11302 Manchester Ave · Kansas City, MO 64134

$129,900

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 76 Days on market

Built 1954 7,906 sqft lot $142/sqft · 11% below area Est $150k · 14% under $3/mo HOA

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Why this score? — see what drove the B- 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 +27.3/30.0
• ARV discount +13.6/15.0
• DSCR +9.5/10.0
• 1% rule +6.8/10.0
• 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

Welcome to 11302 Manchester Ave, a beautifully updated 3-bedroom, 1-bathroom raised ranch that perfectly blends comfort and style! Situated on a generous corner lot in the heart of South Kansas City, this move-in-ready home offers approximately 936 sq. ft. of bright, open living space. The main level features stunning flooring, a spacious living room, and a modern kitchen equipped with granite countertops and stainless steel appliances. Retreat to the primary suite which includes a private, updated bathroom. The finished walk-out basement provides incredible versatility for a family room, home office, or gym, alongside a convenient laundry area. Enjoy the outdoors on the oversized rear deck overlooking a large, fenced-in backyard—ideal for entertaining. This home includes an attached 1 car garage. Located in the Hickman Mills School District with easy access to I-435 and local parks.

Key facts

• 7,906 sq ft lot
• Garage
• Built 1954

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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); 143 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 32% 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 $898 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $130k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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 1954 — 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: 1.18% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.45%
• DSCR: 1.55
• GRM: 7.1

CMA / ARV

• ARV (median comp): $150,312
• List price: $129,900
• Delta: -13.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11346 Sycamore Ter	0.10mi	3/1.0	912 (0%)	0mo	$139,900	$153	95
11318 Marsh St	0.19mi	3/1.0	912 (0%)	0mo	$125,000	$137	91
11415 Richmond Ave	0.18mi	3/1.0	912 (0%)	3mo	$147,900	$162	89
11223 Marsh Ave	0.22mi	3/1.0	912 (0%)	2mo	$139,000	$152	88
11220 Corrington Ave	0.38mi	3/1.0	912 (0%)	2mo	$150,000	$164	81
7119 E 111th Ter	0.47mi	3/1.0	912 (0%)	2mo	$160,000	$175	76
11017 Booth Ave	0.57mi	3/1.5	912 (0%)	2mo	$95,000	$104	70
8201 E 110th St	0.46mi	3/1.0	960 (+5%)	1mo	$153,700	$160	69
11309 Marsh Ave	0.21mi	3/2.0	1,016 (+11%)	1mo	$139,950	$138	66
7905 E 112th St	0.56mi	3/1.0	864 (-5%)	2mo	$120,000	$139	64
7402 E 109th St	0.66mi	3/1.0	960 (+5%)	0mo	$139,900	$146	60
8601 E 114th Ter	0.39mi	3/1.0	1,036 (+14%)	0mo	$144,500	$139	59

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: 6.1%
• Equity multiple: 1.25×
• Total profit: $8,921
• Equity at exit: $19,369

10-year hold

• IRR: 18.4%
• Equity multiple: 2.79×
• Total profit: $65,010
• Equity at exit: $11,231

Cash invested: $36,372 (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: 143
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,528 high
• Mortgage (P&I): −$681
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$54
• HOA: −$3
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $377

Break-even live

Break-even rent $1,050

Max offer price $129,900

Occupancy floor 70%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11410 Palmer Ave Kansas City, MO	4.0	2.0	936	$1,300	$1.39	43d	1	0.15mi
11406 Sycamore Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	16d	1	0.16mi
11208 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	3d	1	0.22mi
11316 Donnelly Ave Kansas City, MO	3.0	1.0	1000	$1,475	$1.48	43d	1	0.24mi
8310 E 111th Ter Kansas City, MO	3.0	1.0	912	$950	$1.04	16d	1	0.34mi
11513 Richmond Ave Kansas City, MO	3.0	1.5	1114	$1,450	$1.30	14d	1	0.34mi
11116 Bristol Ter Kansas City, MO	3.0	1.0	956	$1,390	$1.45	23d	1	0.35mi
7405 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	43d	1	0.38mi
8304 E 110 Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	43d	1	0.44mi
7305 E 111th Ter Kansas City, MO	4.0	1.0	1100	$1,345	$1.22	14d	1	0.44mi
8517 E 110th Ter Kansas City, MO	3.0	2.0	1095	$1,450	$1.32	43d	1	0.46mi
7119 E 111th Ter Kansas City, MO	3.0	1.0	912	$1,349	$1.48	43d	1	0.47mi
7114 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	23d	1	0.47mi
7800 E 112th St Kansas City, MO	3.0	1.0	900	$1,600	$1.78	23d	1	0.49mi
7104 Longview Rd Kansas City, MO	3.0	1.0	912	$1,275	$1.40	14d	1	0.52mi
11407 Winchester Ave Kansas City, MO	3.0	1.0	936	$1,360	$1.45	3d	1	0.56mi
6905 E 112th St Kansas City, MO	3.0	1.0	972	$1,550	$1.59	43d	1	0.57mi
11127 Blue Ridge Blvd Kansas City, MO	3.0	1.0	1000	$1,599	$1.60	43d	1	0.59mi
6904 Longview Rd Kansas City, MO	4.0	1.0	900	$1,850	$2.06	1d	1	0.64mi
10719 Bristol Ter Kansas City, MO	3.0	2.0	1096	$1,456	$1.33	23d	1	0.72mi
8622 E 108th Ter Kansas City, MO	3.0	1.0	993	$1,995	$2.01	3d	1	0.76mi
11803 Holiday Dr #5 Kansas City, MO	1.0–3.0	1.0	1016	$1,130	$1.11	1d	1	0.80mi
10919 Ewing Ave Kansas City, MO	3.0	1.0	840	$1,850	$2.20	4d	1	0.82mi
10607 Richmond Ave Kansas City, MO	3.0	1.0	912	$1,499	$1.64	16d	1	0.95mi
11720 Newton Ave Kansas City, MO	2.0–3.0	1.5–3.0	1293	$1,699	$1.31	1d	9	0.97mi
10716 Ewing Ave Kansas City, MO	4.0	2.0	1032	$1,550	$1.50	43d	1	1.04mi
6731 E 119th St Grandview, MO	1.0–2.0	1.0–2.0	762	$1,150	$1.51	1d	14	1.05mi
10712 Bennington Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	16d	1	1.11mi
10401 Richmond Ave Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	23d	1	1.22mi

