11535 Richmond Ave · Kansas City, MO 64134

$105,000

3 bd · 1.5 ba · 1,080 sqft · Townhouse public records · 62 Days on market

Built 1972 735 sqft lot $97/sqft · 12% above area Est $94k · 12% over $150/mo HOA · 10% of rent

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Price Revision. A Well-Conditioned 2 story townhouse renovated and ready. New paint, new carpet, high end vinyl on main and baths. Granite in kitchen, new appliances - fridge, DW, stove. New doors, new windows. HOA includes exterior maintenance and trash. Plenty of parking, full basement with ample storage. Move right in without work to do. Property currently tenant occupied with excellent renter. Renting for $875/mo. And now at mo to mo. Perfect for home owner or investor. Good value. Quick access to 49 highway and Blue Ridge. Contact list agent directly to learn offer instructions.

Key facts

• $150 HOA
• Built 1972
• Listed 61 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $105k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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); 147 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 32% 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 $726 of loan paydown is wiped out by about $3k 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 + 6.7% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask is 40% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.49% ✓
• Cap rate: 10.78%
• Cash-on-cash: 16.03%
• DSCR: 1.71
• GRM: 5.6

CMA / ARV

• ARV (median comp): $94,087
• List price: $105,000
• Delta: 11.60%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11569 Food Ln	0.11mi	3/1.5	1,140 (+6%)	13mo	$115,000	$101	75
11623 Richmond Ave	0.04mi	2/1.5 (-1)	1,164 (+8%)	14mo	$99,500	$85	68

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: 11.6%
• Equity multiple: 1.48×
• Total profit: $14,184
• Equity at exit: $15,656

10-year hold

• IRR: 23.7%
• Equity multiple: 3.45×
• Total profit: $71,939
• Equity at exit: $9,078

Cash invested: $29,400 (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: 147
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,564 high
• Mortgage (P&I): −$551
• Tax from tax record: −$99 /mo · $1,186/yr
• Insurance: −$44
• HOA: −$150
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $393

Break-even live

Break-even rent $1,067

Max offer price $105,000

Occupancy floor 70%

Sensitivity live

Price	-10% $452	-5% $422	+0% $393	+5% $363	+10% $333
Rent	-10% $269	-5% $331	+0% $393	+5% $455	+10% $516
Rate	-1.0pp $446	-0.5pp $419	base $393	+0.5pp $366	+1.0pp $338

