11003 Herrick Ave · Kansas City, MO 64134

$140,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 36 Days on market

Built 1968 7,210 sqft lot $162/sqft · 11% below area Est $158k · 11% under $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 +25.1/30.0
• ARV discount +12.5/15.0
• DSCR +8.2/10.0
• 1% rule +6.0/10.0
• 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 this charming and well-maintained 2-bedroom, 1 full bath ranch home, perfectly situated in a quiet, inviting neighborhood. Offering both comfort and thoughtful upgrades, this home is move-in ready and ideal for easy living. Inside, you’ll find a bright and refreshed interior featuring new paint throughout and a beautifully updated living room with a freshly scraped and repainted ceiling, enhanced by modern cam lighting for a warm, welcoming feel. The kitchen has been tastefully upgraded with a new porcelain floor, stylish ceramic backsplash, butcher block countertops, upgraded appliances, a new sink, faucet, and garbage disposal—perfect for both everyday living and entertaining. Both bedrooms offer comfort and functionality, complete with upgraded ceiling fans. The bathrooms have also seen improvements, including new flooring, a new vanity topped with a marble countertop, and the addition of a half window to bring in extra natural light. There is also a bonus room, great for a 3rd non-conforming bedroom, office or workout room. Step outside to enjoy a large, fully fenced backyard—ideal for entertaining, pets, or simply relaxing in your own private space. A convenient storage shed provides ample room for yard tools and equipment. The property has also been enhanced with additional attic insulation for improved efficiency, along with added fill dirt on two sides for better grading and usability. For added convenience, the home includes a washer, dryer, and all kitchen appliances, including the refrigerator. A one-car garage completes this fantastic property. This thoughtfully updated home combines charm, practicality, and value—ready for its next owner to enjoy.

Key facts

• Updated living room
• Modern cam lighting
• Upgraded kitchen

Tags

• BRIGHT REFRESHED INTERIOR
• UPDATED LIVING ROOM
• MODERN CAM LIGHTING
• UPGRADED KITCHEN
• NEW PORCELAIN FLOOR
• CERAMIC BACKSPLASH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• 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); 143 active listings in the ZIP; 32 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 $968 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 $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $17k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.10% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.43%
• DSCR: 1.42
• GRM: 7.6

CMA / ARV

• ARV (median comp): $157,650
• List price: $140,000
• Delta: -11.20%
• 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
7905 E 112th St	0.17mi	3/1.0	864 (0%)	2mo	$120,000	$139	91
8201 E 110th St	0.01mi	3/1.0	960 (+11%)	1mo	$153,700	$160	80
11017 Booth Ave	0.25mi	3/1.5	912 (+6%)	2mo	$95,000	$104	75
11346 Sycamore Ter	0.36mi	3/1.0	912 (+6%)	0mo	$139,900	$153	74
11223 Marsh Ave	0.37mi	3/1.0	912 (+6%)	2mo	$139,000	$152	71
11318 Marsh St	0.47mi	3/1.0	912 (+6%)	0mo	$125,000	$137	69
10803 Blue Ridge Blvd	0.68mi	3/1.0	888 (+3%)	1mo	$150,000	$169	63
7119 E 111th Ter	0.59mi	3/1.0	912 (+6%)	2mo	$160,000	$175	62
11415 Richmond Ave	0.59mi	3/1.0	912 (+6%)	3mo	$147,900	$162	61
11220 Corrington Ave	0.63mi	3/1.0	912 (+6%)	2mo	$150,000	$164	60
7402 E 109th St	0.47mi	3/1.0	960 (+11%)	0mo	$139,900	$146	59
7405 E 112th St	0.45mi	4/1.0 (+1)	936 (+8%)	4mo	$125,000	$134	57

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: 1.07×
• Total profit: $2,898
• Equity at exit: $20,874

10-year hold

• IRR: 14.7%
• Equity multiple: 2.38×
• Total profit: $54,197
• Equity at exit: $12,105

Cash invested: $39,200 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,534 high
• Mortgage (P&I): −$734
• Tax from tax record: −$108 /mo · $1,297/yr
• Insurance: −$58
• HOA: −$3
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $308

