11709 Lawndale Ave · Kansas City, MO 64137

$159,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 43 Days on market

Built 1955 0.40 ac lot $170/sqft · 17% below area Est $192k · 17% under

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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).

• Cash flow +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.4/10.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly painted inside and full of potential, this charming 3-bedroom, 1-bath home sits on a large lot in a convenient location with quick highway access. Enjoy the peaceful backyard with mature trees that provide shade and a wooded feel; perfect for relaxing on the deck or grilling outdoors. Whether you're looking for your next investment property or a place to call home, this property offers great flexibility for both investors and owner-occupants alike. Located just a short drive from Longview Lake, restaurants, shopping, and other local amenities, this home combines comfort, convenience, and opportunity.

Key facts

• 0.4 acre lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/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 $150k (6.0% below list).
• Recommended offer: $150k (6.0% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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 (+7.3%/yr); 58 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 7.3% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,529 (6.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.94% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.57%
• DSCR: 1.20
• GRM: 8.9

CMA / ARV

• ARV (median comp): $191,588
• List price: $159,000
• Delta: -17.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11714 Oakley Ave	0.10mi	3/1.0	910 (-3%)	4mo	$195,000	$214	87
11815 Oakley Ave	0.13mi	3/1.0	1,020 (+9%)	14mo	$165,000	$162	67
11610 Orchard Rd	0.31mi	3/1.0	912 (-3%)	20mo	$185,000	$203	65
4811 Martha Truman Rd	0.52mi	3/1.0	892 (-5%)	12mo	$210,000	$235	58
11908 Grandview Rd	0.49mi	2/1.0 (-1)	854 (-9%)	22mo	$125,000	$146	39
11306 Grandview Rd	0.72mi	2/1.0 (-1)	824 (-12%)	4mo	$175,000	$212	38

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 · 7.33% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.82×
• Total profit: $-8,210
• Equity at exit: $23,707

10-year hold

• IRR: 9.2%
• Equity multiple: 1.83×
• Total profit: $37,123
• Equity at exit: $13,747

Cash invested: $44,520 (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 64137

• Rents YoY: 7.3%
• Active inventory: 58
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,495 high
• Mortgage (P&I): −$834
• Tax from tax record: −$112 /mo · $1,342/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $169

Break-even live

Break-even rent $1,281

Max offer price $159,000

Occupancy floor 84%

Sensitivity live

Price	-10% $259	-5% $214	+0% $169	+5% $124	+10% $79
Rent	-10% $51	-5% $110	+0% $169	+5% $228	+10% $287
Rate	-1.0pp $249	-0.5pp $210	base $169	+0.5pp $128	+1.0pp $86

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11720 Newton Ave Kansas City, MO	2.0–3.0	1.5–3.0	1293	$1,699	$1.31	2d	9	0.56mi
6731 E 119th St Grandview, MO	1.0–2.0	1.0–2.0	762	$1,150	$1.51	2d	14	0.66mi
11803 Holiday Dr #5 Kansas City, MO	1.0–3.0	1.0	1016	$1,130	$1.11	2d	1	0.73mi
6904 Longview Rd Kansas City, MO	4.0	1.0	900	$1,850	$2.06	2d	1	0.82mi
11206 Norby Rd Kansas City, MO	3.0	1.0	1025	$1,375	$1.34	24d	1	0.85mi
11407 Winchester Ave Kansas City, MO	3.0	1.0	936	$1,360	$1.45	3d	1	0.91mi
7104 Longview Rd Kansas City, MO	3.0	1.0	912	$1,275	$1.40	15d	1	0.95mi
6905 E 112th St Kansas City, MO	3.0	1.0	972	$1,550	$1.59	44d	1	0.98mi
11127 Blue Ridge Blvd Kansas City, MO	3.0	1.0	1000	$1,599	$1.60	44d	1	1.00mi
12316 3rd St Unit 12316-01 Grandview, MO	2.0	1.0	800	$875	$1.09	8d	1	1.11mi
12310 3rd St Grandview, MO	1.0–2.0	1.0	737	$975	$1.32	3d	6	1.11mi
12326 3rd St Unit 12326-12 Grandview, MO	2.0	1.0	800	$875	$1.09	5d	1	1.13mi
12324 3rd St Unit 12324-06 Grandview, MO	2.0	1.0	675	$975	$1.44	3d	1	1.13mi
12324 3rd St Unit 12324-09 Grandview, MO	2.0	1.0	800	$875	$1.09	8d	1	1.13mi
7114 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	24d	1	1.14mi
10919 Ewing Ave Kansas City, MO	3.0	1.0	840	$1,850	$2.20	4d	1	1.15mi
12602 13th St Grandview, MO	2.0	1.5	768	$1,345	$1.75	44d	1	1.17mi
11513 Richmond Ave Kansas City, MO	3.0	1.5	1114	$1,450	$1.30	15d	1	1.18mi
7119 E 111th Ter Kansas City, MO	3.0	1.0	912	$1,349	$1.48	44d	1	1.20mi
7305 E 111th Ter Kansas City, MO	4.0	1.0	1100	$1,345	$1.22	15d	1	1.30mi
11116 Bristol Ter Kansas City, MO	3.0	1.0	956	$1,390	$1.45	24d	1	1.31mi
11410 Palmer Ave Kansas City, MO	4.0	2.0	936	$1,300	$1.39	44d	1	1.31mi
7405 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	44d	1	1.34mi
10712 Bennington Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	17d	1	1.35mi
10716 Ewing Ave Kansas City, MO	4.0	2.0	1032	$1,550	$1.50	44d	1	1.39mi
12712 7th St Grandview, MO	3.0	2.0	1050	$1,545	$1.47	13d	1	1.43mi
11406 Sycamore Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	17d	1	1.48mi
10561 Cypress Ave Unit 41B Kansas City, MO	2.0	1.0	764	$875	$1.15	44d	1	1.48mi
10561 Cypress Ave Unit 41C Kansas City, MO	2.0	1.0	764	$875	$1.15	3d	1	1.48mi