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11513 Richmond Ave Kansas City, MO	3.0	1.5	1114	$1,450	$1.30	16d	1	0.03mi
11421 Manchester Ave Kansas City, MO	4.0	1.0	1176	$1,550	$1.32	5d	1	0.15mi
11410 Palmer Ave Kansas City, MO	4.0	2.0	936	$1,300	$1.39	45d	1	0.21mi
7104 Longview Rd Kansas City, MO	3.0	1.0	912	$1,275	$1.40	16d	1	0.28mi
11406 Sycamore Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	17d	1	0.30mi
11407 Winchester Ave Kansas City, MO	3.0	1.0	936	$1,360	$1.45	4d	1	0.37mi
11354 Sycamore Ter Kansas City, MO	4.0	1.0	1176	$1,850	$1.57	3d	1	0.39mi
11210 Manchester Ave Kansas City, MO	4.0	1.0	1200	$1,395	$1.16	25d	1	0.40mi
6904 Longview Rd Kansas City, MO	4.0	1.0	900	$1,850	$2.06	3d	1	0.42mi
11206 Corrington Ave Kansas City, MO	4.0	1.5	1176	$1,595	$1.36	25d	1	0.42mi
7610 E 113th St Kansas City, MO	4.0	2.0	1176	$1,700	$1.45	45d	1	0.46mi
8006 E 118th Ter Kansas City, MO	3.0	1.5	1132	$1,450	$1.28	21d	1	0.48mi
11803 Holiday Dr #5 Kansas City, MO	1.0–3.0	1.0	1016	$1,130	$1.11	3d	1	0.48mi
11316 Donnelly Ave Kansas City, MO	3.0	1.0	1000	$1,475	$1.48	45d	1	0.50mi
6905 E 112th St Kansas City, MO	3.0	1.0	972	$1,550	$1.59	45d	1	0.50mi
7114 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	25d	1	0.51mi
11116 Bristol Ter Kansas City, MO	3.0	1.0	956	$1,390	$1.45	25d	1	0.51mi
7801 E 113th St Kansas City, MO	3.0	1.0	1341	$1,450	$1.08	17d	1	0.54mi
7119 E 111th Ter Kansas City, MO	3.0	1.0	912	$1,349	$1.48	45d	1	0.55mi
11127 Blue Ridge Blvd Kansas City, MO	3.0	1.0	1000	$1,599	$1.60	45d	1	0.56mi
11208 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	4d	1	0.56mi
11923 Manchester Ave Grandview, MO	3.0	2.0	1407	$1,815	$1.29	45d	1	0.56mi
7405 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	45d	1	0.56mi
7305 E 111th Ter Kansas City, MO	4.0	1.0	1100	$1,345	$1.22	16d	1	0.59mi
11934 Sycamore Ave Grandview, MO	3.0	2.0	1414	$1,806	$1.28	45d	1	0.62mi
8410 Ruskin Way Kansas City, MO	4.0	1.0	1176	$1,850	$1.57	17d	1	0.64mi
11720 Newton Ave Kansas City, MO	2.0–3.0	1.5–3.0	1293	$1,699	$1.31	3d	9	0.66mi
8310 E 111th Ter Kansas City, MO	3.0	1.0	912	$950	$1.04	17d	1	0.69mi
11316 Lewis Ave Unit 1 Kansas City, MO	4.0	2.0	1176	$1,850	$1.57	3d	1	0.70mi
6731 E 119th St Grandview, MO	1.0–2.0	1.0–2.0	762	$1,150	$1.51	3d	14	0.71mi
7415 E 110th St Kansas City, MO	3.0	1.0	1176	$1,385	$1.18	3d	1	0.73mi
7605 E 111th Ter Kansas City, MO	3.0	1.0	1176	$1,050	$0.89	3d	1	0.74mi
11308 McKinley Ave Kansas City, MO	3.0	1.0	1272	$1,345	$1.06	25d	1	0.76mi
8304 E 110 Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	45d	1	0.79mi
7800 E 112th St Kansas City, MO	3.0	1.0	900	$1,600	$1.78	25d	1	0.79mi
8517 E 110th Ter Kansas City, MO	3.0	2.0	1095	$1,450	$1.32	45d	1	0.80mi
11009 Ewing Ave Kansas City, MO	4.0	1.0	1416	$1,595	$1.13	45d	1	0.81mi
10919 Ewing Ave Kansas City, MO	3.0	1.0	840	$1,850	$2.20	5d	1	0.88mi
8600 E 110th St Kansas City, MO	4.0	2.0	1290	$1,602	$1.24	17d	1	0.93mi
10719 Bristol Ter Kansas City, MO	3.0	2.0	1096	$1,456	$1.33	25d	1	1.05mi

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: trashexterior maint.

Listing history 32 events

1. 2026-06-21
   days on market $105,000 Coming Soon 62 DOM
2. 2026-06-18
   days on market $105,000 Coming Soon 59 DOM
3. 2026-06-17
   days on market $105,000 Coming Soon 58 DOM
4. 2026-06-16
   days on market $105,000 Coming Soon 57 DOM
5. 2026-06-15
   days on market $105,000 Coming Soon 56 DOM
6. 2026-06-13
   days on market $105,000 Coming Soon 54 DOM
7. 2026-06-13
   days on market $105,000 Coming Soon 53 DOM
8. 2026-06-09
   days on market $105,000 Coming Soon 50 DOM
9. 2026-06-08
   days on market $105,000 Coming Soon 49 DOM
10. 2026-06-07
    days on market $105,000 Coming Soon 48 DOM
11. 2026-06-03
    days on market $105,000 Coming Soon 44 DOM
12. 2026-06-02
    days on market $105,000 Coming Soon 43 DOM
13. 2026-06-01
    days on market $105,000 Coming Soon 42 DOM
14. 2026-05-31
    days on market $105,000 Coming Soon 41 DOM
15. 2026-04-20
    historical $105,000
16. 2020-11-16
    soldstatus
17. 2020-11-11
    soldstatus Closed 596-char remark

    Show marketing remark (596 chars)

    Great Price Revision. A Well-Conditioned 2 story townhouse renovated and ready. New paint, new carpet, high end vinyl on main and baths. Granite in kitchen, new appliances - fridge, DW, stove. New doors, new windows. HOA includes exterior maintenance and trash. Plenty of parking, full basement with ample storage. Move right in without work to do. Property currently tenant occupied with excellent renter. Renting for $875/mo. And now at mo to mo. Perfect for home owner or investor. Good value. Quick access to 49 highway and Blue Ridge. Contact list agent directly to learn offer instructions.

