8603 NE 110th Ter · Kansas City, MO 64157

$325,000

3 bd · 2.0 ba · 1,108 sqft · SingleFamily public records · 29 Days on market

Built 1997 7,405 sqft lot $293/sqft · 60% above area Est $312k · at est.

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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 +11.6/30.0
• ARV discount +5.6/15.0
• Rent growth +4.9/5.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• DSCR +3.4/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Front to Back Split with a nonconforming bedroom and 1/2 bath in lower level. Brand New oversized deck and shed in yard. Media/ Rec room in lower level for additional entertaining space. Great community in Liberty North school district. Eat in kitchen and Great room with high vaulted ceiling. North Hampton, sought after area, Minutes from Highways and schools and shopping.

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1997

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (22.0% below list).
• Recommended offer: $254k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• 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.
• Market conditions: Rents rising fast (+9.5%/yr); 240 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $10k 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 29 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 30y 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.

Recommended offer $253,636 (22.0% 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. 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. 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?
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: 0.78% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.34%
• DSCR: 0.94
• GRM: 10.7

CMA / ARV

• ARV (median comp): $311,850
• List price: $325,000
• Delta: 4.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11009 N Lewis Ave	0.23mi	3/2.0	1,150 (+4%)	9mo	$145,000	$126	76
9270 NE 112th St	0.73mi	3/1.0	1,116 (+1%)	8mo	$545,000	$488	54
11433 N Tennessee Ave	0.65mi	3/2.0	1,181 (+7%)	6mo	$294,900	$250	54
8304 NE 115th St	0.57mi	3/2.5	1,219 (+10%)	12mo	$300,000	$246	45
7905 NE 106th Ter	0.71mi	3/2.0	1,200 (+8%)	17mo	$289,000	$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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.50×
• Total profit: $-45,787
• Equity at exit: $48,459

10-year hold

• IRR: 1.6%
• Equity multiple: 1.14×
• Total profit: $12,599
• Equity at exit: $28,100

Cash invested: $91,000 (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 64157

• Home prices YoY: -18.1%
• Rents YoY: 9.5%
• Active inventory: 240
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,536 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$266 /mo · $3,188/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-102

Break-even live

Break-even rent $2,665

Max offer price $307,030

Occupancy floor 99%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-11
   status Pending 375-char remark

   Show marketing remark (375 chars)

   Front to Back Split with a nonconforming bedroom and 1/2 bath in lower level. Brand New oversized deck and shed in yard. Media/ Rec room in lower level for additional entertaining space. Great community in Liberty North school district. Eat in kitchen and Great room with high vaulted ceiling. North Hampton, sought after area, Minutes from Highways and schools and shopping.

2. 2026-04-22
   status Active 375-char remark

   Show marketing remark (375 chars)

   Front to Back Split with a nonconforming bedroom and 1/2 bath in lower level. Brand New oversized deck and shed in yard. Media/ Rec room in lower level for additional entertaining space. Great community in Liberty North school district. Eat in kitchen and Great room with high vaulted ceiling. North Hampton, sought after area, Minutes from Highways and schools and shopping.

3. 2026-04-03
   status Pending 375-char remark

   Show marketing remark (375 chars)

   Front to Back Split with a nonconforming bedroom and 1/2 bath in lower level. Brand New oversized deck and shed in yard. Media/ Rec room in lower level for additional entertaining space. Great community in Liberty North school district. Eat in kitchen and Great room with high vaulted ceiling. North Hampton, sought after area, Minutes from Highways and schools and shopping.

4. 2026-03-25
   listed $325,000 Active 375-char remark

   Show marketing remark (375 chars)

   Front to Back Split with a nonconforming bedroom and 1/2 bath in lower level. Brand New oversized deck and shed in yard. Media/ Rec room in lower level for additional entertaining space. Great community in Liberty North school district. Eat in kitchen and Great room with high vaulted ceiling. North Hampton, sought after area, Minutes from Highways and schools and shopping.

