8308 NE 116th St · Kansas City, MO 64157

$385,000

4 bd · 3.0 ba · 1,878 sqft · SingleFamily public records · 3 Days on market

Built 2014 7,320 sqft lot Est $370k · 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 +10.1/30.0
• ARV discount +5.7/15.0
• Rent growth +4.9/5.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• DSCR +2.9/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRAND NEW MULTI-LEVEL 4 BDRM--WIDE OPEN CONCEPT= GRAND DESIGN WINNER!!! WIDE OPEN KITCHEN TO LIVING ROOM WITH COUNTER BAR--DARK HARDWOOD FLOORS AND CABINETS WITH GRANITE TOPS/VAULTED CEILINGS/WALKS OUT TO DECK OFF KITCHEN//METAL SPINDLES/FAMILY ROOM WITH WOOD BURNING FIREPLACE/Expanded Master Suite With Walkin Closet -BIG SUB BASEMENT FOR EXPANSION

Key facts

• Open main level
• Egress window
• Fenced backyard

Tags

• OPEN MAIN LEVEL
• STAINLESS STEEL APPLIANCES
• PLENTY OF CABINET SPACE
• FENCED BACKYARD
• PARTIALLY FINISHED BASEMENT
• EGRESS WINDOW

Property features AI

Finance

• Other: Living area approximately 2,100; Lot approx. 7,320 sq ft (61 x 120) — public records; Not in a flood plain

Exterior

• Parking: Attached garage with garage door opener (garage faces front); 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available, fiber available, high-speed internet available
• Home design: Single family residence; Residential property; Side/side split, tri-level design; Faces south; Approximately 11–15 years old
• Construction: Frame construction with stone trim; Composition roof; Basement with concrete floor, egress windows, and sump pump
• Exterior features: Deck; Patio; Wood fencing; Paved public road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range; Refrigerator; Stainless steel appliances; Pantry; Eat-in kitchen / breakfast area / kitchen-dining combo
• Bedrooms: 4 bedrooms (some located on the second/upper levels)
• Flooring: Ceramic tile; Luxury vinyl; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Electric cooling (central air)
• Interior features: Ceiling fans; Custom cabinets; Pantry; Stained cabinets; Vaulted ceilings; Walk-in closets; Window coverings; Thermal windows; Smoke detector(s); Side/side split, tri-level floor plan
• Laundry & utility: Washer and dryer included; Laundry in hall with laundry closet; Humidifier

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-227 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $345k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $291k (24.3% below list).
• Recommended offer: $291k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: 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); 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 $12k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $291,265 (24.3% 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. 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: 0.76% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.53%
• DSCR: 0.89
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $369,966
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11612 N Farley Ave	0.42mi	3/2.5 (-1)	1,756 (-6%)	1mo	$400,000	$228	62
11302 N Ditman Ave	0.41mi	4/3.0	2,076 (+10%)	3mo	$210,000	$101	61
8002 NE 111th Ter	0.62mi	4/2.5	1,947 (+4%)	4mo	$393,000	$202	59
8640 NE 115th Ter	0.30mi	3/2.5 (-1)	1,616 (-14%)	4mo	$339,000	$210	52
11428 N Farley Ave	0.45mi	3/2.0 (-1)	1,652 (-12%)	0mo	$325,000	$197	50
7908 NE 112th St	0.60mi	4/3.0	2,132 (+14%)	1mo	$415,000	$195	49
11425 N Tennessee Ave	0.59mi	3/2.0 (-1)	1,739 (-7%)	5mo	$335,000	$193	47
8612 NE 111th St	0.55mi	3/2.5 (-1)	1,661 (-12%)	2mo	$310,000	$187	46
7805 NE 111th St	0.74mi	3/2.5 (-1)	2,014 (+7%)	4mo	$393,000	$195	43
8924 NE Paw Paw Dr	0.62mi	3/2.0 (-1)	2,049 (+9%)	6mo	$350,000	$171	42
11201 N Lewis Ave	0.59mi	3/2.5 (-1)	1,605 (-14%)	1mo	$345,000	$215	40
11609 N Manning Ave	0.69mi	3/2.0 (-1)	1,700 (-10%)	6mo	$345,000	$203	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.43×
• Total profit: $-61,499
• Equity at exit: $57,405

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-2,276
• Equity at exit: $33,288

Cash invested: $107,800 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,913 medium
• Mortgage (P&I): −$2,019
• Tax from tax record: −$349 /mo · $4,185/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $-227

Break-even live

Break-even rent $3,200

Max offer price $344,871

Occupancy floor —

Sensitivity live

Price	-10% $-9	-5% $-118	+0% $-227	+5% $-336	+10% $-445
Rent	-10% $-457	-5% $-342	+0% $-227	+5% $-112	+10% $3
Rate	-1.0pp $-33	-0.5pp $-129	base $-227	+0.5pp $-327	+1.0pp $-428

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: $96,250
• Closing costs: $11,550
• 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	44d	1	0.67mi

Listing history 3 events

1. 2026-06-21
   statusdays on market $385,000 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $385,000 Coming Soon 1 DOM

ⓘ 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: $4,185 · $349/mo
• Projected year-2 tax: $4,185 · $349/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 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: $34,952
• − Mortgage interest: −$21,566
• − Property taxes: −$4,185
• − Insurance: −$1,925
• − Repairs & maintenance: −$2,796
• − Management: −$2,796
• − Depreciation: −$11,200
• Taxable loss: −$9,517
• Est. tax savings @ 24.0%: +$2,284
• After-tax cash flow: $-442/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

+93.5% since first listed

5 events — show timeline

• 2026-06-18 Coming Soon $385,000 Heartland MLS as Distributed by MLS Grid
• 2014-10-14 Sold (Public Records) — Public Records
• 2014-10-10 Sold (Public Records) — Public Records
• 2014-10-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2013-10-14 Listed $199,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+23.4%/yr

Latest (2025): $4,185 · +3.8% YoY. Source: county tax records.