8403 E 110th St · Kansas City, MO 64134

$177,900

3 bd · 1.0 ba · 1,414 sqft · SingleFamily · 1 Days on market

Built 1960 Good condition 10,568 sqft lot Est $178k · at est. $3/mo HOA

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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 +13.5/30.0
• ARV discount +7.6/15.0
• Rent growth +4.2/5.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 1-bath side-to-side split with instant curb appeal and updates you’ll love! A three-year-old roof and gutters and all HVAC just 5 years or newer offer peace of mind, while the bright, spacious living room flows seamlessly into a kitchen with a two-year-old stove, microwave, and dishwasher (refrigerator included if desired). All bedrooms are generously sized, perfect for guests or a home office. Step outside to a large, fenced backyard with a patio and firepit—ideal for entertaining, relaxing, or letting pets roam. Additional highlights include a one-car garage and lower-level bonus space for storage or future expansion. Move-in ready and well-maintained, this

Key facts

• 0.24 acre lot
• Garage
• Built 1960

Property features AI

Finance

• HOA & community: Has HOA with $30 annual fee

Exterior

• Parking: Front-facing garage; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Side/side split floor plan; North-facing
• Construction: Frame construction; Composition roof; Concrete basement with inside entrance, unfinished, sump pump; Built 51–75 years ago (age category)
• Exterior features: Patio; Fire pit; Metal and wood fencing; Lot within city limits on a paved, publicly maintained street

Interior

• Kitchen: Granite counters; Ceramic tile; Dishwasher; Disposal; Microwave; Electric range
• Bedrooms: 3 bedrooms (main and upper levels)
• Flooring: Wood floors; Ceramic floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling (central)
• Interior features: Ceiling fans; Thermal windows; Eat-in kitchen
• Laundry & utility: Laundry located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $178k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $8 ($90/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 $157k (11.8% below list).
• Recommended offer: $157k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $156,953 (11.8% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $178,164
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8403 E 110th St	0.00mi	3/1.0	1,414 (0%)	0mo	$177,900	$126	100
8508 E 110th St	0.09mi	2/1.5 (-1)	1,364 (-4%)	7mo	$180,000	$132	77
8712 E 110th Ter	0.21mi	3/2.5	1,450 (+2%)	7mo	$239,999	$166	74
8504 E 107th St	0.44mi	3/1.0	1,412 (-0%)	7mo	$157,000	$111	73
8403 E 111th Ter	0.21mi	4/1.0 (+1)	1,521 (+8%)	2mo	$182,000	$120	71
8308 E 107th St	0.43mi	3/1.5	1,392 (-2%)	7mo	$120,000	$86	69
8630 E 110th St	0.20mi	3/1.0	1,287 (-9%)	9mo	$160,000	$124	68
11221 Herrick Ave	0.38mi	2/1.0 (-1)	1,472 (+4%)	8mo	$95,000	$65	63
8208 E 114th St	0.51mi	3/2.0	1,464 (+4%)	5mo	$199,000	$136	62
7811 E 112th St	0.27mi	4/1.0 (+1)	1,244 (-12%)	2mo	$144,900	$116	61
11142 Spring Valley Rd	0.42mi	4/2.5 (+1)	1,326 (-6%)	6mo	$199,999	$151	54
8304 E 106th St	0.60mi	3/1.5	1,539 (+9%)	4mo	$239,000	$155	52

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: -11.9%
• Equity multiple: 0.55×
• Total profit: $-22,213
• Equity at exit: $26,525

10-year hold

• IRR: 2.0%
• Equity multiple: 1.17×
• Total profit: $8,456
• Equity at exit: $15,382

Cash invested: $49,812 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,570 high
• Mortgage (P&I): −$933
• Tax est. 1.5%: −$222 /mo · $2,668/yr
• Insurance: −$74
• HOA: −$3
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $8

