10527 N Ditman Ave · Kansas City, MO 64157

$330,000

3 bd · 2.0 ba · 1,040 sqft · SingleFamily public records · 4 Days on market

Built 1999 0.36 ac lot $317/sqft · 42% above area Est $329k · 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 +10.6/30.0
• ARV discount +7.3/15.0
• Rent growth +4.9/5.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• DSCR +3.0/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Private Office Listing. Home needed significant repairs/updating. Beautiful corner lot with large backyard and green space.

Key facts

• 0.36 acre lot
• 2 garage spots
• Built 1999

Property features AI

Finance

• Other: Back flow device installed; Not located in a flood plain

Exterior

• Parking: Attached garage with garage door opener (garage faces side); 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Residential property; Split entry; Frame construction; Composition roof; Approximately 21–30 years old; Above-grade and below-grade finished areas (per public records)
• Construction: Frame construction; Composition roof; Full concrete basement with walk-out access
• Exterior features: Deck; Shed(s); Corner lot; Adjoins greenspace; Level lot; Paved road with public maintenance

Interior

• Kitchen: Kitchen with dining combo; Electric range; Garbage disposal
• Bedrooms: 3 bedrooms (all on the first level)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating with forced air; Electric cooling
• Interior features: Ceiling fans; Vaulted ceilings; Window coverings; Skylights; Split entry floor plan
• Laundry & utility: Laundry on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (24.4% below list).
• Recommended offer: $250k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Liberty North High School (math 25% / reading 75%, grade D+, #116 of 521 statewide, top 22%, 2,326 students, 18% FRL) — zoned schools at 18% FRL track the district average.
• 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 24y 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 $249,629 (24.4% 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: 5.69%
• Cash-on-cash: -2.15%
• DSCR: 0.90
• GRM: 11.0

CMA / ARV

• ARV (median comp): $328,565
• List price: $330,000
• Delta: 0.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11009 N Lewis Ave	0.45mi	3/2.0	1,150 (+11%)	9mo	$145,000	$126	54
9038 NE 103rd Ter	0.52mi	2/2.0 (-1)	1,176 (+13%)	16mo	$299,900	$255	36

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: -14.8%
• Equity multiple: 0.45×
• Total profit: $-50,894
• Equity at exit: $49,204

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $1,922
• 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 64157

• Home prices YoY: -18.1%
• Rents YoY: 9.5%
• Active inventory: 240
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,496 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$270 /mo · $3,238/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-166

Break-even live

Break-even rent $2,706

Max offer price $300,703

Occupancy floor —

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: —

Listing history 7 events

1. 2026-04-23
   historical $330,000 758-char remark
2. 2023-01-10
   status Pending 123-char remark

   Show marketing remark (123 chars)

   Private Office Listing. Home needed significant repairs/updating. Beautiful corner lot with large backyard and green space.

3. 2023-01-10
   soldstatus

   Show marketing remark (123 chars)

   Private Office Listing. Home needed significant repairs/updating. Beautiful corner lot with large backyard and green space.

4. 2023-01-09
   soldstatus Closed 123-char remark

   Show marketing remark (123 chars)

   Private Office Listing. Home needed significant repairs/updating. Beautiful corner lot with large backyard and green space.

5. 2023-01-09
   listed $235,000 Active 123-char remark

   Show marketing remark (123 chars)

   Private Office Listing. Home needed significant repairs/updating. Beautiful corner lot with large backyard and green space.

6. 2002-08-29
   soldstatus

   Show marketing remark (310 chars)

   PC4007Seller's Father was the builder and he put tons of upgrades in, columns in entryway, vaulted ceilings in mstr bdr, great rm, kit. & hall bath. Elegant Mstr bath w/ dbl sink vanity, plant ledge & skylight! Indirect lighting in mstr bdr! Walk-out bsmt sheetrocked ready for paint & carpet!

7. 2002-07-28
   listed $124,950

   Show marketing remark (310 chars)

   PC4007Seller's Father was the builder and he put tons of upgrades in, columns in entryway, vaulted ceilings in mstr bdr, great rm, kit. & hall bath. Elegant Mstr bath w/ dbl sink vanity, plant ledge & skylight! Indirect lighting in mstr bdr! Walk-out bsmt sheetrocked ready for paint & carpet!

ⓘ 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: $3,238 · $270/mo
• Projected year-2 tax: $3,238 · $270/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 · 17 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: $29,955
• − Mortgage interest: −$18,485
• − Property taxes: −$3,238
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,396
• − Management: −$2,396
• − Depreciation: −$9,600
• Taxable loss: −$7,811
• Est. tax savings @ 24.0%: +$1,875
• After-tax cash flow: $-116/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

+164.1% since first listed

9 events — show timeline

• 2026-05-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-22 Listed $330,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Coming Soon $330,000 Heartland MLS as Distributed by MLS Grid
• 2023-01-10 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-01-10 Sold (Public Records) — Public Records
• 2023-01-09 Listed $235,000 Heartland MLS as Distributed by MLS Grid
• 2023-01-09 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2002-08-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2002-07-28 Listed $124,950 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2025): $3,238 · +12.6% YoY. Source: county tax records.