11618 Cherry St · Kansas City, MO 64114

$330,000

4 bd · 2.5 ba · 2,054 sqft · SingleFamily public records · 38 Days on market

Built 1976 10,252 sqft lot $161/sqft · 12% above area Est $380k · 13% under

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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).

• ARV discount +13.4/15.0
• Cash flow +7.5/30.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• 1% rule +1.8/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the beautiful neighborhood of Red Bridge! This charming 4 bedroom home has new carpet all throughout, new interior paint in the upstairs and lower levels, new windows, and a fully finished basement check so many items off the list here! The kitchen has been recently updated and overlooks the downstairs living room with a fireplace and walkout to the large back patio. A laundry room is just a few steps down from the main living room and right off the two car garage. The finished basement is ready to entertain with fresh paint and new carpet as well. All bedrooms have large closets! The primary bedroom has its own private bath and a 4th bedroom is located off a lofted entry great for an office or play space. Good highway access and walking distance to local restaurants and schools. This house offers so much!

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1976

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-414 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (22.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (32.3% below list).
• Recommended offer: $223k (32.3% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.9% in Kansas City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Grandview C-4 (suburban): math 17% / reading 32% proficiency, ranked #284 of 324 in MO (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.6%/yr); 179 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 33% of the median local income ($81k/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 $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $223,448 (32.3% 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 38 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.68% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.38%
• DSCR: 0.76
• GRM: 12.3

CMA / ARV

• ARV (median comp): $379,875
• List price: $330,000
• Delta: -13.13%
• 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
11632 Locust St	0.07mi	4/2.5	2,190 (+7%)	4mo	$379,950	$173	82
11806 Cherry St	0.22mi	4/2.5	2,236 (+9%)	4mo	$350,000	$157	72
4 E 113th Ter	0.45mi	4/2.5	1,974 (-4%)	7mo	$399,000	$202	66
11337 Wornall Rd	0.39mi	4/2.5	2,177 (+6%)	7mo	$260,000	$119	66
11208 Walnut St	0.54mi	4/2.0	2,073 (+1%)	7mo	$375,000	$181	66
11819 Oak St	0.27mi	3/2.0 (-1)	2,252 (+10%)	8mo	$339,000	$151	58
11819 Virginia Ave	0.62mi	3/2.5 (-1)	2,078 (+1%)	8mo	$295,000	$142	57
401 W 114 Ter	0.60mi	3/2.5 (-1)	2,172 (+6%)	0mo	$465,000	$214	57
607 E 122nd St	0.75mi	4/2.5	2,088 (+2%)	8mo	$375,000	$180	56
11020 Charlotte St	0.74mi	3/2.0 (-1)	2,069 (+1%)	2mo	$415,000	$201	55
11908 Charlotte St	0.40mi	4/2.5	2,330 (+13%)	10mo	$329,900	$142	51
11826 Virginia Ave	0.59mi	3/2.5 (-1)	1,880 (-8%)	9mo	$350,000	$186	46

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 · 4.57% rent growth · sell at horizon

5-year hold

• IRR: -23.9%
• Equity multiple: 0.17×
• Total profit: $-76,298
• Equity at exit: $49,204

10-year hold

• IRR: -15.4%
• Equity multiple: 0.08×
• Total profit: $-85,333
• Equity at exit: $28,532

Cash invested: $92,400 (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 64114

• Rents YoY: 4.6%
• Active inventory: 179
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,234 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$311 /mo · $3,736/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-414

Break-even live

Break-even rent $2,759

Max offer price $256,832

Occupancy floor —

Sensitivity live

Price	-10% $-227	-5% $-321	+0% $-414	+5% $-508	+10% $-601
Rent	-10% $-591	-5% $-502	+0% $-414	+5% $-326	+10% $-238
Rate	-1.0pp $-248	-0.5pp $-330	base $-414	+0.5pp $-500	+1.0pp $-587

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
655 E Minor Dr Kansas City, MO	1.0–3.0	1.0–2.5	1232	$1,800	$1.46	3d	50	0.35mi

Listing history 6 events

1. 2026-05-15
   status Pending 828-char remark

   Show marketing remark (828 chars)

   Located in the beautiful neighborhood of Red Bridge! This charming 4 bedroom home has new carpet all throughout, new interior paint in the upstairs and lower levels, new windows, and a fully finished basement check so many items off the list here! The kitchen has been recently updated and overlooks the downstairs living room with a fireplace and walkout to the large back patio. A laundry room is just a few steps down from the main living room and right off the two car garage. The finished basement is ready to entertain with fresh paint and new carpet as well. All bedrooms have large closets! The primary bedroom has its own private bath and a 4th bedroom is located off a lofted entry great for an office or play space. Good highway access and walking distance to local restaurants and schools. This house offers so much!