Break-even live

Break-even rent $1,144

Max offer price $140,000

Occupancy floor 75%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 32 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	44d	1	0.08mi
8310 E 111th Ter Kansas City, MO	3.0	1.0	912	$950	$1.04	16d	1	0.19mi
7800 E 112th St Kansas City, MO	3.0	1.0	900	$1,600	$1.78	24d	1	0.21mi
8517 E 110th Ter Kansas City, MO	3.0	2.0	1095	$1,450	$1.32	44d	1	0.26mi
10719 Bristol Ter Kansas City, MO	3.0	2.0	1096	$1,456	$1.33	24d	1	0.30mi
11208 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	3d	1	0.31mi
8622 E 108th Ter Kansas City, MO	3.0	1.0	993	$1,995	$2.01	3d	1	0.35mi
7405 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	44d	1	0.44mi
11116 Bristol Ter Kansas City, MO	3.0	1.0	956	$1,390	$1.45	24d	1	0.46mi
11316 Donnelly Ave Kansas City, MO	3.0	1.0	1000	$1,475	$1.48	44d	1	0.48mi
7305 E 111th Ter Kansas City, MO	4.0	1.0	1100	$1,345	$1.22	15d	1	0.49mi
11406 Sycamore Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	16d	1	0.57mi
11410 Palmer Ave Kansas City, MO	4.0	2.0	936	$1,300	$1.39	44d	1	0.57mi
7119 E 111th Ter Kansas City, MO	3.0	1.0	912	$1,349	$1.48	44d	1	0.58mi
10607 Richmond Ave Kansas City, MO	3.0	1.0	912	$1,499	$1.64	16d	1	0.60mi
7114 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	24d	1	0.64mi
11513 Richmond Ave Kansas City, MO	3.0	1.5	1114	$1,450	$1.30	15d	1	0.77mi
11127 Blue Ridge Blvd Kansas City, MO	3.0	1.0	1000	$1,599	$1.60	44d	1	0.78mi
6905 E 112th St Kansas City, MO	3.0	1.0	972	$1,550	$1.59	44d	1	0.80mi
10919 Ewing Ave Kansas City, MO	3.0	1.0	840	$1,850	$2.20	4d	1	0.83mi
10401 Richmond Ave Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	24d	1	0.85mi
7104 Longview Rd Kansas City, MO	3.0	1.0	912	$1,275	$1.40	15d	1	0.88mi
11407 Winchester Ave Kansas City, MO	3.0	1.0	936	$1,360	$1.45	3d	1	0.88mi
10716 Ewing Ave Kansas City, MO	4.0	2.0	1032	$1,550	$1.50	44d	1	0.92mi
6904 Longview Rd Kansas City, MO	4.0	1.0	900	$1,850	$2.06	2d	1	0.97mi
10712 Bennington Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	16d	1	1.02mi
11803 Holiday Dr #5 Kansas City, MO	1.0–3.0	1.0	1016	$1,130	$1.11	2d	1	1.19mi
11720 Newton Ave Kansas City, MO	2.0–3.0	1.5–3.0	1293	$1,699	$1.31	2d	9	1.34mi
6731 E 119th St Grandview, MO	1.0–2.0	1.0–2.0	762	$1,150	$1.51	2d	14	1.46mi
8407 E 98th Ter Kansas City, MO	3.0	1.0	940	$1,395	$1.48	16d	1	1.47mi
8407 E 98th Ter Kansas City, MO	3.0	1.0	940	$1,395	$1.48	24d	1	1.47mi
9811 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,295	$1.42	44d	1	1.49mi

HOA detail

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

Listing history 14 events

1. 2026-06-01
   status $140,000 Pending 36 DOM
2. 2026-05-31
   days on market $140,000 Active 36 DOM
3. 2026-05-14
   status Active 1723-char remark

   Show marketing remark (1723 chars)

   Welcome to this charming and well-maintained 2-bedroom, 1 full bath ranch home, perfectly situated in a quiet, inviting neighborhood. Offering both comfort and thoughtful upgrades, this home is move-in ready and ideal for easy living. Inside, you’ll find a bright and refreshed interior featuring new paint throughout and a beautifully updated living room with a freshly scraped and repainted ceiling, enhanced by modern cam lighting for a warm, welcoming feel. The kitchen has been tastefully upgraded with a new porcelain floor, stylish ceramic backsplash, butcher block countertops, upgraded appliances, a new sink, faucet, and garbage disposal—perfect for both everyday living and entertaining. Both bedrooms offer comfort and functionality, complete with upgraded ceiling fans. The bathrooms have also seen improvements, including new flooring, a new vanity topped with a marble countertop, and the addition of a half window to bring in extra natural light. There is also a bonus room, great for a 3rd non-conforming bedroom, office or workout room. Step outside to enjoy a large, fully fenced backyard—ideal for entertaining, pets, or simply relaxing in your own private space. A convenient storage shed provides ample room for yard tools and equipment. The property has also been enhanced with additional attic insulation for improved efficiency, along with added fill dirt on two sides for better grading and usability. For added convenience, the home includes a washer, dryer, and all kitchen appliances, including the refrigerator. A one-car garage completes this fantastic property. This thoughtfully updated home combines charm, practicality, and value—ready for its next owner to enjoy.