Break-even live

Break-even rent $1,560

Max offer price $177,900

Occupancy floor 95%

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: $44,475
• Closing costs: $5,337
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8304 E 110 Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	43d	1	0.06mi
8600 E 110th St Kansas City, MO	4.0	2.0	1290	$1,602	$1.24	16d	1	0.12mi
8517 E 110th Ter Kansas City, MO	3.0	2.0	1095	$1,450	$1.32	43d	1	0.18mi
8310 E 111th Ter Kansas City, MO	3.0	1.0	912	$950	$1.04	16d	1	0.18mi
8622 E 108th Ter Kansas City, MO	3.0	1.0	993	$1,995	$2.01	3d	1	0.26mi
8410 Ruskin Way Kansas City, MO	4.0	1.0	1176	$1,850	$1.57	16d	1	0.29mi
7800 E 112th St Kansas City, MO	3.0	1.0	900	$1,600	$1.78	23d	1	0.31mi
11208 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	3d	1	0.31mi
10719 Bristol Ter Kansas City, MO	3.0	2.0	1096	$1,456	$1.33	23d	1	0.32mi
7801 E 113th St Kansas City, MO	3.0	1.0	1341	$1,450	$1.08	16d	1	0.35mi
7605 E 111th Ter Kansas City, MO	3.0	1.0	1176	$1,050	$0.89	2d	1	0.39mi
11210 Manchester Ave Kansas City, MO	4.0	1.0	1200	$1,395	$1.16	23d	1	0.44mi
11354 Sycamore Ter Kansas City, MO	4.0	1.0	1176	$1,850	$1.57	1d	1	0.46mi
11316 Donnelly Ave Kansas City, MO	3.0	1.0	1000	$1,475	$1.48	43d	1	0.47mi
7610 E 113th St Kansas City, MO	4.0	2.0	1176	$1,700	$1.45	43d	1	0.48mi
7415 E 110th St Kansas City, MO	3.0	1.0	1176	$1,385	$1.18	2d	1	0.48mi
11308 McKinley Ave Kansas City, MO	3.0	1.0	1272	$1,345	$1.06	23d	1	0.52mi
11316 Lewis Ave Unit 1 Kansas City, MO	4.0	2.0	1176	$1,850	$1.57	1d	1	0.52mi
7405 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	43d	1	0.54mi
11116 Bristol Ter Kansas City, MO	3.0	1.0	956	$1,390	$1.45	23d	1	0.56mi
7305 E 111th Ter Kansas City, MO	4.0	1.0	1100	$1,345	$1.22	14d	1	0.60mi
11406 Sycamore Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	16d	1	0.60mi
11206 Corrington Ave Kansas City, MO	4.0	1.5	1176	$1,595	$1.36	23d	1	0.63mi
11410 Palmer Ave Kansas City, MO	4.0	2.0	936	$1,300	$1.39	43d	1	0.64mi
10607 Richmond Ave Kansas City, MO	3.0	1.0	912	$1,499	$1.64	16d	1	0.66mi
7119 E 111th Ter Kansas City, MO	3.0	1.0	912	$1,349	$1.48	43d	1	0.69mi
11421 Manchester Ave Kansas City, MO	4.0	1.0	1176	$1,550	$1.32	4d	1	0.70mi
7114 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	23d	1	0.74mi
8300 E 104th Ter Kansas City, MO	3.0	1.0	1204	$1,400	$1.16	12d	1	0.80mi
8300 E 104th Ter Kansas City, MO	3.0	1.0	1204	$1,450	$1.20	23d	1	0.80mi
11513 Richmond Ave Kansas City, MO	3.0	1.5	1114	$1,450	$1.30	14d	1	0.83mi
10408 Smalley Ct Kansas City, MO	3.0	1.5	1500	$1,599	$1.07	23d	1	0.85mi
11127 Blue Ridge Blvd Kansas City, MO	3.0	1.0	1000	$1,599	$1.60	43d	1	0.89mi
10401 Richmond Ave Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	23d	1	0.89mi
6905 E 112th St Kansas City, MO	3.0	1.0	972	$1,550	$1.59	43d	1	0.89mi
11009 Ewing Ave Kansas City, MO	4.0	1.0	1416	$1,595	$1.13	43d	1	0.95mi
7104 Longview Rd Kansas City, MO	3.0	1.0	912	$1,275	$1.40	14d	1	0.96mi
11407 Winchester Ave Kansas City, MO	3.0	1.0	936	$1,360	$1.45	3d	1	0.97mi
10716 Ewing Ave Kansas City, MO	4.0	2.0	1032	$1,550	$1.50	43d	1	1.02mi
6904 Longview Rd Kansas City, MO	4.0	1.0	900	$1,850	$2.06	1d	1	1.06mi

HOA detail

• Monthly dues: $3 · $36/yr

Listing history 3 events

1. 2026-05-15
   status Pending
2. 2026-05-13
   listed $177,900 Active
3. 2026-05-12
   historical $177,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $18,834
• − Mortgage interest: −$9,965
• − Property taxes: −$2,668
• − Insurance: −$890
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − HOA: −$36
• − Depreciation: −$5,175
• Taxable loss: −$2,914
• Est. tax savings @ 24.0%: +$699
• After-tax cash flow: $789/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This charming 3-bedroom, 1-bath home is move-in ready with a good condition and recent updates, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Paint the exterior walls — Enhances curb appeal and adds value.
• Both Clean the gutters — Improves drainage and adds to the home's overall appearance.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior walls — Enhances curb appeal and adds value. ↑
• Both Clean the gutters — Improves drainage and adds to the home's overall appearance. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

3 events — show timeline

• 2026-05-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-13 Listed $177,900 Heartland MLS as Distributed by MLS Grid
• 2026-05-12 Coming Soon $177,900 Heartland MLS as Distributed by MLS Grid