Listing history 37 events

1. 2026-06-18
   days on market $159,000 Active 43 DOM
2. 2026-06-17
   days on market $159,000 Active 42 DOM
3. 2026-06-16
   days on market $159,000 Active 41 DOM
4. 2026-06-15
   days on market $159,000 Active 40 DOM
5. 2026-06-13
   days on market $159,000 Active 38 DOM
6. 2026-06-13
   days on market $159,000 Active 37 DOM
7. 2026-06-09
   days on market $159,000 Active 34 DOM
8. 2026-06-08
   days on market $159,000 Active 33 DOM
9. 2026-06-07
   days on market $159,000 Active 32 DOM
10. 2026-06-03
    days on market $159,000 Active 28 DOM
11. 2026-06-02
    days on market $159,000 Active 27 DOM
12. 2026-06-01
    days on market $159,000 Active 26 DOM
13. 2026-05-31
    days on market $159,000 Active 25 DOM
14. 2026-05-07
    listed $159,000 Active 615-char remark

    Show marketing remark (615 chars)

    Freshly painted inside and full of potential, this charming 3-bedroom, 1-bath home sits on a large lot in a convenient location with quick highway access. Enjoy the peaceful backyard with mature trees that provide shade and a wooded feel; perfect for relaxing on the deck or grilling outdoors. Whether you're looking for your next investment property or a place to call home, this property offers great flexibility for both investors and owner-occupants alike. Located just a short drive from Longview Lake, restaurants, shopping, and other local amenities, this home combines comfort, convenience, and opportunity.

15. 2026-04-10
    historical $159,000 615-char remark

    Show marketing remark (615 chars)

    Freshly painted inside and full of potential, this charming 3-bedroom, 1-bath home sits on a large lot in a convenient location with quick highway access. Enjoy the peaceful backyard with mature trees that provide shade and a wooded feel; perfect for relaxing on the deck or grilling outdoors. Whether you're looking for your next investment property or a place to call home, this property offers great flexibility for both investors and owner-occupants alike. Located just a short drive from Longview Lake, restaurants, shopping, and other local amenities, this home combines comfort, convenience, and opportunity.

