8615 E 114th St · Kansas City, MO 64134

$164,900

3 bd · 1.0 ba · 1,143 sqft · SingleFamily public records · 70 Days on market

Built 1957 9,583 sqft lot $144/sqft · at area comps Est $163k · at est. $3/mo HOA

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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 +20.8/30.0
• ARV discount +6.8/15.0
• DSCR +6.6/10.0
• 1% rule +4.7/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A GREAT house for the price, 3 bedrooms, two full baths, a large kitchen, 1 car garage and a fenced back yard for only $ 37,500.

Key facts

• 9,583 sq ft lot
• Garage
• Built 1957

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/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 $160k (2.9% below list).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 (+6.7%/yr); 147 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 33% of the median local income ($58k/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 $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 + 6.7% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.97% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

• ARV (median comp): $162,547
• List price: $164,900
• Delta: 1.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8605 E 114th St	0.08mi	4/2.0 (+1)	1,143 (0%)	5mo	$114,900	$101	83
11413 Spring Valley Rd	0.12mi	4/2.0 (+1)	1,143 (0%)	4mo	$239,000	$209	82
8410 Ruskin Way	0.30mi	3/1.0	1,176 (+3%)	3mo	$95,000	$81	79
8601 E 114th Ter	0.13mi	3/1.0	1,036 (-9%)	0mo	$144,500	$139	78
11216 Herrick Ave	0.39mi	3/2.0	1,143 (0%)	2mo	$159,000	$139	76
11354 Sycamore Ter	0.42mi	3/1.0	1,176 (+3%)	3mo	$119,900	$102	73
11504 Manchester Ave	0.62mi	3/2.0	1,126 (-2%)	1mo	$174,900	$155	64
11309 Marsh Ave	0.27mi	3/2.0	1,016 (-11%)	1mo	$139,950	$138	64
8511 E 110th Ter	0.43mi	4/2.0 (+1)	1,119 (-2%)	4mo	$134,900	$121	64
8303 E 110th Ter	0.53mi	4/2.0 (+1)	1,119 (-2%)	2mo	$190,000	$170	61
8300 E 110th St	0.62mi	3/1.0	1,062 (-7%)	2mo	$174,950	$165	58
7709 E 113th St	0.62mi	4/2.0 (+1)	1,176 (+3%)	2mo	$191,500	$163	56

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 · 6.73% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-6,139
• Equity at exit: $24,587

10-year hold

• IRR: 9.8%
• Equity multiple: 1.88×
• Total profit: $40,649
• Equity at exit: $14,258

Cash invested: $46,172 (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 64134

• Rents YoY: 6.7%
• Active inventory: 147
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,601 high
• Mortgage (P&I): −$865
• Tax from tax record: −$103 /mo · $1,230/yr
• Insurance: −$69
• HOA: −$3
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $226

Break-even live

Break-even rent $1,315

Max offer price $164,900

Occupancy floor 81%

Sensitivity live

Price	-10% $319	-5% $273	+0% $226	+5% $179	+10% $133
Rent	-10% $99	-5% $163	+0% $226	+5% $289	+10% $352
Rate	-1.0pp $309	-0.5pp $268	base $226	+0.5pp $183	+1.0pp $140

