112 Collette St · Excelsior Springs, MO 64024

$205,000

3 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 12 Days on market

Built 1962 10,019 sqft lot Est $190k · 8% over

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Why this score? — see what drove the D- 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 +14.6/30.0
• DSCR +4.5/10.0
• ARV discount +3.9/15.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quaint Home in Excelsior Springs is perfect for you! This Move-In Ready Home features 3 ample sized bedrooms, 1 bathroom and 1,300 sqft of living space. When you come in the front door, you’ll appreciate the large living room that opens up into the kitchen. Just off the kitchen you will find the spacious garage has been converted into an extra den/entertainment area. The sliding glass door in the kitchen will take you out to a modest sized deck and large back yard with fenced in area for kids or pets. The unfinished FULL basement is ready for whatever you can imagine! Added bonuses include recently installed hot water tank, 5-year-old HVAC and Furnace, New Windows, New Siding, New Gutters and Roof is 15 years young. All of this, just minutes away from the historic and unique downtown Excelsior Springs community.

Key facts

• 0.23 acre lot
• Built 1962
• Listed 12 days

Property features AI

Finance

• Other: Located inside city limits

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch floor plan; Living area approximately 1,300
• Construction: Frame construction; Composition roof; Home is 51–75 years old
• Exterior features: Deck; Metal fencing; Not in a flood plain

Interior

• Kitchen: Dishwasher; Microwave; Gas range; Stainless steel appliances
• Bedrooms: 3 bedrooms on the main level
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom on the main level; Basement has inside entrance and sump pump
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Painted cabinets; Office; Eat-in kitchen
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $49 ($589/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 $171k (16.6% below list).
• Recommended offer: $171k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.6% in Excelsior Springs — 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 67/100 on livability (#228 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Excelsior Springs 40 (town): math 27% / reading 40% proficiency, ranked #225 of 324 in MO (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lewis Elementary (math 35% / reading 41%, grade F, #604 of 1,115 statewide, top 54%, 425 students, 62% FRL); Excelsior Springs High (math 12% / reading 62%, grade F, #291 of 521 statewide, top 60%, 787 students, 37% FRL).
• Market conditions: 122 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y 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

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,030 (16.6% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.03%
• DSCR: 1.05
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $189,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Collette St	0.03mi	3/1.0	1,328 (+2%)	8mo	$235,000	$177	88
115 Collette St	0.03mi	3/1.0	1,443 (+11%)	13mo	$180,000	$125	70
107 Easy St	0.10mi	3/1.5	1,444 (+11%)	12mo	$235,900	$163	65
232 Old Orchard St	0.56mi	2/1.0 (-1)	1,238 (-5%)	0mo	$219,900	$178	60
1113 Melanie St	0.44mi	2/2.0 (-1)	1,388 (+7%)	4mo	$359,900	$259	56
124 Wildwood St	0.73mi	3/3.0	1,288 (-1%)	3mo	$178,000	$138	54
114 S Myrtle Ave	0.72mi	3/2.0	1,357 (+4%)	7mo	$172,500	$127	49
821 St Louis Ave	0.60mi	2/1.0 (-1)	1,196 (-8%)	6mo	$175,000	$146	49
712 St Louis Ave	0.51mi	2/1.0 (-1)	1,120 (-14%)	2mo	$109,900	$98	46
227 Central St	0.71mi	3/2.0	1,174 (-10%)	2mo	$170,000	$145	45
1 Vine St	0.69mi	3/1.0	1,108 (-15%)	0mo	$155,000	$140	43
602 Saint Louis Ave	0.53mi	2/1.0 (-1)	1,109 (-15%)	4mo	$182,500	$165	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.47×
• Total profit: $-30,138
• Equity at exit: $30,566

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-22,401
• Equity at exit: $17,725

Cash invested: $57,400 (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 64024

• Home prices YoY: -15.3%
• Active inventory: 122
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,710 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$142 /mo · $1,699/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $49

