9826 N Home Ave · Kansas City, MO 64157

$275,000

2 bd · 2.0 ba · 1,382 sqft · MultiFamily public records · 2 Days on market

Built 2007 3,485 sqft lot $199/sqft · at area comps Est $399k · 31% under

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Rent growth +4.9/5.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

MAINENTANCE FREE LIVING. 2 BED AND A LOFT AREA ON SECOND LEVEL. FINISHED LOWER LEVEL. ENJOY YOURSELF ON YOUR OVERSIZED FRONT PORCH OR PRIVATE DECK. FIRST FLOOR HAS WOOD FLOORING FOR EASY MAINETANCE. VINYL AND BRICK EXTERIOR. GREAT ACCSESS TO SHOPPING, HIGHWAYS AND SCHOOLS. WHY RENT WHEN YOU CAN BUY AND LIVE IN A GREAT QUIET AREA. ALL APPLIANCES ARE INCLUDED AND HOA DUES ARE ONLY 65 PER MONTH FOR LAWN CARE AND SNOW REMOVAL.

Key facts

• Garage
• Built 2007
• Listed 2 days

🏷️ Possibly a rental listed for sale. The $275,000 price doesn't fit this home's estimated sale value (~$399,042) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $275k).
• Cap rate 11.2% 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: Warren Hills Elem. (math 48% / reading 60%, grade C, #215 of 1,115 statewide, top 20%, 603 students, 20% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $8k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $77k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $275,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.35% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.48%
• DSCR: 1.78
• GRM: 6.2

CMA / ARV

• ARV (median comp): $399,042
• List price: $275,000
• Delta: -31.08%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 1.60×
• Total profit: $46,416
• Equity at exit: $41,003

10-year hold

• IRR: 26.4%
• Equity multiple: 3.87×
• Total profit: $221,352
• Equity at exit: $23,777

Cash invested: $77,000 (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: 12.4×

Monthly cashflow live

• Estimated rent: $3,699 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$244 /mo · $2,927/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$777
• Net cashflow: $1,122

Break-even live

Break-even rent $2,279

Max offer price $275,000

Occupancy floor 65%

Sensitivity live

Price	-10% $1,277	-5% $1,199	+0% $1,122	+5% $1,044	+10% $966
Rent	-10% $829	-5% $975	+0% $1,122	+5% $1,268	+10% $1,414
Rate	-1.0pp $1,260	-0.5pp $1,192	base $1,122	+0.5pp $1,050	+1.0pp $978

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$3,698
Total (2 units)			$3,699

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 Galway Ct Liberty, MO	3.0	2.0	1100	$1,695	$1.54	4d	1	0.62mi
1500 Galway Ct Liberty, MO	3.0	2.0	1100	$1,695	$1.54	0d	1	0.62mi
1400 La Chateau Dr Unit 1526 Liberty, MO	3.0	1.5	1000	$1,550	$1.55	45d	1	0.71mi

Listing history 7 events

1. 2026-05-02
   status Pending 426-char remark

   Show marketing remark (426 chars)

   MAINENTANCE FREE LIVING. 2 BED AND A LOFT AREA ON SECOND LEVEL. FINISHED LOWER LEVEL. ENJOY YOURSELF ON YOUR OVERSIZED FRONT PORCH OR PRIVATE DECK. FIRST FLOOR HAS WOOD FLOORING FOR EASY MAINETANCE. VINYL AND BRICK EXTERIOR. GREAT ACCSESS TO SHOPPING, HIGHWAYS AND SCHOOLS. WHY RENT WHEN YOU CAN BUY AND LIVE IN A GREAT QUIET AREA. ALL APPLIANCES ARE INCLUDED AND HOA DUES ARE ONLY 65 PER MONTH FOR LAWN CARE AND SNOW REMOVAL.

2. 2026-05-01
   listed $275,000 Active 426-char remark

   Show marketing remark (426 chars)

   MAINENTANCE FREE LIVING. 2 BED AND A LOFT AREA ON SECOND LEVEL. FINISHED LOWER LEVEL. ENJOY YOURSELF ON YOUR OVERSIZED FRONT PORCH OR PRIVATE DECK. FIRST FLOOR HAS WOOD FLOORING FOR EASY MAINETANCE. VINYL AND BRICK EXTERIOR. GREAT ACCSESS TO SHOPPING, HIGHWAYS AND SCHOOLS. WHY RENT WHEN YOU CAN BUY AND LIVE IN A GREAT QUIET AREA. ALL APPLIANCES ARE INCLUDED AND HOA DUES ARE ONLY 65 PER MONTH FOR LAWN CARE AND SNOW REMOVAL.

3. 2026-04-12
   historical $275,000 426-char remark

   Show marketing remark (426 chars)

   MAINENTANCE FREE LIVING. 2 BED AND A LOFT AREA ON SECOND LEVEL. FINISHED LOWER LEVEL. ENJOY YOURSELF ON YOUR OVERSIZED FRONT PORCH OR PRIVATE DECK. FIRST FLOOR HAS WOOD FLOORING FOR EASY MAINETANCE. VINYL AND BRICK EXTERIOR. GREAT ACCSESS TO SHOPPING, HIGHWAYS AND SCHOOLS. WHY RENT WHEN YOU CAN BUY AND LIVE IN A GREAT QUIET AREA. ALL APPLIANCES ARE INCLUDED AND HOA DUES ARE ONLY 65 PER MONTH FOR LAWN CARE AND SNOW REMOVAL.

4. 2016-11-08
   soldstatus
5. 2016-09-28
   historical Contingent 359-char remark

   Show marketing remark (359 chars)

   BEAUTIFUL TOWNHOME! Tons of updates, wood floors in the kitchen and living room, huge walk-in master closet, and a finished basement! Well kept and maintained with maintenance free living. Cozy fireplace in the living room with loft space to make your own upstairs. Bedroom level laundry. Conveniently located close to shopping, highways, and Liberty schools!

6. 2016-09-27
   soldstatus Sold 359-char remark

   Show marketing remark (359 chars)

   BEAUTIFUL TOWNHOME! Tons of updates, wood floors in the kitchen and living room, huge walk-in master closet, and a finished basement! Well kept and maintained with maintenance free living. Cozy fireplace in the living room with loft space to make your own upstairs. Bedroom level laundry. Conveniently located close to shopping, highways, and Liberty schools!

7. 2016-09-26
   listed $141,900 Active 359-char remark

   Show marketing remark (359 chars)

   BEAUTIFUL TOWNHOME! Tons of updates, wood floors in the kitchen and living room, huge walk-in master closet, and a finished basement! Well kept and maintained with maintenance free living. Cozy fireplace in the living room with loft space to make your own upstairs. Bedroom level laundry. Conveniently located close to shopping, highways, and Liberty schools!

ⓘ 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: $2,927 · $244/mo
• Projected year-2 tax: $2,927 · $244/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: $44,388
• − Mortgage interest: −$15,404
• − Property taxes: −$2,927
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,551
• − Management: −$3,551
• − Depreciation: −$8,000
• Taxable income: $9,580
• Est. tax owed @ 24.0%: −$2,299
• After-tax cash flow: $11,160/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

+93.8% since first listed

7 events — show timeline

• 2026-05-02 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-01 Listed $275,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-12 Coming Soon $275,000 Heartland MLS as Distributed by MLS Grid
• 2016-11-08 Sold (Public Records) — Public Records
• 2016-09-28 Contingent — Heartland MLS as Distributed by MLS Grid
• 2016-09-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-09-26 Listed $141,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2025): $2,927 · +4.7% YoY. Source: county tax records.