5. 2026-03-18
   historical $325,000 375-char remark

   Show marketing remark (375 chars)

   Front to Back Split with a nonconforming bedroom and 1/2 bath in lower level. Brand New oversized deck and shed in yard. Media/ Rec room in lower level for additional entertaining space. Great community in Liberty North school district. Eat in kitchen and Great room with high vaulted ceiling. North Hampton, sought after area, Minutes from Highways and schools and shopping.

6. 2022-10-13
   soldstatus Closed 482-char remark

   Show marketing remark (482 chars)

   Beautiful home in the highly sought after North Hampton neighborhood in the award winning Liberty School District! This home has been well cared for and features a large deck with room for entertaining guests or just relaxing! Cozy living room with a fireplace and plenty of natural light! Downstairs has a theatre room, half bath and 4th non conforming bedroom! Just in time for football season! Right down the road from local shops and restaurants! You wont want to miss this one!

7. 2022-10-13
   soldstatus

   Show marketing remark (482 chars)

   Beautiful home in the highly sought after North Hampton neighborhood in the award winning Liberty School District! This home has been well cared for and features a large deck with room for entertaining guests or just relaxing! Cozy living room with a fireplace and plenty of natural light! Downstairs has a theatre room, half bath and 4th non conforming bedroom! Just in time for football season! Right down the road from local shops and restaurants! You wont want to miss this one!

8. 2022-09-19
   status Pending 482-char remark

   Show marketing remark (482 chars)

   Beautiful home in the highly sought after North Hampton neighborhood in the award winning Liberty School District! This home has been well cared for and features a large deck with room for entertaining guests or just relaxing! Cozy living room with a fireplace and plenty of natural light! Downstairs has a theatre room, half bath and 4th non conforming bedroom! Just in time for football season! Right down the road from local shops and restaurants! You wont want to miss this one!

9. 2022-09-14
   listed $280,000 Active 482-char remark

   Show marketing remark (482 chars)

   Beautiful home in the highly sought after North Hampton neighborhood in the award winning Liberty School District! This home has been well cared for and features a large deck with room for entertaining guests or just relaxing! Cozy living room with a fireplace and plenty of natural light! Downstairs has a theatre room, half bath and 4th non conforming bedroom! Just in time for football season! Right down the road from local shops and restaurants! You wont want to miss this one!

10. 2017-08-31
    soldstatus Sold
11. 2017-08-31
    soldstatus
12. 2017-08-04
    price $175,000
13. 2017-08-04
    status Pending
14. 2017-08-02
    listed $167,500 Active
15. 2005-10-05
    soldstatus
16. 2001-02-01
    soldstatus
17. 2001-01-30
    soldstatus
18. 2000-12-18
    listed $121,500
19. 1997-06-27
    soldstatus
20. 1996-03-21
    listed $104,900

ⓘ 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: $3,188 · $266/mo
• Projected year-2 tax: $3,188 · $266/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 2/10 Low
• 🌡 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: $30,436
• − Mortgage interest: −$18,205
• − Property taxes: −$3,188
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,435
• − Management: −$2,435
• − Depreciation: −$9,455
• Taxable loss: −$6,906
• Est. tax savings @ 24.0%: +$1,658
• After-tax cash flow: $437/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

+209.8% since first listed

20 events — show timeline

• 2026-05-11 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-22 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-25 Listed $325,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-18 Coming Soon $325,000 Heartland MLS as Distributed by MLS Grid
• 2022-10-13 Sold (Public Records) — Public Records
• 2022-10-13 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-09-19 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-09-14 Listed $280,000 Heartland MLS as Distributed by MLS Grid
• 2017-08-31 Sold (Public Records) — Public Records
• 2017-08-31 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2017-08-04 Price Changed $175,000 Heartland MLS as Distributed by MLS Grid
• 2017-08-04 Pending — Heartland MLS as Distributed by MLS Grid
• 2017-08-02 Listed $167,500 Heartland MLS as Distributed by MLS Grid
• 2005-10-05 Sold (Public Records) — Public Records
• 2001-02-01 Sold (Public Records) — Public Records
• 2001-01-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2000-12-18 Listed $121,500 Heartland MLS as Distributed by MLS Grid
• 1997-06-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1996-03-21 Listed $104,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2025): $3,188 · +7.0% YoY. Source: county tax records.