Break-even live

Break-even rent $1,648

Max offer price $205,000

Occupancy floor 92%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 Woods St Excelsior Springs, MO	2.0	1.0	884	$1,350	$1.53	1d	1	0.48mi
410 N Titus Ave Excelsior Springs, MO	3.0	2.0	910	$1,476	$1.62	43d	1	0.59mi
139 S Maple St Excelsior Springs, MO	3.0	2.0	1490	$1,650	$1.11	1d	1	0.66mi
1904 Wornall Rd Excelsior Springs, MO	4.0	2.0	1819	$1,771	$0.97	43d	1	0.96mi
2091 Rock Bridge Pkwy Excelsior Springs, MO	4.0	3.0	1700	$2,425	$1.43	1d	1	1.02mi

Listing history 20 events

1. 2026-06-10
   status $205,000 Pending 12 DOM
2. 2026-06-09
   days on market $205,000 Active 12 DOM
3. 2026-06-08
   days on market $205,000 Active 11 DOM
4. 2026-06-07
   days on market $205,000 Active 10 DOM
5. 2026-06-03
   days on market $205,000 Active 6 DOM
6. 2026-06-02
   days on market $205,000 Active 5 DOM
7. 2026-06-01
   days on market $205,000 Active 4 DOM
8. 2026-05-31
   days on market $205,000 Active 3 DOM
9. 2026-05-29
   listed $205,000 Active
10. 2026-05-29
    historical $205,000
11. 2022-04-14
    soldstatus Closed 830-char remark

    Show marketing remark (830 chars)

    Quaint Home in Excelsior Springs is perfect for you! This Move-In Ready Home features 3 ample sized bedrooms, 1 bathroom and 1,300 sqft of living space. When you come in the front door, you’ll appreciate the large living room that opens up into the kitchen. Just off the kitchen you will find the spacious garage has been converted into an extra den/entertainment area. The sliding glass door in the kitchen will take you out to a modest sized deck and large back yard with fenced in area for kids or pets. The unfinished FULL basement is ready for whatever you can imagine! Added bonuses include recently installed hot water tank, 5-year-old HVAC and Furnace, New Windows, New Siding, New Gutters and Roof is 15 years young. All of this, just minutes away from the historic and unique downtown Excelsior Springs community.

12. 2022-04-14
    soldstatus

    Show marketing remark (830 chars)

    Quaint Home in Excelsior Springs is perfect for you! This Move-In Ready Home features 3 ample sized bedrooms, 1 bathroom and 1,300 sqft of living space. When you come in the front door, you’ll appreciate the large living room that opens up into the kitchen. Just off the kitchen you will find the spacious garage has been converted into an extra den/entertainment area. The sliding glass door in the kitchen will take you out to a modest sized deck and large back yard with fenced in area for kids or pets. The unfinished FULL basement is ready for whatever you can imagine! Added bonuses include recently installed hot water tank, 5-year-old HVAC and Furnace, New Windows, New Siding, New Gutters and Roof is 15 years young. All of this, just minutes away from the historic and unique downtown Excelsior Springs community.

13. 2022-04-14
    soldstatus

    Show marketing remark (830 chars)

    Quaint Home in Excelsior Springs is perfect for you! This Move-In Ready Home features 3 ample sized bedrooms, 1 bathroom and 1,300 sqft of living space. When you come in the front door, you’ll appreciate the large living room that opens up into the kitchen. Just off the kitchen you will find the spacious garage has been converted into an extra den/entertainment area. The sliding glass door in the kitchen will take you out to a modest sized deck and large back yard with fenced in area for kids or pets. The unfinished FULL basement is ready for whatever you can imagine! Added bonuses include recently installed hot water tank, 5-year-old HVAC and Furnace, New Windows, New Siding, New Gutters and Roof is 15 years young. All of this, just minutes away from the historic and unique downtown Excelsior Springs community.