4. 2026-05-14
   price $153,000 1723-char remark

   Show marketing remark (1723 chars)

   Welcome to this charming and well-maintained 2-bedroom, 1 full bath ranch home, perfectly situated in a quiet, inviting neighborhood. Offering both comfort and thoughtful upgrades, this home is move-in ready and ideal for easy living. Inside, you’ll find a bright and refreshed interior featuring new paint throughout and a beautifully updated living room with a freshly scraped and repainted ceiling, enhanced by modern cam lighting for a warm, welcoming feel. The kitchen has been tastefully upgraded with a new porcelain floor, stylish ceramic backsplash, butcher block countertops, upgraded appliances, a new sink, faucet, and garbage disposal—perfect for both everyday living and entertaining. Both bedrooms offer comfort and functionality, complete with upgraded ceiling fans. The bathrooms have also seen improvements, including new flooring, a new vanity topped with a marble countertop, and the addition of a half window to bring in extra natural light. There is also a bonus room, great for a 3rd non-conforming bedroom, office or workout room. Step outside to enjoy a large, fully fenced backyard—ideal for entertaining, pets, or simply relaxing in your own private space. A convenient storage shed provides ample room for yard tools and equipment. The property has also been enhanced with additional attic insulation for improved efficiency, along with added fill dirt on two sides for better grading and usability. For added convenience, the home includes a washer, dryer, and all kitchen appliances, including the refrigerator. A one-car garage completes this fantastic property. This thoughtfully updated home combines charm, practicality, and value—ready for its next owner to enjoy.

5. 2026-05-13
   historical Active Under Contract 1723-char remark

   Show marketing remark (1723 chars)

   Welcome to this charming and well-maintained 2-bedroom, 1 full bath ranch home, perfectly situated in a quiet, inviting neighborhood. Offering both comfort and thoughtful upgrades, this home is move-in ready and ideal for easy living. Inside, you’ll find a bright and refreshed interior featuring new paint throughout and a beautifully updated living room with a freshly scraped and repainted ceiling, enhanced by modern cam lighting for a warm, welcoming feel. The kitchen has been tastefully upgraded with a new porcelain floor, stylish ceramic backsplash, butcher block countertops, upgraded appliances, a new sink, faucet, and garbage disposal—perfect for both everyday living and entertaining. Both bedrooms offer comfort and functionality, complete with upgraded ceiling fans. The bathrooms have also seen improvements, including new flooring, a new vanity topped with a marble countertop, and the addition of a half window to bring in extra natural light. There is also a bonus room, great for a 3rd non-conforming bedroom, office or workout room. Step outside to enjoy a large, fully fenced backyard—ideal for entertaining, pets, or simply relaxing in your own private space. A convenient storage shed provides ample room for yard tools and equipment. The property has also been enhanced with additional attic insulation for improved efficiency, along with added fill dirt on two sides for better grading and usability. For added convenience, the home includes a washer, dryer, and all kitchen appliances, including the refrigerator. A one-car garage completes this fantastic property. This thoughtfully updated home combines charm, practicality, and value—ready for its next owner to enjoy.

6. 2026-05-05
   status Pending 1723-char remark

   Show marketing remark (1723 chars)

