8510 E 110th Ter · Kansas City, MO 64134

$150,000

3 bd · 1.5 ba · 2,068 sqft · SingleFamily public records · 10 Days on market

Built 1965 9,539 sqft lot $73/sqft · 13% below area Est $207k · 28% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.5/10.0
• 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

2 story home. This home features hardwood floors throughout main living area and bedrooms. There is a Wood stove in the bonus family room. Large bedrooms with the primary having a separate sitting area. Huge fenced in shaded backyard for those summer cookouts! Abundance of storage space in the basement! This is a good opportunity for an investor

Key facts

• Wood stove
• Abundance of storage
• Fenced backyard

Tags

• HARDWOOD FLOORS
• WOOD STOVE
• FENCED BACKYARD
• ABUNDANCE OF STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.0% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 36% 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 $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 $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1965 — 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. 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?
4. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.59%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $207,102
• List price: $150,000
• Delta: -15.50%
• 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
11405 Greenwood Rd	0.47mi	3/2.0	2,016 (-2%)	6mo	$195,500	$97	67
8701 E 109th Ter	0.22mi	3/3.0	1,881 (-9%)	5mo	$208,000	$111	65
8800 E 111th St	0.16mi	3/2.0	1,824 (-12%)	9mo	$105,000	$58	63
8659 E 109th St	0.25mi	4/2.0 (+1)	1,957 (-5%)	14mo	$224,950	$115	61
7716 E 112th Ter	0.39mi	4/2.0 (+1)	1,896 (-8%)	3mo	$209,000	$110	58
11300 Greenwood Rd	0.30mi	3/2.0	1,796 (-13%)	12mo	$199,900	$111	52
7304 E 109th Ter	0.70mi	3/2.0	1,922 (-7%)	3mo	$230,000	$120	51
11149 Spring Valley Rd	0.33mi	3/1.0	2,346 (+13%)	12mo	$205,000	$87	50
8816 E 110th St	0.29mi	4/3.5 (+1)	2,356 (+14%)	0mo	$280,000	$119	50
7600 E 107th St	0.74mi	4/2.0 (+1)	2,044 (-1%)	9mo	$107,000	$52	49
11608 Greenwood Rd	0.75mi	3/2.0	1,850 (-10%)	2mo	$229,000	$124	44
8609 E 116th St	0.70mi	2/2.0 (-1)	2,248 (+9%)	3mo	$245,000	$109	44

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $3,807
• Equity at exit: $22,365

10-year hold

• IRR: 15.2%
• Equity multiple: 2.45×
• Total profit: $60,702
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,726 high
• Mortgage (P&I): −$787
• Tax from tax record: −$179 /mo · $2,148/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $336

Break-even live

Break-even rent $1,301

Max offer price $150,000

Occupancy floor 76%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10408 Smalley Ct Kansas City, MO	3.0	1.5	1500	$1,599	$1.07	23d	1	0.95mi
11009 Ewing Ave Kansas City, MO	4.0	1.0	1416	$1,595	$1.13	43d	1	1.06mi
11923 Manchester Ave Grandview, MO	3.0	2.0	1407	$1,815	$1.29	43d	1	1.25mi
11934 Sycamore Ave Grandview, MO	3.0	2.0	1414	$1,806	$1.28	43d	1	1.29mi
6201 E Red Bridge Rd Kansas City, MO	3.0	2.0	1592	$1,645	$1.03	16d	1	1.40mi
11720 Newton Ave Kansas City, MO	2.0–3.0	1.5–3.0	1293	$1,699	$1.31	1d	9	1.47mi

Listing history 24 events

1. 2026-06-18
   days on market $150,000 Active 10 DOM
2. 2026-06-17
   days on market $150,000 Active 9 DOM
3. 2026-06-16
   days on market $150,000 Active 8 DOM
4. 2026-06-15
   days on market $150,000 Active 7 DOM
5. 2026-06-13
   days on market $150,000 Active 5 DOM
6. 2026-06-13
   days on market $150,000 Active 4 DOM
7. 2026-06-09
   pricedays on marketlisting id $150,000 Active 1 DOM
8. 2026-05-31
   days on market $175,000 Active 136 DOM
9. 2026-01-16
   listed $175,000 Active 350-char remark

   Show marketing remark (350 chars)