HOA detail

• Monthly dues: $3 · $36/yr
• Likely covers: gym

Listing history 27 events

1. 2026-06-18
   days on market $129,900 Active 76 DOM
2. 2026-06-17
   days on market $129,900 Active 75 DOM
3. 2026-06-16
   days on market $129,900 Active 74 DOM
4. 2026-06-15
   days on market $129,900 Active 73 DOM
5. 2026-06-13
   days on market $129,900 Active 71 DOM
6. 2026-06-13
   days on market $129,900 Active 70 DOM
7. 2026-06-09
   days on market $129,900 Active 67 DOM
8. 2026-06-08
   days on market $129,900 Active 66 DOM
9. 2026-06-07
   days on market $129,900 Active 65 DOM
10. 2026-06-03
    days on market $129,900 Active 61 DOM
11. 2026-06-02
    days on market $129,900 Active 60 DOM
12. 2026-06-01
    days on market $129,900 Active 59 DOM
13. 2026-05-31
    days on market $129,900 Active 58 DOM
14. 2026-05-18
    price $129,900 902-char remark

    Show marketing remark (902 chars)

    Welcome to 11302 Manchester Ave, a beautifully updated 3-bedroom, 1-bathroom raised ranch that perfectly blends comfort and style! Situated on a generous corner lot in the heart of South Kansas City, this move-in-ready home offers approximately 936 sq. ft. of bright, open living space. The main level features stunning flooring, a spacious living room, and a modern kitchen equipped with granite countertops and stainless steel appliances. Retreat to the primary suite which includes a private, updated bathroom. The finished walk-out basement provides incredible versatility for a family room, home office, or gym, alongside a convenient laundry area. Enjoy the outdoors on the oversized rear deck overlooking a large, fenced-in backyard—ideal for entertaining. This home includes an attached 1 car garage. Located in the Hickman Mills School District with easy access to I-435 and local parks.

15. 2026-04-03
    listed $139,900 Active 902-char remark

    Show marketing remark (902 chars)

    Welcome to 11302 Manchester Ave, a beautifully updated 3-bedroom, 1-bathroom raised ranch that perfectly blends comfort and style! Situated on a generous corner lot in the heart of South Kansas City, this move-in-ready home offers approximately 936 sq. ft. of bright, open living space. The main level features stunning flooring, a spacious living room, and a modern kitchen equipped with granite countertops and stainless steel appliances. Retreat to the primary suite which includes a private, updated bathroom. The finished walk-out basement provides incredible versatility for a family room, home office, or gym, alongside a convenient laundry area. Enjoy the outdoors on the oversized rear deck overlooking a large, fenced-in backyard—ideal for entertaining. This home includes an attached 1 car garage. Located in the Hickman Mills School District with easy access to I-435 and local parks.

16. 2019-10-30
    soldstatus $50,500
17. 2019-10-17
    soldstatus Sold 128-char remark

    Show marketing remark (128 chars)

    Great Investment property! Good bones just needs some TLC. This home is currently occupied with a tenant that would love to stay

18. 2019-10-02
    status Pending 128-char remark

    Show marketing remark (128 chars)

    Great Investment property! Good bones just needs some TLC. This home is currently occupied with a tenant that would love to stay

19. 2019-09-26
    listed $55,000 Active 128-char remark

    Show marketing remark (128 chars)

    Great Investment property! Good bones just needs some TLC. This home is currently occupied with a tenant that would love to stay

20. 2018-04-24
    soldstatus
21. 2015-09-09
    soldstatus
22. 2010-07-21
    soldstatus
23. 2010-06-15
    listed $13,900
24. 2003-04-04
    soldstatus
25. 2003-04-03
    soldstatus
26. 2003-03-11
    listed $39,999
27. 1989-02-13
    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: $1,096 · $91/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$164/yr (+$14/mo · 15.0%)

ⓘ 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 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: $18,336
• − Mortgage interest: −$7,276
• − Property taxes: −$1,096
• − Insurance: −$650
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − HOA: −$36
• − Depreciation: −$3,779
• Taxable income: $2,565
• Est. tax owed @ 24.0%: −$616
• After-tax cash flow: $3,914/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

+224.8% since first listed

14 events — show timeline

• 2026-05-18 Price Changed $129,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-03 Listed $139,900 Heartland MLS as Distributed by MLS Grid
• 2019-10-30 Sold (Public Records) $50,500 Public Records
• 2019-10-17 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-10-02 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-09-26 Listed $55,000 Heartland MLS as Distributed by MLS Grid
• 2018-04-24 Sold (Public Records) — Public Records
• 2015-09-09 Sold (Public Records) — Public Records
• 2010-07-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-06-15 Listed $13,900 Heartland MLS as Distributed by MLS Grid
• 2003-04-04 Sold (Public Records) — Public Records
• 2003-04-03 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-03-11 Listed $39,999 Heartland MLS as Distributed by MLS Grid
• 1989-02-13 Sold (Public Records) — Public Records

Property tax history

+9.4%/yr

Latest (2025): $1,096 · +5.6% YoY. Source: county tax records.