11039 N Ditman Ave · Kansas City, MO 64157

$359,000

3 bd · 3.0 ba · 1,697 sqft · SingleFamily public records · 4 Days on market

Built 2001 7,405 sqft lot Est $351k · 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 +6.5/15.0
• 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

Adorable home with lots of new. Tons of natural light, vaulted ceilings in cozy living room that features fireplace and leads to a very charming kitchen! Hardwood Floors through Kitchen, Dining and Living Room. Master bedroom has its own full bath plus his and her closets. A fantastic lower level with 4th bedroom and full bathroom, plus an additional basement/rec room with built-in Murphy bed, Living Space, and 2 storage rooms. Master bedroom has its own full bath plus his and her closets. Attached 2 car garage with lots of space for storage, fabulous deck overlooking peaceful fenced in backyard and playset. Exterior Siding and Windows NEW 2017. Great location and easy highway access. You don't want to miss this one!

Key facts

• New ceiling fans
• 7,405 sq ft lot
• 2 garage spots

Tags

• NEW SIDING AND WINDOWS
• ROOF THAT IS JUST 5 YEARS NEW
• BUILT IN MURPHY'S BED
• NEW CEILING FANS
• ADDITIONAL LIVING SPACE

Property features AI

Finance

• Other: Above-grade finished area reported by assessor; Below-grade finished area reported by assessor
• Financial info: Property age: 21–30 years

Exterior

• Parking: Attached garage that faces front; 2-car garage; Basement access from parking area
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Residential property; Tri-level (atrium split) layout; Faces unspecified direction; Entry levels on first, second and basement
• Construction: Vinyl siding; Composition roof
• Exterior features: Deck; Wood fencing; City lot; Public road maintenance; Not in flood plain; Walk-out basement access; Finished basement; Basement bedroom

Interior

• Kitchen: Dishwasher; Disposal; Exhaust fan; Electric range; Free-standing electric oven; Eat-in kitchen / kitchen-dining combo
• Bedrooms: 4 bedrooms total; Primary/other bedrooms located on second level and basement
• Flooring: Carpet; Wood flooring; Linoleum in select bathrooms
• Bathrooms: 3 full bathrooms; Second-level bathrooms with linoleum and shower or shower over tub; Basement bathroom with linoleum and shower only; Bathroom fixtures include shower-only and shower over tub configurations
• Heating & cooling: Forced air heating; Heat pump heating; Electric cooling via heat pump
• Interior features: Ceiling fans; Pantry; Vaulted ceilings; Walk-in closets; Thermal windows; Storm doors; Atrium split / tri-level floor plan; Smoke detector(s)
• Laundry & utility: Laundry located at bedroom level; Laundry closet; Sump pump in basement

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $359k.

Deal economics

• At list price, monthly cash flow is $-211 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $322k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (24.4% below list).
• Recommended offer: $271k (24.4% 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: Kellybrook Elem School (math 39% / reading 47%, grade F, #473 of 1,115 statewide, top 43%, 522 students, 28% FRL); Liberty North High School (math 25% / reading 75%, grade D+, #116 of 521 statewide, top 22%, 2,326 students, 18% FRL).
• Market conditions: Rents rising fast (+9.5%/yr); 240 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 $2k of loan paydown is wiped out by about $11k 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.
• 6 sale attempts since 26y 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 $271,423 (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: 5.59%
• Cash-on-cash: -2.52%
• DSCR: 0.89
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $351,279
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11201 N Lewis Ave	0.16mi	3/2.5	1,605 (-5%)	1mo	$345,000	$215	81
11027 N Mckinley Ave	0.14mi	3/2.5	1,521 (-10%)	0mo	$359,000	$236	74
11428 N Farley Ave	0.45mi	3/2.0	1,652 (-3%)	0mo	$325,000	$197	70
11114 N Lewis Ave	0.13mi	4/2.0 (+1)	1,469 (-13%)	0mo	$300,000	$204	62
11612 N Farley Ave	0.64mi	3/2.5	1,756 (+4%)	1mo	$400,000	$228	62
10502 N Wallace Ave	0.72mi	3/2.5	1,736 (+2%)	1mo	$340,000	$196	60
9012 110th St	0.54mi	3/2.5	1,826 (+8%)	1mo	$340,000	$186	60
10615 N Ditman Ave	0.61mi	4/3.0 (+1)	1,638 (-4%)	2mo	$337,900	$206	59
8916 NE 114th Ter	0.53mi	3/2.0	1,560 (-8%)	0mo	$268,800	$172	58
8922 NE 114th Ter	0.55mi	3/2.0	1,569 (-8%)	1mo	$335,000	$214	57
11424 N Ditzler Ave	0.69mi	3/2.5	1,572 (-7%)	0mo	$325,000	$207	53
8611 NE 116th St	0.49mi	3/2.5	1,444 (-15%)	2mo	$339,900	$235	49

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: -15.3%
• Equity multiple: 0.43×
• Total profit: $-57,312
• Equity at exit: $53,528

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-2,081
• Equity at exit: $31,040

Cash invested: $100,520 (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 64157

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

Monthly cashflow live

• Estimated rent: $2,714 medium
• Mortgage (P&I): −$1,883
• Tax from tax record: −$323 /mo · $3,878/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $-211

Break-even live

Break-even rent $2,981

Max offer price $321,706

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-110	+0% $-211	+5% $-313	+10% $-414
Rent	-10% $-426	-5% $-318	+0% $-211	+5% $-104	+10% $3
Rate	-1.0pp $-30	-0.5pp $-120	base $-211	+0.5pp $-304	+1.0pp $-399

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: $89,750
• Closing costs: $10,770
• 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	0.80mi

Listing history 6 events

1. 2026-06-19
   status $359,000 Pending 4 DOM
2. 2026-06-18
   days on market $359,000 Active 4 DOM
3. 2026-06-17
   days on market $359,000 Active 3 DOM
4. 2026-06-16
   days on market $359,000 Active 2 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $359,000 Active 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: $3,878 · $323/mo
• Projected year-2 tax: $3,878 · $323/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: $32,571
• − Mortgage interest: −$20,110
• − Property taxes: −$3,878
• − Insurance: −$1,795
• − Repairs & maintenance: −$2,606
• − Management: −$2,606
• − Depreciation: −$10,444
• Taxable loss: −$8,866
• Est. tax savings @ 24.0%: +$2,128
• After-tax cash flow: $-405/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

+159.3% since first listed

18 events — show timeline

• 2026-06-15 Listed $359,000 Heartland MLS as Distributed by MLS Grid
• 2026-06-15 Coming Soon $359,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-03 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-08-27 Price Changed $361,900 Heartland MLS as Distributed by MLS Grid
• 2025-07-12 Price Changed $364,900 Heartland MLS as Distributed by MLS Grid
• 2025-07-05 Listed $365,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-02 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2022-07-19 Sold (Public Records) — Public Records
• 2022-07-19 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-06-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-06-10 Listed $299,000 Heartland MLS as Distributed by MLS Grid
• 2008-06-06 Sold (Public Records) — Public Records
• 2008-05-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-02-13 Listed $160,000 Heartland MLS as Distributed by MLS Grid
• 2002-09-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2002-06-20 Listed $154,900 Heartland MLS as Distributed by MLS Grid
• 2001-02-09 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2000-04-17 Listed $138,475 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.2%/yr

Latest (2025): $3,878 · +8.0% YoY. Source: county tax records.