18. 2020-09-24
    status Pending 596-char remark

    Show marketing remark (596 chars)

    Great Price Revision. A Well-Conditioned 2 story townhouse renovated and ready. New paint, new carpet, high end vinyl on main and baths. Granite in kitchen, new appliances - fridge, DW, stove. New doors, new windows. HOA includes exterior maintenance and trash. Plenty of parking, full basement with ample storage. Move right in without work to do. Property currently tenant occupied with excellent renter. Renting for $875/mo. And now at mo to mo. Perfect for home owner or investor. Good value. Quick access to 49 highway and Blue Ridge. Contact list agent directly to learn offer instructions.

19. 2020-09-19
    price $69,900 596-char remark

    Show marketing remark (596 chars)

    Great Price Revision. A Well-Conditioned 2 story townhouse renovated and ready. New paint, new carpet, high end vinyl on main and baths. Granite in kitchen, new appliances - fridge, DW, stove. New doors, new windows. HOA includes exterior maintenance and trash. Plenty of parking, full basement with ample storage. Move right in without work to do. Property currently tenant occupied with excellent renter. Renting for $875/mo. And now at mo to mo. Perfect for home owner or investor. Good value. Quick access to 49 highway and Blue Ridge. Contact list agent directly to learn offer instructions.

20. 2020-09-08
    price $72,000 596-char remark

    Show marketing remark (596 chars)

    Great Price Revision. A Well-Conditioned 2 story townhouse renovated and ready. New paint, new carpet, high end vinyl on main and baths. Granite in kitchen, new appliances - fridge, DW, stove. New doors, new windows. HOA includes exterior maintenance and trash. Plenty of parking, full basement with ample storage. Move right in without work to do. Property currently tenant occupied with excellent renter. Renting for $875/mo. And now at mo to mo. Perfect for home owner or investor. Good value. Quick access to 49 highway and Blue Ridge. Contact list agent directly to learn offer instructions.

21. 2020-07-31
    listed $75,000 Active 596-char remark

    Show marketing remark (596 chars)

    Great Price Revision. A Well-Conditioned 2 story townhouse renovated and ready. New paint, new carpet, high end vinyl on main and baths. Granite in kitchen, new appliances - fridge, DW, stove. New doors, new windows. HOA includes exterior maintenance and trash. Plenty of parking, full basement with ample storage. Move right in without work to do. Property currently tenant occupied with excellent renter. Renting for $875/mo. And now at mo to mo. Perfect for home owner or investor. Good value. Quick access to 49 highway and Blue Ridge. Contact list agent directly to learn offer instructions.

22. 2019-07-12
    soldstatus
23. 2019-07-11
    soldstatus Sold
24. 2019-06-21
    status Pending
25. 2019-06-07
    price $52,000
26. 2019-04-25
    listed $57,000 Active
27. 2014-05-29
    historical
28. 2014-02-05
    listed $42,000
29. 2010-03-15
    soldstatus
30. 2009-11-11
    soldstatus
31. 2009-10-07
    listed $19,900
32. 1992-05-14
    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: $1,186 · $99/mo
• Projected year-2 tax: $1,186 · $99/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 ≥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: $18,773
• − Mortgage interest: −$5,882
• − Property taxes: −$1,186
• − Insurance: −$525
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − HOA: −$1,800
• − Depreciation: −$3,055
• Taxable income: $3,323
• Est. tax owed @ 24.0%: −$797
• After-tax cash flow: $3,915/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

+427.6% since first listed

18 events — show timeline

• 2026-04-20 Coming Soon $105,000 Heartland MLS as Distributed by MLS Grid
• 2020-11-16 Sold (Public Records) — Public Records
• 2020-11-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-09-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-09-19 Price Changed $69,900 Heartland MLS as Distributed by MLS Grid
• 2020-09-08 Price Changed $72,000 Heartland MLS as Distributed by MLS Grid
• 2020-07-31 Listed $75,000 Heartland MLS as Distributed by MLS Grid
• 2019-07-12 Sold (Public Records) — Public Records
• 2019-07-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-06-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-06-07 Price Changed $52,000 Heartland MLS as Distributed by MLS Grid
• 2019-04-25 Listed $57,000 Heartland MLS as Distributed by MLS Grid
• 2014-05-29 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2014-02-05 Listed $42,000 Heartland MLS as Distributed by MLS Grid
• 2010-03-15 Sold (Public Records) — Public Records
• 2009-11-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-10-07 Listed $19,900 Heartland MLS as Distributed by MLS Grid
• 1992-05-14 Sold (Public Records) — Public Records

Property tax history

+13.9%/yr

Latest (2025): $1,186 · -1.1% YoY. Source: county tax records.