14. 2022-03-13
    status Pending 830-char remark

    Show marketing remark (830 chars)

    Quaint Home in Excelsior Springs is perfect for you! This Move-In Ready Home features 3 ample sized bedrooms, 1 bathroom and 1,300 sqft of living space. When you come in the front door, you’ll appreciate the large living room that opens up into the kitchen. Just off the kitchen you will find the spacious garage has been converted into an extra den/entertainment area. The sliding glass door in the kitchen will take you out to a modest sized deck and large back yard with fenced in area for kids or pets. The unfinished FULL basement is ready for whatever you can imagine! Added bonuses include recently installed hot water tank, 5-year-old HVAC and Furnace, New Windows, New Siding, New Gutters and Roof is 15 years young. All of this, just minutes away from the historic and unique downtown Excelsior Springs community.

15. 2022-03-02
    listed $150,000 Active 830-char remark

    Show marketing remark (830 chars)

    Quaint Home in Excelsior Springs is perfect for you! This Move-In Ready Home features 3 ample sized bedrooms, 1 bathroom and 1,300 sqft of living space. When you come in the front door, you’ll appreciate the large living room that opens up into the kitchen. Just off the kitchen you will find the spacious garage has been converted into an extra den/entertainment area. The sliding glass door in the kitchen will take you out to a modest sized deck and large back yard with fenced in area for kids or pets. The unfinished FULL basement is ready for whatever you can imagine! Added bonuses include recently installed hot water tank, 5-year-old HVAC and Furnace, New Windows, New Siding, New Gutters and Roof is 15 years young. All of this, just minutes away from the historic and unique downtown Excelsior Springs community.

16. 2008-02-29
    soldstatus 258-char remark

    Show marketing remark (258 chars)

    Would make a nice home with a little TLC. Buyer must be pre-approved or show proof of funds. Min $1000.00 Earnest deposit in Certified Funds. Buyer will be responsible for having water and gas turned on and property re-winterized if inspetions are requested.

17. 2007-11-29
    listed $76,900 258-char remark

    Show marketing remark (258 chars)

    Would make a nice home with a little TLC. Buyer must be pre-approved or show proof of funds. Min $1000.00 Earnest deposit in Certified Funds. Buyer will be responsible for having water and gas turned on and property re-winterized if inspetions are requested.

18. 2005-07-07
    soldstatus
19. 2005-07-05
    soldstatus
20. 2005-03-15
    listed $90,000

ⓘ 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: $1,699 · $142/mo
• Projected year-2 tax: $1,988 · $166/mo
• Expected delta: +$289/yr (+$24/mo · 17.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $20,524
• − Mortgage interest: −$11,483
• − Property taxes: −$1,699
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$5,964
• Taxable loss: −$2,931
• Est. tax savings @ 24.0%: +$704
• After-tax cash flow: $1,292/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: Excelsior Springs 40
• NCES district ID: 2911650
• Math proficiency: 27% ▼ -6.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $52,747
• Composite: 29.32/100
• National rank: #6548
• State rank: #225 of 324 in MO

Livability — Excelsior Springs

• Score: 67/100
• State rank: #228
• US rank: #11166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Excelsior Springs, MO
• County: Clay County · 220,651 people
• City population: 15,574
• Metro: Kansas City, MO-KS
• Population (ZIP): 15,574
• Household income: $77,895
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 329.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 6% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Italian 2% Serbian 2% Portuguese 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -54.83%
• Current HPI: 302.9184
• Rent YoY: —
• 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

+127.8% since first listed

12 events — show timeline

• 2026-05-29 Listed $205,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-29 Coming Soon $205,000 Heartland MLS as Distributed by MLS Grid
• 2022-04-14 Sold (Public Records) — Public Records
• 2022-04-14 Sold (Public Records) — Public Records
• 2022-04-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-03-13 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-03-02 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2008-02-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-11-29 Listed $76,900 Heartland MLS as Distributed by MLS Grid
• 2005-07-07 Sold (Public Records) — Public Records
• 2005-07-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-03-15 Listed $90,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2025): $1,699 · +13.3% YoY. Source: county tax records.