   2 story home. This home features hardwood floors throughout main living area and bedrooms. There is a Wood stove in the bonus family room. Large bedrooms with the primary having a separate sitting area. Huge fenced in shaded backyard for those summer cookouts! Abundance of storage space in the basement! This is a good opportunity for an investor

10. 2026-01-15
    historical $175,000 350-char remark

    Show marketing remark (350 chars)

    2 story home. This home features hardwood floors throughout main living area and bedrooms. There is a Wood stove in the bonus family room. Large bedrooms with the primary having a separate sitting area. Huge fenced in shaded backyard for those summer cookouts! Abundance of storage space in the basement! This is a good opportunity for an investor

11. 2022-09-01
    soldstatus Closed 425-char remark

    Show marketing remark (425 chars)

    Rare 2 story home at this price!!! This home features hardwood floors throughout main living area and bedrooms. You will not want to miss this kitchen with stainless appliances, tile back-splash and dining area. There is a Wood stove in the bonus family room. Large bedrooms with the primary having a separate sitting area. Huge fenced in shaded backyard for those summer cookouts! Abundance of storage space in the basement!

12. 2022-09-01
    soldstatus

    Show marketing remark (425 chars)

    Rare 2 story home at this price!!! This home features hardwood floors throughout main living area and bedrooms. You will not want to miss this kitchen with stainless appliances, tile back-splash and dining area. There is a Wood stove in the bonus family room. Large bedrooms with the primary having a separate sitting area. Huge fenced in shaded backyard for those summer cookouts! Abundance of storage space in the basement!

13. 2022-08-07
    historical Active Under Contract 425-char remark

    Show marketing remark (425 chars)

    Rare 2 story home at this price!!! This home features hardwood floors throughout main living area and bedrooms. You will not want to miss this kitchen with stainless appliances, tile back-splash and dining area. There is a Wood stove in the bonus family room. Large bedrooms with the primary having a separate sitting area. Huge fenced in shaded backyard for those summer cookouts! Abundance of storage space in the basement!

14. 2022-08-05
    listed $150,000 Active 425-char remark

    Show marketing remark (425 chars)

    Rare 2 story home at this price!!! This home features hardwood floors throughout main living area and bedrooms. You will not want to miss this kitchen with stainless appliances, tile back-splash and dining area. There is a Wood stove in the bonus family room. Large bedrooms with the primary having a separate sitting area. Huge fenced in shaded backyard for those summer cookouts! Abundance of storage space in the basement!

15. 2018-04-18
    soldstatus
16. 2018-04-06
    soldstatus Sold
17. 2018-03-14
    status Pending
18. 2018-02-15
    price $89,900
19. 2018-01-26
    price $94,900
20. 2018-01-11
    listed $99,900 Active
21. 2014-11-13
    soldstatus
22. 2000-07-21
    soldstatus
23. 2000-06-15
    listed $53,000
24. 1996-09-13
    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: $2,148 · $179/mo
• Projected year-2 tax: $2,148 · $179/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: $20,714
• − Mortgage interest: −$8,402
• − Property taxes: −$2,148
• − Insurance: −$750
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$4,364
• Taxable income: $1,736
• Est. tax owed @ 24.0%: −$417
• After-tax cash flow: $3,610/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

+230.2% since first listed

16 events — show timeline

• 2026-01-16 Listed $175,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-15 Coming Soon $175,000 Heartland MLS as Distributed by MLS Grid
• 2022-09-01 Sold (Public Records) — Public Records
• 2022-09-01 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-08-07 Contingent — Heartland MLS as Distributed by MLS Grid
• 2022-08-05 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2018-04-18 Sold (Public Records) — Public Records
• 2018-04-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-03-14 Pending — Heartland MLS as Distributed by MLS Grid
• 2018-02-15 Price Changed $89,900 Heartland MLS as Distributed by MLS Grid
• 2018-01-26 Price Changed $94,900 Heartland MLS as Distributed by MLS Grid
• 2018-01-11 Listed $99,900 Heartland MLS as Distributed by MLS Grid
• 2014-11-13 Sold (Public Records) — Public Records
• 2000-07-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2000-06-15 Listed $53,000 Heartland MLS as Distributed by MLS Grid
• 1996-09-13 Sold (Public Records) — Public Records

Property tax history

+9.8%/yr

Latest (2025): $2,148 · -7.8% YoY. Source: county tax records.