   Welcome to this charming and well-maintained 2-bedroom, 1 full bath ranch home, perfectly situated in a quiet, inviting neighborhood. Offering both comfort and thoughtful upgrades, this home is move-in ready and ideal for easy living. Inside, you’ll find a bright and refreshed interior featuring new paint throughout and a beautifully updated living room with a freshly scraped and repainted ceiling, enhanced by modern cam lighting for a warm, welcoming feel. The kitchen has been tastefully upgraded with a new porcelain floor, stylish ceramic backsplash, butcher block countertops, upgraded appliances, a new sink, faucet, and garbage disposal—perfect for both everyday living and entertaining. Both bedrooms offer comfort and functionality, complete with upgraded ceiling fans. The bathrooms have also seen improvements, including new flooring, a new vanity topped with a marble countertop, and the addition of a half window to bring in extra natural light. There is also a bonus room, great for a 3rd non-conforming bedroom, office or workout room. Step outside to enjoy a large, fully fenced backyard—ideal for entertaining, pets, or simply relaxing in your own private space. A convenient storage shed provides ample room for yard tools and equipment. The property has also been enhanced with additional attic insulation for improved efficiency, along with added fill dirt on two sides for better grading and usability. For added convenience, the home includes a washer, dryer, and all kitchen appliances, including the refrigerator. A one-car garage completes this fantastic property. This thoughtfully updated home combines charm, practicality, and value—ready for its next owner to enjoy.

7. 2026-04-20
   status Active 1723-char remark

   Show marketing remark (1723 chars)

   Welcome to this charming and well-maintained 2-bedroom, 1 full bath ranch home, perfectly situated in a quiet, inviting neighborhood. Offering both comfort and thoughtful upgrades, this home is move-in ready and ideal for easy living. Inside, you’ll find a bright and refreshed interior featuring new paint throughout and a beautifully updated living room with a freshly scraped and repainted ceiling, enhanced by modern cam lighting for a warm, welcoming feel. The kitchen has been tastefully upgraded with a new porcelain floor, stylish ceramic backsplash, butcher block countertops, upgraded appliances, a new sink, faucet, and garbage disposal—perfect for both everyday living and entertaining. Both bedrooms offer comfort and functionality, complete with upgraded ceiling fans. The bathrooms have also seen improvements, including new flooring, a new vanity topped with a marble countertop, and the addition of a half window to bring in extra natural light. There is also a bonus room, great for a 3rd non-conforming bedroom, office or workout room. Step outside to enjoy a large, fully fenced backyard—ideal for entertaining, pets, or simply relaxing in your own private space. A convenient storage shed provides ample room for yard tools and equipment. The property has also been enhanced with additional attic insulation for improved efficiency, along with added fill dirt on two sides for better grading and usability. For added convenience, the home includes a washer, dryer, and all kitchen appliances, including the refrigerator. A one-car garage completes this fantastic property. This thoughtfully updated home combines charm, practicality, and value—ready for its next owner to enjoy.

8. 2026-04-14
   status Pending 1723-char remark

   Show marketing remark (1723 chars)

   Welcome to this charming and well-maintained 2-bedroom, 1 full bath ranch home, perfectly situated in a quiet, inviting neighborhood. Offering both comfort and thoughtful upgrades, this home is move-in ready and ideal for easy living. Inside, you’ll find a bright and refreshed interior featuring new paint throughout and a beautifully updated living room with a freshly scraped and repainted ceiling, enhanced by modern cam lighting for a warm, welcoming feel. The kitchen has been tastefully upgraded with a new porcelain floor, stylish ceramic backsplash, butcher block countertops, upgraded appliances, a new sink, faucet, and garbage disposal—perfect for both everyday living and entertaining. Both bedrooms offer comfort and functionality, complete with upgraded ceiling fans. The bathrooms have also seen improvements, including new flooring, a new vanity topped with a marble countertop, and the addition of a half window to bring in extra natural light. There is also a bonus room, great for a 3rd non-conforming bedroom, office or workout room. Step outside to enjoy a large, fully fenced backyard—ideal for entertaining, pets, or simply relaxing in your own private space. A convenient storage shed provides ample room for yard tools and equipment. The property has also been enhanced with additional attic insulation for improved efficiency, along with added fill dirt on two sides for better grading and usability. For added convenience, the home includes a washer, dryer, and all kitchen appliances, including the refrigerator. A one-car garage completes this fantastic property. This thoughtfully updated home combines charm, practicality, and value—ready for its next owner to enjoy.

