11318 Marsh St · Kansas City, MO 64134

$125,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 2 Days on market

Built 1958 8,556 sqft lot $137/sqft · 20% below area Est $157k · 20% under $3/mo HOA

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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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.2/10.0
• 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

Well-maintained ranch offering true main-level living, positioned as a practical option for home buyers or investors. This 3-bedroom, 1-bath home keeps everyday living easy with all spaces on one level and a functional layout. The kitchen offers direct access to the patio through the sliding door to a large, fully fenced backyard. Updates that have already been completed: vinyl siding, vinyl windows, and a new vinyl sliding door, and the replacement of the drainpipe, as well as clay line to the city main, along with an added exterior clean-out. These improvements provide added confidence in the home’s core components. All appliances stay, including the washer and dryer, making this a straightforward move-in or rental-ready option. With the opportunity for new flooring, the next owner can update the interior to their preference while benefiting from key improvements already in place. A solid option for those looking for their first or as an investment property.

Key facts

• 8,556 sq ft lot
• Garage
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 10.0% 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: 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); 143 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 31% 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~7 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 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 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1958 — 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: 1.22% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.34%
• DSCR: 1.59
• GRM: 6.8

CMA / ARV

• ARV (median comp): $157,104
• List price: $125,000
• Delta: -20.43%
• 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
11318 Marsh St	0.00mi	3/1.0	912 (0%)	0mo	$125,000	$137	100
11223 Marsh Ave	0.11mi	3/1.0	912 (0%)	2mo	$139,000	$152	93
11346 Sycamore Ter	0.17mi	3/1.0	912 (0%)	0mo	$139,900	$153	92
11415 Richmond Ave	0.35mi	3/1.0	912 (0%)	3mo	$147,900	$162	81
11309 Marsh Ave	0.06mi	3/2.0	1,016 (+11%)	1mo	$139,950	$138	73
11017 Booth Ave	0.50mi	3/1.5	912 (0%)	2mo	$95,000	$104	73
11220 Corrington Ave	0.56mi	3/1.0	912 (0%)	2mo	$150,000	$164	72
8201 E 110th St	0.48mi	3/1.0	960 (+5%)	1mo	$153,700	$160	68
7119 E 111th Ter	0.66mi	3/1.0	912 (0%)	2mo	$160,000	$175	68
8601 E 114th Ter	0.21mi	3/1.0	1,036 (+14%)	0mo	$144,500	$139	67
7405 E 112th St	0.56mi	4/1.0 (+1)	936 (+3%)	4mo	$125,000	$134	61
7905 E 112th St	0.62mi	3/1.0	864 (-5%)	2mo	$120,000	$139	61

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: 7.3%
• Equity multiple: 1.30×
• Total profit: $10,471
• Equity at exit: $18,638

10-year hold

• IRR: 19.6%
• Equity multiple: 2.92×
• Total profit: $67,352
• Equity at exit: $10,808

Cash invested: $35,000 (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 64134

• Rents YoY: 6.7%
• Active inventory: 143
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,527 high
• Mortgage (P&I): −$656
• Tax from tax record: −$106 /mo · $1,275/yr
• Insurance: −$52
• HOA: −$3
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $389

Break-even live

Break-even rent $1,034

Max offer price $125,000

Occupancy floor 70%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11316 Donnelly Ave Kansas City, MO	3.0	1.0	1000	$1,475	$1.48	44d	1	0.07mi
11406 Sycamore Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	16d	1	0.13mi
11208 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	3d	1	0.18mi
11410 Palmer Ave Kansas City, MO	4.0	2.0	936	$1,300	$1.39	44d	1	0.29mi
8310 E 111th Ter Kansas City, MO	3.0	1.0	912	$950	$1.04	16d	1	0.32mi
8517 E 110th Ter Kansas City, MO	3.0	2.0	1095	$1,450	$1.32	44d	1	0.40mi
11513 Richmond Ave Kansas City, MO	3.0	1.5	1114	$1,450	$1.30	15d	1	0.43mi
8304 E 110 Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	44d	1	0.44mi
11116 Bristol Ter Kansas City, MO	3.0	1.0	956	$1,390	$1.45	24d	1	0.52mi
7405 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	44d	1	0.55mi
7800 E 112th St Kansas City, MO	3.0	1.0	900	$1,600	$1.78	24d	1	0.59mi
7305 E 111th Ter Kansas City, MO	4.0	1.0	1100	$1,345	$1.22	15d	1	0.61mi
7119 E 111th Ter Kansas City, MO	3.0	1.0	912	$1,349	$1.48	44d	1	0.64mi
7114 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	24d	1	0.65mi
7104 Longview Rd Kansas City, MO	3.0	1.0	912	$1,275	$1.40	15d	1	0.65mi
11407 Winchester Ave Kansas City, MO	3.0	1.0	936	$1,360	$1.45	3d	1	0.71mi
8622 E 108th Ter Kansas City, MO	3.0	1.0	993	$1,995	$2.01	3d	1	0.73mi
6905 E 112th St Kansas City, MO	3.0	1.0	972	$1,550	$1.59	44d	1	0.74mi
11127 Blue Ridge Blvd Kansas City, MO	3.0	1.0	1000	$1,599	$1.60	44d	1	0.77mi
10719 Bristol Ter Kansas City, MO	3.0	2.0	1096	$1,456	$1.33	24d	1	0.78mi
6904 Longview Rd Kansas City, MO	4.0	1.0	900	$1,850	$2.06	2d	1	0.79mi
11803 Holiday Dr #5 Kansas City, MO	1.0–3.0	1.0	1016	$1,130	$1.11	2d	1	0.91mi
10919 Ewing Ave Kansas City, MO	3.0	1.0	840	$1,850	$2.20	4d	1	0.99mi
10607 Richmond Ave Kansas City, MO	3.0	1.0	912	$1,499	$1.64	16d	1	1.05mi
11720 Newton Ave Kansas City, MO	2.0–3.0	1.5–3.0	1293	$1,699	$1.31	2d	9	1.08mi
6731 E 119th St Grandview, MO	1.0–2.0	1.0–2.0	762	$1,150	$1.51	2d	14	1.14mi
10716 Ewing Ave Kansas City, MO	4.0	2.0	1032	$1,550	$1.50	44d	1	1.20mi
10712 Bennington Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	16d	1	1.28mi
10401 Richmond Ave Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	24d	1	1.31mi

