11104 Bristol Ter · Kansas City, MO 64134

$164,900

3 bd · 1.5 ba · 1,824 sqft · SingleFamily public records · 14 Days on market

Built 1955 9,800 sqft lot Est $217k · 24% under $3/mo HOA

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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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.8/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment property. Tenant occupied with rental income of $799/mo. Cash-flow immediately. Serious investors only!

Key facts

• Spacious yard
• Flexible space
• Cozy fireplace

Tags

• COZY FIREPLACE
• SPACIOUS YARD
• OFF-STREET PARKING
• FLEXIBLE SPACE

🏷️ Possibly a rental listed for sale. The $164,900 price doesn't fit this home's estimated sale value (~$217,056) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/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 $162k (1.7% below list).
• Recommended offer: $162k (1.7% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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.
• 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.
• Zoned schools: Ervin Elementary School (math 8% / reading 12%, grade F, #1,037 of 1,115 statewide, top 94%, 629 students, 100% FRL); Smith-Hale Middle (math 7% / reading 19%, grade F, #368 of 391 statewide, top 94%, 770 students, 100% FRL); Ruskin High School (math 8% / reading 47%, grade F, #416 of 521 statewide, top 80%, 1,273 students, 100% FRL) — zoned schools average 100% FRL vs 78% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.7%/yr); 147 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 33% 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 $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 + 6.7% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 27y 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 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,130 (1.7% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.98% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.95%
• DSCR: 1.26
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $217,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7716 E 112th Ter	0.17mi	4/2.0 (+1)	1,896 (+4%)	3mo	$209,000	$110	76
7304 E 109th Ter	0.23mi	3/2.0	1,922 (+5%)	3mo	$230,000	$120	76
7511 E 110th St	0.22mi	3/1.5	1,642 (-10%)	2mo	$175,000	$107	71
10935 Bristol Ter	0.21mi	4/2.0 (+1)	1,680 (-8%)	3mo	$200,000	$119	68
11604 Manchester Ave	0.63mi	3/2.5	1,802 (-1%)	1mo	$239,900	$133	64
10748 Cambridge Ave	0.49mi	3/2.0	1,712 (-6%)	4mo	$144,900	$85	61
11608 Greenwood Rd	0.72mi	3/2.0	1,850 (+1%)	2mo	$229,000	$124	60
8701 E 109th Ter	0.75mi	3/3.0	1,881 (+3%)	5mo	$208,000	$111	50
7104 E 107th Pl	0.52mi	4/2.0 (+1)	1,652 (-9%)	6mo	$170,000	$103	48
11405 Greenwood Rd	0.62mi	3/2.0	2,016 (+10%)	6mo	$195,500	$97	47
6316 E 109th Ter	0.75mi	3/2.5	2,016 (+10%)	2mo	$265,000	$131	42
11620 Manchester Ave	0.70mi	4/2.5 (+1)	1,992 (+9%)	6mo	$275,000	$138	38

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: -3.3%
• Equity multiple: 0.87×
• Total profit: $-5,866
• Equity at exit: $24,587

10-year hold

• IRR: 10.0%
• Equity multiple: 1.90×
• Total profit: $41,509
• Equity at exit: $14,258

Cash invested: $46,172 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,621 high
• Mortgage (P&I): −$865
• Tax from tax record: −$116 /mo · $1,387/yr
• Insurance: −$69
• HOA: −$3
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $229

Break-even live

Break-even rent $1,332

Max offer price $164,900

Occupancy floor 81%

Sensitivity live

Price	-10% $322	-5% $275	+0% $229	+5% $182	+10% $135
Rent	-10% $101	-5% $165	+0% $229	+5% $293	+10% $357
Rate	-1.0pp $312	-0.5pp $271	base $229	+0.5pp $186	+1.0pp $143