9. 2026-04-10
   listed $157,000 Active 1723-char remark

   Show marketing remark (1723 chars)

   Welcome to this charming and well-maintained 2-bedroom, 1 full bath ranch home, perfectly situated in a quiet, inviting neighborhood. Offering both comfort and thoughtful upgrades, this home is move-in ready and ideal for easy living. Inside, you’ll find a bright and refreshed interior featuring new paint throughout and a beautifully updated living room with a freshly scraped and repainted ceiling, enhanced by modern cam lighting for a warm, welcoming feel. The kitchen has been tastefully upgraded with a new porcelain floor, stylish ceramic backsplash, butcher block countertops, upgraded appliances, a new sink, faucet, and garbage disposal—perfect for both everyday living and entertaining. Both bedrooms offer comfort and functionality, complete with upgraded ceiling fans. The bathrooms have also seen improvements, including new flooring, a new vanity topped with a marble countertop, and the addition of a half window to bring in extra natural light. There is also a bonus room, great for a 3rd non-conforming bedroom, office or workout room. Step outside to enjoy a large, fully fenced backyard—ideal for entertaining, pets, or simply relaxing in your own private space. A convenient storage shed provides ample room for yard tools and equipment. The property has also been enhanced with additional attic insulation for improved efficiency, along with added fill dirt on two sides for better grading and usability. For added convenience, the home includes a washer, dryer, and all kitchen appliances, including the refrigerator. A one-car garage completes this fantastic property. This thoughtfully updated home combines charm, practicality, and value—ready for its next owner to enjoy.

10. 2021-05-18
    soldstatus
11. 2021-05-17
    soldstatus Closed 665-char remark

    Show marketing remark (665 chars)

    Come look before it's under contract! Ranch in Hickman Mills school district: 2 regular & 1 non-conforming (closet taken out) bd 1 ba 1 gar, full basement (walk up/stubbed/working toilet), fenced yard with shed, attic fan, smart thermostat, tilt in windows, outside electrical outlets, garage door opener, etc. Under 9-10yrs old: roof, double driveway, patio, humidifier. Under 1-2yrs old: gutter guard, 50gal water heater, AC & furnace! $127,900.00 MLS 2311727 Please note the 3rd bedroom is now a non-conforming bedroom. The closet was taken out to put stairs to the basement. Buyer/Buyer's agent to confirm Tax, Measurements, Schools, HOA, etc

12. 2021-03-30
    status Pending 665-char remark

    Show marketing remark (665 chars)

    Come look before it's under contract! Ranch in Hickman Mills school district: 2 regular & 1 non-conforming (closet taken out) bd 1 ba 1 gar, full basement (walk up/stubbed/working toilet), fenced yard with shed, attic fan, smart thermostat, tilt in windows, outside electrical outlets, garage door opener, etc. Under 9-10yrs old: roof, double driveway, patio, humidifier. Under 1-2yrs old: gutter guard, 50gal water heater, AC & furnace! $127,900.00 MLS 2311727 Please note the 3rd bedroom is now a non-conforming bedroom. The closet was taken out to put stairs to the basement. Buyer/Buyer's agent to confirm Tax, Measurements, Schools, HOA, etc

13. 2021-03-26
    listed $127,900 Active 665-char remark

    Show marketing remark (665 chars)

    Come look before it's under contract! Ranch in Hickman Mills school district: 2 regular & 1 non-conforming (closet taken out) bd 1 ba 1 gar, full basement (walk up/stubbed/working toilet), fenced yard with shed, attic fan, smart thermostat, tilt in windows, outside electrical outlets, garage door opener, etc. Under 9-10yrs old: roof, double driveway, patio, humidifier. Under 1-2yrs old: gutter guard, 50gal water heater, AC & furnace! $127,900.00 MLS 2311727 Please note the 3rd bedroom is now a non-conforming bedroom. The closet was taken out to put stairs to the basement. Buyer/Buyer's agent to confirm Tax, Measurements, Schools, HOA, etc

14. 1985-01-01
    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: $1,297 · $108/mo
• Projected year-2 tax: $1,358 · $113/mo
• Expected delta: +$61/yr (+$5/mo · 4.7%)

ⓘ 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 3/10 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: $18,407
• − Mortgage interest: −$7,842
• − Property taxes: −$1,297
• − Insurance: −$700
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − HOA: −$36
• − Depreciation: −$4,073
• Taxable income: $1,514
• Est. tax owed @ 24.0%: −$363
• After-tax cash flow: $3,335/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

+19.6% since first listed

12 events — show timeline

• 2026-05-14 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-05-14 Price Changed $153,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-13 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-05-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-20 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-14 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-10 Listed $157,000 Heartland MLS as Distributed by MLS Grid
• 2021-05-18 Sold (Public Records) — Public Records
• 2021-05-17 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-03-30 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-03-26 Listed $127,900 Heartland MLS as Distributed by MLS Grid
• 1985-01-01 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2025): $1,297 · -43.6% YoY. Source: county tax records.