10107 Cambridge Ave · Kansas City, MO 64134

$134,900

3 bd · 1.5 ba · 1,228 sqft · SingleFamily public records · 3 Days on market

Built 1963 10,180 sqft lot Est $192k · 30% under

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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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.4/10.0
• 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

Cute ranch home with two living areas, fireplace, formal dining room. Fenced-in yard. 3 bedrooms 1.5 bathrooms. 2 car garage. Attic fan. Energy effecient windows. Screened in back porch. Quiet established neighborhood. Close to interstate and shopping. First time homebuyer downpayment assistance available. Seller is very motivated to sell. Bring your offers. All offers will be considered.

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1963

Property features AI

Finance

• Other: Inside city limits
• HOA & community: No association fees

Exterior

• Parking: Attached garage with garage door opener; garage faces front (2-car)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Attached property; Ranch style
• Construction: Vinyl siding; Composition roof; Basement with concrete (has basement)
• Exterior features: Screened patio/porch; City lot, level

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 3 bedrooms — all on the first floor
• Flooring: Carpet throughout
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Electric heating; Has cooling
• Interior features: Ranch floor plan; Ceiling fan(s) in family room and at least one bedroom; Fireplace in family room; Smoke detector(s)
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 8.9% 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 19d 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 $933 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 $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y 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 $134,900

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.32%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $191,568
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6606 E 100th Ter	0.17mi	3/1.5	1,204 (-2%)	8mo	$215,000	$179	82
10200 Blue Ridge Blvd	0.10mi	3/2.5	1,403 (+14%)	1mo	$189,900	$135	67
10200 Fremont Ave	0.23mi	3/1.5	1,392 (+13%)	4mo	$179,000	$129	64
10013 Belmont Ave	0.37mi	4/2.0 (+1)	1,296 (+6%)	5mo	$204,900	$158	62
7809 E 99th Ter	0.63mi	3/1.0	1,170 (-5%)	3mo	$190,000	$162	58
9903 Wheeling St	0.51mi	3/1.5	1,368 (+11%)	1mo	$130,000	$95	57
6302 Fairlane Dr	0.69mi	4/2.0 (+1)	1,242 (+1%)	3mo	$225,000	$181	56
6200 E 102nd Ter	0.40mi	3/2.0	1,350 (+10%)	8mo	$194,900	$144	56
5904 E 100th St	0.60mi	3/1.0	1,344 (+9%)	1mo	$210,000	$156	54
10303 Richmond Ave	0.56mi	4/2.0 (+1)	1,340 (+9%)	1mo	$183,000	$137	51
7940 E 102nd St	0.74mi	3/1.0	1,152 (-6%)	5mo	$154,900	$134	49
10427 Palmer Ave	0.74mi	3/1.0	1,370 (+12%)	2mo	$225,000	$164	43

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: 1.9%
• Equity multiple: 1.08×
• Total profit: $2,847
• Equity at exit: $20,114

10-year hold

• IRR: 14.9%
• Equity multiple: 2.41×
• Total profit: $53,235
• Equity at exit: $11,664

Cash invested: $37,772 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,543 high
• Mortgage (P&I): −$707
• Tax from tax record: −$162 /mo · $1,946/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $293

Break-even live

Break-even rent $1,172

Max offer price $134,900

Occupancy floor 76%

Sensitivity live

Price	-10% $370	-5% $331	+0% $293	+5% $255	+10% $217
Rent	-10% $171	-5% $232	+0% $293	+5% $354	+10% $415
Rate	-1.0pp $361	-0.5pp $328	base $293	+0.5pp $258	+1.0pp $223