HOA detail

• Monthly dues: $3 · $36/yr

Listing history 7 events

1. 2026-05-05
   status Pending 980-char remark

   Show marketing remark (980 chars)

   Well-maintained ranch offering true main-level living, positioned as a practical option for home buyers or investors. This 3-bedroom, 1-bath home keeps everyday living easy with all spaces on one level and a functional layout. The kitchen offers direct access to the patio through the sliding door to a large, fully fenced backyard. Updates that have already been completed: vinyl siding, vinyl windows, and a new vinyl sliding door, and the replacement of the drainpipe, as well as clay line to the city main, along with an added exterior clean-out. These improvements provide added confidence in the home’s core components. All appliances stay, including the washer and dryer, making this a straightforward move-in or rental-ready option. With the opportunity for new flooring, the next owner can update the interior to their preference while benefiting from key improvements already in place. A solid option for those looking for their first or as an investment property.

2. 2026-05-04
   listed $125,000 Active 980-char remark

   Show marketing remark (980 chars)

   Well-maintained ranch offering true main-level living, positioned as a practical option for home buyers or investors. This 3-bedroom, 1-bath home keeps everyday living easy with all spaces on one level and a functional layout. The kitchen offers direct access to the patio through the sliding door to a large, fully fenced backyard. Updates that have already been completed: vinyl siding, vinyl windows, and a new vinyl sliding door, and the replacement of the drainpipe, as well as clay line to the city main, along with an added exterior clean-out. These improvements provide added confidence in the home’s core components. All appliances stay, including the washer and dryer, making this a straightforward move-in or rental-ready option. With the opportunity for new flooring, the next owner can update the interior to their preference while benefiting from key improvements already in place. A solid option for those looking for their first or as an investment property.

3. 2026-04-17
   historical $125,000 980-char remark

   Show marketing remark (980 chars)

   Well-maintained ranch offering true main-level living, positioned as a practical option for home buyers or investors. This 3-bedroom, 1-bath home keeps everyday living easy with all spaces on one level and a functional layout. The kitchen offers direct access to the patio through the sliding door to a large, fully fenced backyard. Updates that have already been completed: vinyl siding, vinyl windows, and a new vinyl sliding door, and the replacement of the drainpipe, as well as clay line to the city main, along with an added exterior clean-out. These improvements provide added confidence in the home’s core components. All appliances stay, including the washer and dryer, making this a straightforward move-in or rental-ready option. With the opportunity for new flooring, the next owner can update the interior to their preference while benefiting from key improvements already in place. A solid option for those looking for their first or as an investment property.

4. 1998-08-26
   soldstatus
5. 1998-08-25
   soldstatus 177-char remark

   Show marketing remark (177 chars)

   Good Move In Condition, 2 Ceiling Fans, Exhaust Fan, Range & Oven, Fenced Yard. Blue Ridge To Longview East To Greenwood Left To 114th Then Left To Marsh Right To Property

6. 1998-05-19
   listed $42,000 177-char remark

   Show marketing remark (177 chars)

   Good Move In Condition, 2 Ceiling Fans, Exhaust Fan, Range & Oven, Fenced Yard. Blue Ridge To Longview East To Greenwood Left To 114th Then Left To Marsh Right To Property

7. 1993-10-27
   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: $1,275 · $106/mo
• Projected year-2 tax: $1,275 · $106/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 ≥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: $18,320
• − Mortgage interest: −$7,002
• − Property taxes: −$1,275
• − Insurance: −$625
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − HOA: −$36
• − Depreciation: −$3,636
• Taxable income: $2,814
• Est. tax owed @ 24.0%: −$675
• After-tax cash flow: $3,995/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

+197.6% since first listed

7 events — show timeline

• 2026-05-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-04 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-17 Coming Soon $125,000 Heartland MLS as Distributed by MLS Grid
• 1998-08-26 Sold (Public Records) — Public Records
• 1998-08-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1998-05-19 Listed $42,000 Heartland MLS as Distributed by MLS Grid
• 1993-10-27 Sold (Public Records) — Public Records

Property tax history

+9.9%/yr

Latest (2025): $1,275 · -6.5% YoY. Source: county tax records.