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11316 Lewis Ave Unit 1 Kansas City, MO	4.0	2.0	1176	$1,850	$1.57	3d	1	0.07mi
11308 McKinley Ave Kansas City, MO	3.0	1.0	1272	$1,345	$1.06	25d	1	0.10mi
11316 Donnelly Ave Kansas City, MO	3.0	1.0	1000	$1,475	$1.48	45d	1	0.26mi
8410 Ruskin Way Kansas City, MO	4.0	1.0	1176	$1,850	$1.57	17d	1	0.33mi
11208 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	4d	1	0.39mi
8517 E 110th Ter Kansas City, MO	3.0	2.0	1095	$1,450	$1.32	45d	1	0.42mi
11406 Sycamore Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	17d	1	0.43mi
11354 Sycamore Ter Kansas City, MO	4.0	1.0	1176	$1,850	$1.57	3d	1	0.44mi
8310 E 111th Ter Kansas City, MO	3.0	1.0	912	$950	$1.04	17d	1	0.45mi
11210 Manchester Ave Kansas City, MO	4.0	1.0	1200	$1,395	$1.16	25d	1	0.51mi
8304 E 110 Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	45d	1	0.57mi
8600 E 110th St Kansas City, MO	4.0	2.0	1290	$1,602	$1.24	17d	1	0.58mi
11421 Manchester Ave Kansas City, MO	4.0	1.0	1176	$1,550	$1.32	5d	1	0.60mi
11410 Palmer Ave Kansas City, MO	4.0	2.0	936	$1,300	$1.39	45d	1	0.62mi
7801 E 113th St Kansas City, MO	3.0	1.0	1341	$1,450	$1.08	17d	1	0.64mi
8006 E 118th Ter Kansas City, MO	3.0	1.5	1132	$1,450	$1.28	21d	1	0.70mi
7610 E 113th St Kansas City, MO	4.0	2.0	1176	$1,700	$1.45	45d	1	0.71mi
11513 Richmond Ave Kansas City, MO	3.0	1.5	1114	$1,450	$1.30	16d	1	0.72mi
8622 E 108th Ter Kansas City, MO	3.0	1.0	993	$1,995	$2.01	4d	1	0.74mi
7800 E 112th St Kansas City, MO	3.0	1.0	900	$1,600	$1.78	25d	1	0.81mi
11206 Corrington Ave Kansas City, MO	4.0	1.5	1176	$1,595	$1.36	25d	1	0.83mi
11116 Bristol Ter Kansas City, MO	3.0	1.0	956	$1,390	$1.45	25d	1	0.84mi
7605 E 111th Ter Kansas City, MO	3.0	1.0	1176	$1,050	$0.89	3d	1	0.85mi
7405 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	45d	1	0.85mi
11923 Manchester Ave Grandview, MO	3.0	2.0	1407	$1,815	$1.29	45d	1	0.89mi
11934 Sycamore Ave Grandview, MO	3.0	2.0	1414	$1,806	$1.28	45d	1	0.91mi
7415 E 110th St Kansas City, MO	3.0	1.0	1176	$1,385	$1.18	3d	1	0.92mi
10719 Bristol Ter Kansas City, MO	3.0	2.0	1096	$1,456	$1.33	25d	1	0.92mi
7305 E 111th Ter Kansas City, MO	4.0	1.0	1100	$1,345	$1.22	16d	1	0.92mi
7119 E 111th Ter Kansas City, MO	3.0	1.0	912	$1,349	$1.48	45d	1	0.96mi
7104 Longview Rd Kansas City, MO	3.0	1.0	912	$1,275	$1.40	16d	1	0.97mi
7114 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	25d	1	0.97mi
11407 Winchester Ave Kansas City, MO	3.0	1.0	936	$1,360	$1.45	4d	1	1.03mi
6905 E 112th St Kansas City, MO	3.0	1.0	972	$1,550	$1.59	45d	1	1.07mi
11127 Blue Ridge Blvd Kansas City, MO	3.0	1.0	1000	$1,599	$1.60	45d	1	1.10mi
6904 Longview Rd Kansas City, MO	4.0	1.0	900	$1,850	$2.06	3d	1	1.11mi
11803 Holiday Dr #5 Kansas City, MO	1.0–3.0	1.0	1016	$1,130	$1.11	3d	1	1.20mi
10607 Richmond Ave Kansas City, MO	3.0	1.0	912	$1,499	$1.64	17d	1	1.24mi
11009 Ewing Ave Kansas City, MO	4.0	1.0	1416	$1,595	$1.13	45d	1	1.28mi
10919 Ewing Ave Kansas City, MO	3.0	1.0	840	$1,850	$2.20	5d	1	1.31mi

HOA detail

• Monthly dues: $3 · $36/yr

Listing history 12 events

1. 2026-06-02
   statusdays on market $164,900 Pending 70 DOM
2. 2026-06-01
   days on market $164,900 Active 69 DOM
3. 2026-05-31
   days on market $164,900 Active 68 DOM
4. 2026-04-30
   status Active
5. 2026-04-23
   status Pending
6. 2026-03-17
   listed $164,900 Active
7. 2016-05-20
   soldstatus Sold 129-char remark

   Show marketing remark (129 chars)

   A GREAT house for the price, 3 bedrooms, two full baths, a large kitchen, 1 car garage and a fenced back yard for only $ 37,500.

8. 2016-05-05
   status Pending 129-char remark

   Show marketing remark (129 chars)

   A GREAT house for the price, 3 bedrooms, two full baths, a large kitchen, 1 car garage and a fenced back yard for only $ 37,500.

9. 2016-04-27
   listed $37,500 Active 129-char remark

   Show marketing remark (129 chars)

   A GREAT house for the price, 3 bedrooms, two full baths, a large kitchen, 1 car garage and a fenced back yard for only $ 37,500.

10. 2014-05-09
    soldstatus
11. 2007-08-30
    soldstatus
12. 1996-07-08
    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: $1,230 · $103/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$369/yr (+$31/mo · 30.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°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: $19,213
• − Mortgage interest: −$9,237
• − Property taxes: −$1,230
• − Insurance: −$824
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − HOA: −$36
• − Depreciation: −$4,797
• Taxable income: $14
• Est. tax owed @ 24.0%: −$3
• After-tax cash flow: $2,707/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): 22,964
• Household income: $58,170
• Rent vs Own: 47.4% rent · 52.6% own
• Severe rent burden: 718.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 58% White 28% Hispanic / Latino 10% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Arabic 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: ▼ -157.94%
• Current HPI: 277.895
• Rent YoY: ▲ 6.73%
• 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

+339.7% since first listed

9 events — show timeline

• 2026-04-30 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-17 Listed $164,900 Heartland MLS as Distributed by MLS Grid
• 2016-05-20 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-05-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2016-04-27 Listed $37,500 Heartland MLS as Distributed by MLS Grid
• 2014-05-09 Sold (Public Records) — Public Records
• 2007-08-30 Sold (Public Records) — Public Records
• 1996-07-08 Sold (Public Records) — Public Records

Property tax history

+10.8%/yr

Latest (2025): $1,230 · -22.9% YoY. Source: county tax records.