16. 2020-09-23
    soldstatus
17. 2020-08-05
    soldstatus
18. 2020-08-03
    soldstatus Closed 188-char remark

    Show marketing remark (188 chars)

    Updated interior! 3 bdrms, 1 bath home with attached garage. This would make a great investment or first time buyer home. Easy Highway access and central location. Home is currently rented

19. 2020-07-24
    status Pending 188-char remark

    Show marketing remark (188 chars)

    Updated interior! 3 bdrms, 1 bath home with attached garage. This would make a great investment or first time buyer home. Easy Highway access and central location. Home is currently rented

20. 2020-07-15
    status Pending 188-char remark

    Show marketing remark (188 chars)

    Updated interior! 3 bdrms, 1 bath home with attached garage. This would make a great investment or first time buyer home. Easy Highway access and central location. Home is currently rented

21. 2020-06-30
    price $79,950 188-char remark

    Show marketing remark (188 chars)

    Updated interior! 3 bdrms, 1 bath home with attached garage. This would make a great investment or first time buyer home. Easy Highway access and central location. Home is currently rented

22. 2020-06-26
    status Active 188-char remark

    Show marketing remark (188 chars)

    Updated interior! 3 bdrms, 1 bath home with attached garage. This would make a great investment or first time buyer home. Easy Highway access and central location. Home is currently rented

23. 2020-06-11
    status Pending 188-char remark

    Show marketing remark (188 chars)

    Updated interior! 3 bdrms, 1 bath home with attached garage. This would make a great investment or first time buyer home. Easy Highway access and central location. Home is currently rented

24. 2019-10-24
    price $84,950 188-char remark

    Show marketing remark (188 chars)

    Updated interior! 3 bdrms, 1 bath home with attached garage. This would make a great investment or first time buyer home. Easy Highway access and central location. Home is currently rented

25. 2019-10-24
    historical

    Show marketing remark (188 chars)

    Updated interior! 3 bdrms, 1 bath home with attached garage. This would make a great investment or first time buyer home. Easy Highway access and central location. Home is currently rented

26. 2019-10-24
    listed $99,950 Active 188-char remark

    Show marketing remark (188 chars)

    Updated interior! 3 bdrms, 1 bath home with attached garage. This would make a great investment or first time buyer home. Easy Highway access and central location. Home is currently rented

27. 2019-08-29
    price $89,950
28. 2019-07-25
    price $94,950
29. 2019-07-02
    price $99,950
30. 2019-06-20
    listed $104,950 Active
31. 2018-04-02
    soldstatus
32. 2012-10-29
    soldstatus
33. 2012-09-06
    listed $21,000
34. 1998-08-14
    soldstatus
35. 1998-08-13
    soldstatus
36. 1998-04-24
    listed $44,950
37. 1988-07-25
    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: $1,342 · $112/mo
• Projected year-2 tax: $1,542 · $129/mo
• Expected delta: +$200/yr (+$17/mo · 14.9%)

ⓘ 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 ≥106°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: $17,943
• − Mortgage interest: −$8,906
• − Property taxes: −$1,342
• − Insurance: −$795
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$4,625
• Taxable loss: −$597
• Est. tax savings @ 24.0%: +$143
• After-tax cash flow: $2,176/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): 9,422
• Household income: $66,036
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 356.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 23% Two or more races 7% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 5% Italian 3% Romanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 3% Arabic 3% French/Haitian/Cajun 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: ▼ -145.45%
• Current HPI: 255.0556
• Rent YoY: ▲ 7.33%
• 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

+253.7% since first listed

24 events — show timeline

• 2026-05-07 Listed $159,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-10 Coming Soon $159,000 Heartland MLS as Distributed by MLS Grid
• 2020-09-23 Sold (Public Records) — Public Records
• 2020-08-05 Sold (Public Records) — Public Records
• 2020-08-03 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-07-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-07-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-06-30 Price Changed $79,950 Heartland MLS as Distributed by MLS Grid
• 2020-06-26 Relisted — Heartland MLS as Distributed by MLS Grid
• 2020-06-11 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-10-24 Price Changed $84,950 Heartland MLS as Distributed by MLS Grid
• 2019-10-24 Listed $99,950 Heartland MLS as Distributed by MLS Grid
• 2019-10-24 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-08-29 Price Changed $89,950 Heartland MLS as Distributed by MLS Grid
• 2019-07-25 Price Changed $94,950 Heartland MLS as Distributed by MLS Grid
• 2019-07-02 Price Changed $99,950 Heartland MLS as Distributed by MLS Grid
• 2019-06-20 Listed $104,950 Heartland MLS as Distributed by MLS Grid
• 2018-04-02 Sold (Public Records) — Public Records
• 2012-10-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2012-09-06 Listed $21,000 Heartland MLS as Distributed by MLS Grid
• 1998-08-14 Sold (Public Records) — Public Records
• 1998-08-13 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1998-04-24 Listed $44,950 Heartland MLS as Distributed by MLS Grid
• 1988-07-25 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,342 · -30.2% YoY. Source: county tax records.