Basswood Plan · Kansas City, MO 64157

$399,400

4 bd · 2.5 ba · 2,251 sqft · SingleFamily · 199 Days on market

↓ 4% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.1/30.0
• Rent growth +4.9/5.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Our Basswood home plan features a modern, open layout designed for comfortable living. The main level highlights a spacious kitchen with a large island that overlooks both the dining and great rooms, making it perfect for entertainment and family gatherings. Additionally, a sizable home office on this level provides a dedicated space for work or study. Upstairs, the primary bedroom is a luxurious retreat with a spa-like bathroom, complete with an oversized countertop, dual sinks, and a walk-in shower. The second floor also includes a large full bath for shared use and a conveniently located laundry room adjacent to the 3 bedrooms. Looking for additional space? Consider finishing the lower level! You can finish this area to include a large rec room, a 5th bedroom and full bathroom, providing additional living space and flexibility.

Key facts

• Spacious kitchen
• Open layout
• Spa-like bathroom

Tags

• OPEN LAYOUT
• SPACIOUS KITCHEN
• LARGE ISLAND
• HOME OFFICE
• SPA-LIKE BATHROOM
• OVERSIZED COUNTERTOP

🏗️ New construction. The $399,400 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $459,096.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-857 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $335k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (26.6% below list).
• Recommended offer: $293k (26.6% below list) — sets the bar for 1% rule.

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); South Valley Middle (math 33% / reading 53%, grade D-, #134 of 391 statewide, top 35%, 791 students, 18% FRL); Liberty North High School (math 25% / reading 75%, grade D+, #116 of 521 statewide, top 22%, 2,326 students, 18% FRL) — zoned schools at 19% FRL track the district average.
• Market conditions: Rents rising fast (+9.5%/yr); 241 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $14k 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

• It's been on market 199 days — a 12% lower offer ($351k) is reasonable based on typical stale-listing flexibility.

Recommended offer $293,088 (26.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.64% ✗
• Cap rate: 4.05%
• Cash-on-cash: -8.00%
• DSCR: 0.64
• GRM: 13.1

CMA / ARV

• ARV (median comp): $459,096
• List price: $399,400
• Delta: -13.00%
• 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
11014 N Crescent Ct	0.06mi	4/2.5	2,251 (0%)	4mo	$433,000	$192	94
9421 NE 111th Pl	0.09mi	4/2.5	2,251 (0%)	3mo	$455,699	$202	94
11024 N Glenwood Ave	0.07mi	4/2.5	2,251 (0%)	6mo	$438,950	$195	92
11021 N Crescent Ct	0.11mi	4/2.5	2,251 (0%)	6mo	$477,939	$212	90
11112 N Glenwood Ave	0.04mi	4/3.5	2,362 (+5%)	4mo	$472,000	$200	83
9214 NE 110th Ter	0.15mi	4/3.5	2,323 (+3%)	5mo	$480,000	$207	80
9110 NE 111th Pl	0.18mi	4/3.0	2,329 (+4%)	6mo	$430,500	$185	79
9601 NE 112th St	0.23mi	3/2.0 (-1)	2,272 (+1%)	5mo	$600,000	$264	77
9418 NE 111th Ter	0.11mi	3/3.0 (-1)	2,584 (+15%)	1mo	$528,023	$204	63
8804 NE 109th St	0.61mi	4/3.5	2,130 (-5%)	3mo	$379,999	$178	56
11215 N Lewis Ave	0.66mi	3/2.5 (-1)	2,176 (-3%)	5mo	$340,000	$156	54
11004 N Hunter Ave	0.44mi	3/3.0 (-1)	1,938 (-14%)	5mo	$340,000	$175	45

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -25.0%
• Equity multiple: 0.12×
• Total profit: $-113,463
• Equity at exit: $68,453

10-year hold

• IRR: -10.5%
• Equity multiple: 0.23×
• Total profit: $-98,434
• Equity at exit: $39,694

