11144 N Kenwood Ave · Kansas City, MO 64155

$240,000

3 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 1 Days on market

Built 1969 0.35 ac lot Est $292k · 18% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• 1% rule +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HOME IS LAST HOUSE IN CUL-DE-SAC, BIG FENCED YARD-TREES-DECK-GAZEBO, & inactive well. SELLER ADDED MANY NEW ITEMS, NEWER ROOF, WATER HEATER, AC, PAINT, DOOR & MUCH MORE. NICE WORK SHOP IN BACKYARD. REC ROOM IS EQUIPPED WITH KITCHENETTE & BATH.

Key facts

• 0.35 acre lot
• 2 garage spots
• Built 1969

Property features AI

Exterior

• Parking: Attached garage with garage door opener and garage facing front; 2-car garage
• Utilities: Public water; Public sewer; Cable available and metro free telecom options
• Home design: Single family residence; Residential property; Split entry floor plan
• Construction: Board & batten and vinyl siding; Composition roof; 51–75 years old
• Exterior features: Deck; Metal fencing; Shed(s); Corner lot in city limits on a cul-de-sac; Paved road with public maintenance

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Gas range; Kitchen/dining and kitchen/family combo layout
• Bedrooms: 3 bedrooms (includes main floor bedroom and main floor primary bedroom)
• Flooring: Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas hot water heating; Electric cooling; Attic fan
• Interior features: Ceiling fans; Thermal windows; Finished basement with walk-out access and garage entrance; Two fireplaces (living room and basement) with gas starter
• Laundry & utility: Laundry room located on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $50 ($599/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 $209k (13.1% below list).
• Recommended offer: $209k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• North Kansas City 74 (urban): math 38% / reading 49% proficiency, ranked #98 of 324 in MO (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Staley High (math 47% / reading 70%, grade C, #46 of 521 statewide, top 9%, 1,897 students, 21% FRL) — zoned schools average 21% FRL vs 37% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 58% at this address vs 44% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the North Kansas City 74 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+6.9%/yr); 248 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 28y ago; this cycle's ask is 88% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $208,667 (13.1% below list)

Questions for the listing agent

1. Built in 1969 — 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: 0.87% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $292,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
920 NE 108th St	0.50mi	3/2.5	1,316 (+1%)	0mo	$300,000	$228	72
707 NE 114th Ter	0.32mi	3/2.0	1,336 (+3%)	12mo	$299,950	$225	70
118 NE 109th St	0.46mi	3/2.0	1,354 (+4%)	11mo	$305,000	$225	62
227 109th St	0.45mi	3/2.5	1,428 (+10%)	2mo	$299,000	$209	59
819 NE Cookingham Dr	0.55mi	3/2.0	1,204 (-7%)	5mo	$239,900	$199	58
219 113th St	0.56mi	3/2.0	1,182 (-9%)	4mo	$282,000	$239	55
1100 NE 115th St	0.57mi	3/2.0	1,145 (-12%)	0mo	$249,900	$218	54
10725 N Mcgee St	0.56mi	3/2.0	1,441 (+11%)	4mo	$300,000	$208	53
208 NW 111th Ter	0.52mi	3/2.0	1,408 (+8%)	12mo	$285,000	$202	52
203 NW 112th Ter	0.51mi	3/2.0	1,488 (+14%)	3mo	$324,999	$218	50
1501 NE 113th Ter	0.70mi	3/2.0	1,179 (-9%)	11mo	$315,000	$267	43
10648 N Oak Trfy	0.64mi	3/2.0	1,132 (-13%)	11mo	$273,000	$241	39

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 · 6.92% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.60×
• Total profit: $-27,161
• Equity at exit: $35,785

10-year hold

• IRR: 3.3%
• Equity multiple: 1.28×
• Total profit: $18,481
• Equity at exit: $20,751

Cash invested: $67,200 (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 64155

• Rents YoY: 6.9%
• Active inventory: 248
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,087 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$240 /mo · $2,879/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $50