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7801 E 113th St Kansas City, MO	3.0	1.0	1341	$1,450	$1.08	18d	1	0.19mi
11009 Ewing Ave Kansas City, MO	4.0	1.0	1416	$1,595	$1.13	45d	1	0.48mi
8600 E 110th St Kansas City, MO	4.0	2.0	1290	$1,602	$1.24	18d	1	0.62mi
11308 McKinley Ave Kansas City, MO	3.0	1.0	1272	$1,345	$1.06	25d	1	0.79mi
6201 E Red Bridge Rd Kansas City, MO	3.0	2.0	1592	$1,645	$1.03	18d	1	0.81mi
11803 Holiday Dr #5 Kansas City, MO	1.0–3.0	1.0	1016	$1,130	$1.11	3d	1	0.84mi
11720 Newton Ave Kansas City, MO	2.0–3.0	1.5–3.0	1293	$1,699	$1.31	3d	9	0.98mi
10408 Smalley Ct Kansas City, MO	3.0	1.5	1500	$1,599	$1.07	25d	1	1.00mi
11923 Manchester Ave Grandview, MO	3.0	2.0	1407	$1,815	$1.29	45d	1	1.10mi
11934 Sycamore Ave Grandview, MO	3.0	2.0	1414	$1,806	$1.28	45d	1	1.16mi
5705 E 109th Ter Kansas City, MO	3.0	1.0	1545	$1,395	$0.90	45d	1	1.16mi
6314 E 103rd St Kansas City, MO	4.0	2.5	1896	$2,225	$1.17	3d	1	1.29mi

HOA detail

• Monthly dues: $3 · $36/yr

Listing history 15 events

1. 2026-06-21
   days on market $164,900 Active 14 DOM
2. 2026-06-18
   days on market $164,900 Active 11 DOM
3. 2026-06-17
   status $164,900 Active 10 DOM
4. 2026-04-13
   status Pending
5. 2026-04-03
   listed $164,900 Active
6. 2015-05-06
   soldstatus
7. 2015-05-01
   soldstatus 120-char remark

   Show marketing remark (120 chars)

   Great Investment property. Tenant occupied with rental income of $799/mo. Cash-flow immediately. Serious investors only!

8. 2015-04-09
   listed $50,000 120-char remark

   Show marketing remark (120 chars)

   Great Investment property. Tenant occupied with rental income of $799/mo. Cash-flow immediately. Serious investors only!

9. 2013-11-27
   soldstatus
10. 2013-11-22
    soldstatus 557-char remark

    Show marketing remark (557 chars)

    BANK OWNED. PROP SOLD “AS IS” W/ O REPAIR, WARRANTY/ SELLER DISCLOSURE. Listing Broker & Seller assume no responsibility , make no guarantees, warranties or representations as to the availability or accuracy of the property information, photos or other info depicted or described herein. Web technology fee $299 & Buyer premium pd @ closing by the buyer. Per Seller, offers MUST BE submitted via www. hubzu.com “SELLER WILL NOT ACTIVATE UTILITIES” Web technology fee $299 & Buyer premium pd @ closing by the buyer.

11. 2013-09-19
    listed $28,250 557-char remark

    Show marketing remark (557 chars)

    BANK OWNED. PROP SOLD “AS IS” W/ O REPAIR, WARRANTY/ SELLER DISCLOSURE. Listing Broker & Seller assume no responsibility , make no guarantees, warranties or representations as to the availability or accuracy of the property information, photos or other info depicted or described herein. Web technology fee $299 & Buyer premium pd @ closing by the buyer. Per Seller, offers MUST BE submitted via www. hubzu.com “SELLER WILL NOT ACTIVATE UTILITIES” Web technology fee $299 & Buyer premium pd @ closing by the buyer.

12. 1999-08-02
    soldstatus
13. 1999-07-30
    soldstatus
14. 1999-05-29
    listed $64,900
15. 1981-01-01
    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: $1,387 · $116/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$213/yr (+$18/mo · 15.3%)

ⓘ 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 ≥107°F today · 16 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: $19,456
• − Mortgage interest: −$9,237
• − Property taxes: −$1,387
• − Insurance: −$824
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − HOA: −$36
• − Depreciation: −$4,797
• Taxable income: $61
• Est. tax owed @ 24.0%: −$15
• After-tax cash flow: $2,731/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

+154.1% since first listed

12 events — show timeline

• 2026-04-13 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-03 Listed $164,900 Heartland MLS as Distributed by MLS Grid
• 2015-05-06 Sold (Public Records) — Public Records
• 2015-05-01 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-04-09 Listed $50,000 Heartland MLS as Distributed by MLS Grid
• 2013-11-27 Sold (Public Records) — Public Records
• 2013-11-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2013-09-19 Listed $28,250 Heartland MLS as Distributed by MLS Grid
• 1999-08-02 Sold (Public Records) — Public Records
• 1999-07-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1999-05-29 Listed $64,900 Heartland MLS as Distributed by MLS Grid
• 1981-01-01 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,387 · -23.1% YoY. Source: county tax records.