Cash invested: $128,547 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,931 medium
• Mortgage (P&I): −$2,408
• Tax est. 1.5%: −$574 /mo · $6,886/yr
• Insurance: −$191
• HOA: −$0
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $-857

Break-even live

Break-even rent $4,016

Max offer price $335,041

Occupancy floor —

Sensitivity live

Price	-10% $-540	-5% $-699	+0% $-857	+5% $-1,016	+10% $-1,175
Rent	-10% $-1,089	-5% $-973	+0% $-857	+5% $-742	+10% $-626
Rate	-1.0pp $-626	-0.5pp $-741	base $-857	+0.5pp $-976	+1.0pp $-1,097

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: $114,774
• Closing costs: $13,773
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8952 NE 116th Pl Kansas City, MO	3.0	2.5	2071	$2,541	$1.23	45d	1	0.82mi

Listing history 15 events

1. 2026-06-21
   days on market $399,400 Active 199 DOM
2. 2026-06-18
   days on market $399,400 Active 196 DOM
3. 2026-06-17
   days on market $399,400 Active 195 DOM
4. 2026-06-16
   days on market $399,400 Active 194 DOM
5. 2026-06-15
   days on market $399,400 Active 193 DOM
6. 2026-06-13
   days on market $399,400 Active 191 DOM
7. 2026-06-09
   days on market $399,400 Active 187 DOM
8. 2026-06-08
   days on market $399,400 Active 186 DOM
9. 2026-06-07
   days on market $399,400 Active 185 DOM
10. 2026-06-03
    days on market $399,400 Active 181 DOM
11. 2026-06-02
    days on market $399,400 Active 180 DOM
12. 2026-06-01
    days on market $399,400 Active 179 DOM
13. 2026-05-31
    days on market $399,400 Active 178 DOM
14. 2026-01-02
    price $399,400 842-char remark

    Show marketing remark (842 chars)

    Our Basswood home plan features a modern, open layout designed for comfortable living. The main level highlights a spacious kitchen with a large island that overlooks both the dining and great rooms, making it perfect for entertainment and family gatherings. Additionally, a sizable home office on this level provides a dedicated space for work or study. Upstairs, the primary bedroom is a luxurious retreat with a spa-like bathroom, complete with an oversized countertop, dual sinks, and a walk-in shower. The second floor also includes a large full bath for shared use and a conveniently located laundry room adjacent to the 3 bedrooms. Looking for additional space? Consider finishing the lower level! You can finish this area to include a large rec room, a 5th bedroom and full bathroom, providing additional living space and flexibility.

15. 2025-12-04
    listed $414,100 Active 842-char remark

    Show marketing remark (842 chars)

    Our Basswood home plan features a modern, open layout designed for comfortable living. The main level highlights a spacious kitchen with a large island that overlooks both the dining and great rooms, making it perfect for entertainment and family gatherings. Additionally, a sizable home office on this level provides a dedicated space for work or study. Upstairs, the primary bedroom is a luxurious retreat with a spa-like bathroom, complete with an oversized countertop, dual sinks, and a walk-in shower. The second floor also includes a large full bath for shared use and a conveniently located laundry room adjacent to the 3 bedrooms. Looking for additional space? Consider finishing the lower level! You can finish this area to include a large rec room, a 5th bedroom and full bathroom, providing additional living space and flexibility.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 16 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: $35,171
• − Mortgage interest: −$25,717
• − Property taxes: −$6,886
• − Insurance: −$2,295
• − Repairs & maintenance: −$2,814
• − Management: −$2,814
• − Depreciation: −$13,356
• Taxable loss: −$18,711
• Est. tax savings @ 24.0%: +$4,491
• After-tax cash flow: $-5,797/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

-3.5% since first listed

2 events — show timeline

• 2026-01-02 Price Changed $399,400 Zillow
• 2025-12-04 Listed $414,100 Zillow