11239 Calico Dr · Kansas City, MO 64137

$105,000

3 bd · 2.5 ba · 1,356 sqft · Townhouse public records · 63 Days on market

Built 1970 1,039 sqft lot $77/sqft · 13% below area Est $121k · 13% under $150/mo HOA · 10% of rent

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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 +28.6/30.0
• ARV discount +13.6/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey investment opportunity in Kansas City! This townhouse features 3 generous bedrooms and 1 full and 2 half bathrooms. It sits on a quiet street with a tenant already in place — no waiting for cash flow from day one. It features a full unfinished basement which could be finished for even more space! This property is being sold as part of a 6 home package. Please see MLS#'s

Key facts

• Quiet street
• $150 HOA
• Built 1970

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• QUIET STREET
• FULL UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $105k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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.
• 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.
• Zoned schools: Ervin Elementary School (math 8% / reading 12%, grade F, #1,037 of 1,115 statewide, top 94%, 629 students, 100% FRL); Smith-Hale Middle (math 7% / reading 19%, grade F, #368 of 391 statewide, top 94%, 770 students, 100% FRL); Ruskin High School (math 8% / reading 47%, grade F, #416 of 521 statewide, top 80%, 1,273 students, 100% FRL) — zoned schools average 100% FRL vs 78% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.3%/yr); 58 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k 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 + 7.3% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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 1970 — 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: 1.47% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.12%
• DSCR: 1.63
• GRM: 5.7

CMA / ARV

• ARV (median comp): $121,348
• List price: $105,000
• Delta: -13.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11253 Calico Dr	0.03mi	3/2.0	1,340 (-1%)	3mo	$133,000	$99	92
11303 Calico Dr	0.15mi	2/2.0 (-1)	1,344 (-1%)	1mo	$95,000	$71	84
11232 College Ave	0.03mi	3/2.0	1,286 (-5%)	15mo	$180,000	$140	75
11247 Calico Dr	0.03mi	3/2.5	1,424 (+5%)	19mo	$135,000	$95	74
3321 Bridge Manor Dr	0.11mi	3/2.0	1,356 (0%)	23mo	$124,900	$92	74
11231 Calico Dr	0.02mi	3/2.0	1,404 (+4%)	23mo	$129,000	$92	72
11260 College Ave	0.06mi	3/2.5	1,424 (+5%)	22mo	$85,000	$60	71

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 · 7.33% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.41×
• Total profit: $12,149
• Equity at exit: $15,656

10-year hold

• IRR: 22.7%
• Equity multiple: 3.41×
• Total profit: $70,903
• Equity at exit: $9,078

Cash invested: $29,400 (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 64137

• Rents YoY: 7.3%
• Active inventory: 58
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,543 high
• Mortgage (P&I): −$551
• Tax from tax record: −$129 /mo · $1,548/yr
• Insurance: −$44
• HOA: −$150
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $346

Break-even live

Break-even rent $1,106

Max offer price $105,000

Occupancy floor 73%

Sensitivity live

Price	-10% $405	-5% $376	+0% $346	+5% $316	+10% $286
Rent	-10% $224	-5% $285	+0% $346	+5% $407	+10% $468
Rate	-1.0pp $399	-0.5pp $373	base $346	+0.5pp $319	+1.0pp $291

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11247 Calico Dr Kansas City, MO	3.0	2.5	1424	$1,625	$1.14	45d	1	0.07mi
11255 Calico Dr Kansas City, MO	3.0	1.5	1424	$1,675	$1.18	45d	1	0.09mi
11314 Indiana Ave Kansas City, MO	3.0	1.5	988	$1,500	$1.52	45d	1	0.18mi
3311 E Red Bridge Rd Kansas City, MO	1.0–2.0	1.0–2.0	975	$1,295	$1.33	4d	19	0.18mi
3333 E 113 Ter Unit A Kansas City, MO	2.0	1.0	891	$1,050	$1.18	25d	1	0.20mi
3341 E 113 Ter Unit A Kansas City, MO	2.0	1.0	891	$1,050	$1.18	25d	1	0.22mi
3347 E 113 Ter Unit A Kansas City, MO	2.0	1.0	891	$1,050	$1.18	25d	1	0.23mi
11311 Bales Ave Kansas City, MO	3.0	2.0	1150	$1,400	$1.22	25d	1	0.23mi
11026 College Ln Kansas City, MO	1.0–2.0	1.0–1.5	754	$1,235	$1.64	4d	7	0.25mi
11206 Norby Rd Kansas City, MO	3.0	1.0	1025	$1,375	$1.34	25d	1	0.95mi

HOA detail

• Monthly dues: $150 · $1,800/yr

Listing history 11 events

1. 2026-03-24
   listed $105,000 Active 386-char remark

   Show marketing remark (386 chars)

   Turnkey investment opportunity in Kansas City! This townhouse features 3 generous bedrooms and 1 full and 2 half bathrooms. It sits on a quiet street with a tenant already in place — no waiting for cash flow from day one. It features a full unfinished basement which could be finished for even more space! This property is being sold as part of a 6 home package. Please see MLS#'s

2. 2021-12-15
   soldstatus
3. 2021-11-22
   soldstatus Closed 176-char remark

   Show marketing remark (176 chars)

   Nice 3-bedroom town-home, like new paint, flooring and appliances. Full basement could be finished for even more space! Walk to IHOP. Close to I-435, 49-Hwy (formally 71-hwy).

4. 2021-10-12
   status Pending 176-char remark

   Show marketing remark (176 chars)

   Nice 3-bedroom town-home, like new paint, flooring and appliances. Full basement could be finished for even more space! Walk to IHOP. Close to I-435, 49-Hwy (formally 71-hwy).

5. 2021-10-02
   listed $89,500 Active 176-char remark

   Show marketing remark (176 chars)

   Nice 3-bedroom town-home, like new paint, flooring and appliances. Full basement could be finished for even more space! Walk to IHOP. Close to I-435, 49-Hwy (formally 71-hwy).

6. 2019-06-07
   soldstatus
7. 2019-05-28
   soldstatus Sold
8. 2019-03-10
   status Pending
9. 2019-02-26
   listed $69,500 Active
10. 2008-02-20
    soldstatus
11. 1995-06-13
    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: $1,548 · $129/mo
• Projected year-2 tax: $1,548 · $129/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°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: $18,522
• − Mortgage interest: −$5,882
• − Property taxes: −$1,548
• − Insurance: −$525
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − HOA: −$1,800
• − Depreciation: −$3,055
• Taxable income: $2,749
• Est. tax owed @ 24.0%: −$660
• After-tax cash flow: $3,491/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): 9,422
• Household income: $66,036
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 356.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 23% Two or more races 7% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 5% Italian 3% Romanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 3% Arabic 3% French/Haitian/Cajun 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: ▼ -145.45%
• Current HPI: 255.0556
• Rent YoY: ▲ 7.33%
• 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

+51.1% since first listed

11 events — show timeline

• 2026-03-24 Listed $105,000 Heartland MLS as Distributed by MLS Grid
• 2021-12-15 Sold (Public Records) — Public Records
• 2021-11-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-10-12 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-10-02 Listed $89,500 Heartland MLS as Distributed by MLS Grid
• 2019-06-07 Sold (Public Records) — Public Records
• 2019-05-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-03-10 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-02-26 Listed $69,500 Heartland MLS as Distributed by MLS Grid
• 2008-02-20 Sold (Public Records) — Public Records
• 1995-06-13 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,548 · +18.3% YoY. Source: county tax records.