2. 2026-05-02
   status Active 828-char remark

   Show marketing remark (828 chars)

   Located in the beautiful neighborhood of Red Bridge! This charming 4 bedroom home has new carpet all throughout, new interior paint in the upstairs and lower levels, new windows, and a fully finished basement check so many items off the list here! The kitchen has been recently updated and overlooks the downstairs living room with a fireplace and walkout to the large back patio. A laundry room is just a few steps down from the main living room and right off the two car garage. The finished basement is ready to entertain with fresh paint and new carpet as well. All bedrooms have large closets! The primary bedroom has its own private bath and a 4th bedroom is located off a lofted entry great for an office or play space. Good highway access and walking distance to local restaurants and schools. This house offers so much!

3. 2026-04-20
   status Pending 828-char remark

   Show marketing remark (828 chars)

   Located in the beautiful neighborhood of Red Bridge! This charming 4 bedroom home has new carpet all throughout, new interior paint in the upstairs and lower levels, new windows, and a fully finished basement check so many items off the list here! The kitchen has been recently updated and overlooks the downstairs living room with a fireplace and walkout to the large back patio. A laundry room is just a few steps down from the main living room and right off the two car garage. The finished basement is ready to entertain with fresh paint and new carpet as well. All bedrooms have large closets! The primary bedroom has its own private bath and a 4th bedroom is located off a lofted entry great for an office or play space. Good highway access and walking distance to local restaurants and schools. This house offers so much!

4. 2026-03-26
   listed $330,000 Active 828-char remark

   Show marketing remark (828 chars)

   Located in the beautiful neighborhood of Red Bridge! This charming 4 bedroom home has new carpet all throughout, new interior paint in the upstairs and lower levels, new windows, and a fully finished basement check so many items off the list here! The kitchen has been recently updated and overlooks the downstairs living room with a fireplace and walkout to the large back patio. A laundry room is just a few steps down from the main living room and right off the two car garage. The finished basement is ready to entertain with fresh paint and new carpet as well. All bedrooms have large closets! The primary bedroom has its own private bath and a 4th bedroom is located off a lofted entry great for an office or play space. Good highway access and walking distance to local restaurants and schools. This house offers so much!

5. 2026-03-23
   historical $330,000 828-char remark

   Show marketing remark (828 chars)

   Located in the beautiful neighborhood of Red Bridge! This charming 4 bedroom home has new carpet all throughout, new interior paint in the upstairs and lower levels, new windows, and a fully finished basement check so many items off the list here! The kitchen has been recently updated and overlooks the downstairs living room with a fireplace and walkout to the large back patio. A laundry room is just a few steps down from the main living room and right off the two car garage. The finished basement is ready to entertain with fresh paint and new carpet as well. All bedrooms have large closets! The primary bedroom has its own private bath and a 4th bedroom is located off a lofted entry great for an office or play space. Good highway access and walking distance to local restaurants and schools. This house offers so much!

6. 1996-05-01
   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: $3,736 · $311/mo
• Projected year-2 tax: $3,736 · $311/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 ≥108°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: $26,814
• − Mortgage interest: −$18,485
• − Property taxes: −$3,736
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,145
• − Management: −$2,145
• − Depreciation: −$9,600
• Taxable loss: −$10,948
• Est. tax savings @ 24.0%: +$2,628
• After-tax cash flow: $-2,343/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: Grandview C-4
• NCES district ID: 2913140
• Math proficiency: 17% ▼ -12.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $48,934
• Composite: 21.49/100
• National rank: #8326
• State rank: #284 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): 24,229
• Household income: $81,275
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 851.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Black 11% Two or more races 8% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 3% Italian 3% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 2%

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: ▼ -311.24%
• Current HPI: 280.5587
• Rent YoY: ▲ 4.57%
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-02 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-26 Listed $330,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-23 Coming Soon $330,000 Heartland MLS as Distributed by MLS Grid
• 1996-05-01 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $3,736 · -20.4% YoY. Source: county tax records.