Break-even live

Break-even rent $2,023

Max offer price $240,000

Occupancy floor 93%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
804 NE Karapat Dr Kansas City, MO	3.0	2.0	1584	$2,131	$1.35	21d	1	0.32mi
11032 N Harrison St Kansas City, MO	4.0	2.5	1670	$2,395	$1.43	8d	1	0.35mi
11521 N McGee St Kansas City, MO	3.0	2.0	1488	$2,035	$1.37	44d	1	0.53mi
10630 N Locust Ct Kansas City, MO	3.0	2.0	1296	$1,650	$1.27	24d	1	0.64mi
1412 NE 114th Ter Kansas City, MO	3.0	2.5	1662	$2,510	$1.51	2d	1	0.76mi
1606 NE 112th Ter Kansas City, MO	3.0	2.0	1246	$2,305	$1.85	2d	1	0.78mi
400 NE 103rd St Kansas City, MO	1.0–2.0	1.0–2.0	914	$1,540	$1.68	2d	34	1.05mi
206 NW 102nd St Kansas City, MO	4.0	2.0	1300	$2,225	$1.71	24d	1	1.29mi
208 NW 101st St Kansas City, MO	3.0	2.0	1298	$1,750	$1.35	8d	1	1.46mi

Listing history 7 events

1. 2026-05-31
   statusdays on market $240,000 Pending 1 DOM
2. 2026-05-22
   historical $240,000
3. 2006-03-30
   soldstatus
4. 2006-03-28
   soldstatus 260-char remark

   Show marketing remark (260 chars)

   HOME IS LAST HOUSE IN CUL-DE-SAC, BIG FENCED YARD-TREES-DECK-GAZEBO, & inactive well. SELLER ADDED MANY NEW ITEMS, NEWER ROOF, WATER HEATER, AC, PAINT, DOOR & MUCH MORE. NICE WORK SHOP IN BACKYARD. REC ROOM IS EQUIPPED WITH KITCHENETTE & BATH.

5. 2005-06-28
   listed $128,000 260-char remark

   Show marketing remark (260 chars)

   HOME IS LAST HOUSE IN CUL-DE-SAC, BIG FENCED YARD-TREES-DECK-GAZEBO, & inactive well. SELLER ADDED MANY NEW ITEMS, NEWER ROOF, WATER HEATER, AC, PAINT, DOOR & MUCH MORE. NICE WORK SHOP IN BACKYARD. REC ROOM IS EQUIPPED WITH KITCHENETTE & BATH.

6. 1998-08-19
   soldstatus 228-char remark

   Show marketing remark (228 chars)

   Lots Of Home For The Money. Located On Dead End Street, Vinyl Siding, Re- Placement Windows, Great Deck With Gazebo, Large Yard. Family Room And Bath In Bsmt. A/C 3 Yrs, 10x10 Green House, Detached Garage & Strawberry Bed.

7. 1998-06-26
   listed $89,900 228-char remark

   Show marketing remark (228 chars)

   Lots Of Home For The Money. Located On Dead End Street, Vinyl Siding, Re- Placement Windows, Great Deck With Gazebo, Large Yard. Family Room And Bath In Bsmt. A/C 3 Yrs, 10x10 Green House, Detached Garage & Strawberry Bed.

ⓘ 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: $2,879 · $240/mo
• Projected year-2 tax: $2,879 · $240/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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,040
• − Mortgage interest: −$13,444
• − Property taxes: −$2,879
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − Depreciation: −$6,982
• Taxable loss: −$3,471
• Est. tax savings @ 24.0%: +$833
• After-tax cash flow: $1,432/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: North Kansas City 74
• NCES district ID: 2922800
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $55,444
• Composite: 37.88/100
• National rank: #4321
• State rank: #98 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): 28,824
• Household income: $97,471
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 635.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 10% Black 8% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 4% Lithuanian 3% Iranian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 3% Vietnamese 1% Other Indo-European 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: ▼ -234.09%
• Current HPI: 219.9706
• Rent YoY: ▲ 6.92%
• 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

+167.0% since first listed

6 events — show timeline

• 2026-05-22 Coming Soon $240,000 Heartland MLS as Distributed by MLS Grid
• 2006-03-30 Sold (Public Records) — Public Records
• 2006-03-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-06-28 Listed $128,000 Heartland MLS as Distributed by MLS Grid
• 1998-08-19 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1998-06-26 Listed $89,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2025): $2,879 · +10.9% YoY. Source: county tax records.