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10000 Bennington Ave Kansas City, MO	4.0	2.5	1032	$1,550	$1.50	45d	1	0.25mi
9909 Wheeling Ave Kansas City, MO	3.0	1.0	1208	$1,350	$1.12	17d	1	0.49mi
5907 E 101st St Kansas City, MO	3.0	1.0	912	$1,595	$1.75	17d	1	0.56mi
5907 E 101st St Kansas City, MO	3.0	1.0	912	$1,595	$1.75	4d	1	0.56mi
10401 Richmond Ave Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	25d	1	0.61mi
5906 E 99th Ter Kansas City, MO	3.0	1.0	912	$1,399	$1.53	21d	1	0.61mi
10211 Bellaire Ave Kansas City, MO	4.0	2.0	1200	$2,200	$1.83	3d	1	0.63mi
5706 E 101st St Kansas City, MO	3.0	1.0	912	$1,475	$1.62	17d	1	0.71mi
10408 Smalley Ct Kansas City, MO	3.0	1.5	1500	$1,599	$1.07	25d	1	0.74mi
10607 Richmond Ave Kansas City, MO	3.0	1.0	912	$1,499	$1.64	17d	1	0.79mi
10716 Ewing Ave Kansas City, MO	4.0	2.0	1032	$1,550	$1.50	45d	1	0.82mi
5608 E 101st Ter Kansas City, MO	3.0	1.0	900	$1,500	$1.67	21d	1	0.82mi
10712 Bennington Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	17d	1	0.82mi
9444 Newton Ave Unit 9329C Kansas City, MO	2.0	1.5	954	$1,155	$1.21	18d	1	0.83mi
9444 Newton Ave Unit 9400A Kansas City, MO	2.0	1.0	1008	$1,155	$1.15	18d	1	0.83mi
5600 E 101st Ter Kansas City, MO	3.0	1.0	816	$1,395	$1.71	22d	1	0.83mi
9444 Newton Ave Unit 9446D Kansas City, MO	2.0	1.0	882	$1,025	$1.16	18d	1	0.87mi
10500 Hillcrest Rd Kansas City, MO	1.0–2.0	1.0–2.0	875	$1,350	$1.54	3d	63	0.87mi
9444 Newton Ave Kansas City, MO	1.0–2.0	1.0–1.5	957	$1,300	$1.36	3d	26	0.88mi
9807 Drury Ave Kansas City, MO	3.0	2.0	1308	$1,711	$1.31	17d	1	0.95mi
9811 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,295	$1.42	45d	1	0.97mi
8300 E 104th Ter Kansas City, MO	3.0	1.0	1204	$1,400	$1.16	13d	1	0.97mi
8300 E 104th Ter Kansas City, MO	3.0	1.0	1204	$1,450	$1.20	25d	1	0.97mi
9727 Marsh Ave Kansas City, MO	3.0	1.0	1271	$1,706	$1.34	45d	1	0.99mi
8407 E 98th Ter Kansas City, MO	3.0	1.0	940	$1,395	$1.48	17d	1	1.04mi
8407 E 98th Ter Kansas City, MO	3.0	1.0	940	$1,395	$1.48	25d	1	1.04mi
5417 E 96th Pl Kansas City, MO	1.0–2.0	1.0–2.0	882	$1,100	$1.25	17d	1	1.05mi
9809 Wallace Ave Kansas City, MO	3.0	1.0	956	$1,500	$1.57	25d	1	1.09mi
10919 Ewing Ave Kansas City, MO	3.0	1.0	840	$1,850	$2.20	5d	1	1.12mi
10719 Bristol Ter Kansas City, MO	3.0	2.0	1096	$1,456	$1.33	25d	1	1.14mi
7415 E 110th St Kansas City, MO	3.0	1.0	1176	$1,385	$1.18	3d	1	1.19mi
11009 Ewing Ave Kansas City, MO	4.0	1.0	1416	$1,595	$1.13	45d	1	1.20mi
7605 E 111th Ter Kansas City, MO	3.0	1.0	1176	$1,050	$0.89	3d	1	1.23mi
7800 E 112th St Kansas City, MO	3.0	1.0	900	$1,600	$1.78	25d	1	1.23mi
820 E 93rd Ter Kansas City, MO	1.0–2.0	1.0–2.0	1040	$1,165	$1.12	5d	1	1.28mi
7305 E 111th Ter Kansas City, MO	4.0	1.0	1100	$1,345	$1.22	16d	1	1.31mi
7405 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	45d	1	1.35mi
7119 E 111th Ter Kansas City, MO	3.0	1.0	912	$1,349	$1.48	45d	1	1.35mi
11116 Bristol Ter Kansas City, MO	3.0	1.0	956	$1,390	$1.45	25d	1	1.39mi
7114 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	25d	1	1.41mi

Listing history 3 events

1. 2026-06-21
   days on market $134,900 Active 3 DOM
2. 2026-06-18
   remarks 480-char remark
3. 2026-06-18
   listed $134,900 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: $1,946 · $162/mo
• Projected year-2 tax: $1,946 · $162/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 16 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: $18,518
• − Mortgage interest: −$7,556
• − Property taxes: −$1,946
• − Insurance: −$674
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − Depreciation: −$3,924
• Taxable income: $1,454
• Est. tax owed @ 24.0%: −$349
• After-tax cash flow: $3,171/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

+169.8% since first listed

6 events — show timeline

• 2026-06-18 Listed $134,900 Heartland MLS as Distributed by MLS Grid
• 2025-12-24 Sold (Public Records) — Public Records
• 2011-09-14 Sold (Public Records) — Public Records
• 2011-09-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2011-01-07 Listed $50,000 Heartland MLS as Distributed by MLS Grid
• 1987-02-28 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,946 · +1.9% YoY. Source: county tax records.