equity. Offering 3 bedrooms and 1.5 bathrooms, the home features a functional one-level layout with main-floor laundry—an attractive setup for future resale or rental appeal. The unfinished basement provides excellent potential to expand usable square footage. A one-car garage adds convenience, while the corner lot enhances curb appeal and offers added flexibility for improvements. With solid fundamentals and a layout that supports multiple exit strategies, this property is ideal for renovation, rental, or resale. Bring your vision and capitalize on the opportunity to add value in a desirable setting.

18. 2015-08-25
    historical
19. 2014-09-17
    listed $74,500
20. 1998-11-16
    soldstatus
21. 1998-11-12
    soldstatus
22. 1998-10-04
    listed $65,900
23. 1982-11-01
    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: $2,215 · $185/mo
• Projected year-2 tax: $2,215 · $185/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 1/10 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: $18,624
• − Mortgage interest: −$8,957
• − Property taxes: −$2,215
• − Insurance: −$800
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$4,652
• Taxable loss: −$978
• Est. tax savings @ 24.0%: +$235
• After-tax cash flow: $1,871/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): 9,422
• Household income: $66,036
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 356.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 23% Two or more races 7% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 5% Italian 3% Romanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 3% Arabic 3% French/Haitian/Cajun 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: ▼ -145.45%
• Current HPI: 255.0556
• Rent YoY: ▲ 7.33%
• 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

+142.6% since first listed

12 events — show timeline

• 2026-05-19 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-27 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-08 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-31 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-02-08 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-12-20 Listed $159,900 Heartland MLS as Distributed by MLS Grid
• 2015-08-25 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2014-09-17 Listed $74,500 Heartland MLS as Distributed by MLS Grid
• 1998-11-16 Sold (Public Records) — Public Records
• 1998-11-12 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1998-10-04 Listed $65,900 Heartland MLS as Distributed by MLS Grid
• 1982-11-01 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,215 · -12.4% YoY. Source: county tax records.