8316 NE 105th St · Kansas City, MO 64157

$335,000

3 bd · 2.0 ba · 1,383 sqft · SingleFamily public records · 4 Days on market

Built 2007 10,019 sqft lot Est $310k · 8% over $31/mo HOA · 1% of rent

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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 +10.1/30.0
• Rent growth +4.9/5.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• ARV discount +3.8/15.0
• DSCR +2.9/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the highly sought after KELLYBROOK Neighborhood and LIBERTY school district. You will fall in love from the minute you walk in to this home. This Front to Back Split has been recently updated with NEWER FLOORING, FRESH PAINT AND A FINISHED BASEMENT living area. The Living Room draws you in with the SOARING ceilings and an OPEN feel to the home. The kitchen boasts GRANITE countertops, TILE backsplash, and stainless steel appliances that stay with the home. LAUNDRY is located off the kitchen. Easy access from the Dining Room to the large backyard and deck great for outdoor entertaining. The spacious Master Suite provides not 1 but 2 walk-in closets, jetted tub as well as full sized shower. You will love the finished basement LIVING SPACE that can be made into a 4th bedroom, man cave or exercise room. There is also a sub-basement that offers coveted additional STORAGE SPACE! The home has been professionally cleaned. This is a fabulous neighborhood with a pool and trails. Don't miss this amazing opportunity to make this home yours.

Key facts

• 0.23 acre lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $300k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (21.5% below list).
• Recommended offer: $263k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• Liberty 53 (suburban): math 41% / reading 59% proficiency, ranked #24 of 324 in MO (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Kellybrook Elem School (math 39% / reading 47%, grade F, #473 of 1,115 statewide, top 43%, 522 students, 28% FRL); Liberty North High School (math 25% / reading 75%, grade D+, #116 of 521 statewide, top 22%, 2,326 students, 18% FRL).
• Market conditions: Rents rising fast (+9.5%/yr); 241 active listings in the ZIP; high-income renter base; 341 units permitted in Clay County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Clay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 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 $262,937 (21.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.78% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.50%
• DSCR: 0.89
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $309,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10606 N Skiles Ave	0.15mi	3/2.0	1,383 (0%)	10mo	$330,000	$239	85
8409 107th St	0.23mi	3/2.0	1,425 (+3%)	12mo	$319,500	$224	74
7709 NE 107th Ter	0.40mi	3/2.0	1,498 (+8%)	5mo	$384,990	$257	63
7708 NE 107th Ter	0.44mi	3/2.0	1,498 (+8%)	6mo	$389,990	$260	60
7700 NE 107th Ter	0.53mi	3/2.0	1,498 (+8%)	2mo	$409,990	$274	60
8521 NE 109th Ter	0.56mi	3/2.0	1,444 (+4%)	9mo	$295,000	$204	59
10715 N Booth Ave	0.37mi	3/2.5	1,539 (+11%)	7mo	$329,900	$214	56
8537 NE 110th St	0.71mi	3/1.5	1,462 (+6%)	3mo	$275,000	$188	53
8680 NE 110th St	0.67mi	3/1.5	1,448 (+5%)	7mo	$280,000	$193	53
10118 N Lewis Ave	0.54mi	3/2.5	1,512 (+9%)	13mo	$350,000	$231	47
8625 NE 110th Ter	0.72mi	3/1.5	1,488 (+8%)	12mo	$310,000	$208	42
10836 N Smalley Ct	0.58mi	3/2.5	1,554 (+12%)	12mo	$325,000	$209	40

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.44×
• Total profit: $-52,830
• Equity at exit: $49,950

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $1,260
• Equity at exit: $28,965

Cash invested: $93,800 (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 64157

• Home prices YoY: -18.1%
• Rents YoY: 9.5%
• Active inventory: 241
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,629 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$345 /mo · $4,145/yr
• Insurance: −$140
• HOA: −$31
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-196

Break-even live

Break-even rent $2,877

Max offer price $300,456

Occupancy floor —

Sensitivity live

Price	-10% $-6	-5% $-101	+0% $-196	+5% $-290	+10% $-385
Rent	-10% $-403	-5% $-299	+0% $-196	+5% $-92	+10% $12
Rate	-1.0pp $-27	-0.5pp $-110	base $-196	+0.5pp $-282	+1.0pp $-371

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $31 · $372/yr
• Likely covers: pool

Listing history 29 events

1. 2026-04-20
   status Pending
2. 2026-04-16
   listed $335,000 Active
3. 2026-04-09
   historical $335,000
4. 2024-12-31
   soldstatus Closed 1055-char remark

   Show marketing remark (1055 chars)

   Welcome to the highly sought after KELLYBROOK Neighborhood and LIBERTY school district. You will fall in love from the minute you walk in to this home. This Front to Back Split has been recently updated with NEWER FLOORING, FRESH PAINT AND A FINISHED BASEMENT living area. The Living Room draws you in with the SOARING ceilings and an OPEN feel to the home. The kitchen boasts GRANITE countertops, TILE backsplash, and stainless steel appliances that stay with the home. LAUNDRY is located off the kitchen. Easy access from the Dining Room to the large backyard and deck great for outdoor entertaining. The spacious Master Suite provides not 1 but 2 walk-in closets, jetted tub as well as full sized shower. You will love the finished basement LIVING SPACE that can be made into a 4th bedroom, man cave or exercise room. There is also a sub-basement that offers coveted additional STORAGE SPACE! The home has been professionally cleaned. This is a fabulous neighborhood with a pool and trails. Don't miss this amazing opportunity to make this home yours.

5. 2024-12-01
   status Pending 1055-char remark

   Show marketing remark (1055 chars)

   Welcome to the highly sought after KELLYBROOK Neighborhood and LIBERTY school district. You will fall in love from the minute you walk in to this home. This Front to Back Split has been recently updated with NEWER FLOORING, FRESH PAINT AND A FINISHED BASEMENT living area. The Living Room draws you in with the SOARING ceilings and an OPEN feel to the home. The kitchen boasts GRANITE countertops, TILE backsplash, and stainless steel appliances that stay with the home. LAUNDRY is located off the kitchen. Easy access from the Dining Room to the large backyard and deck great for outdoor entertaining. The spacious Master Suite provides not 1 but 2 walk-in closets, jetted tub as well as full sized shower. You will love the finished basement LIVING SPACE that can be made into a 4th bedroom, man cave or exercise room. There is also a sub-basement that offers coveted additional STORAGE SPACE! The home has been professionally cleaned. This is a fabulous neighborhood with a pool and trails. Don't miss this amazing opportunity to make this home yours.

6. 2024-11-14
   price $320,000 1055-char remark

   Show marketing remark (1055 chars)

   Welcome to the highly sought after KELLYBROOK Neighborhood and LIBERTY school district. You will fall in love from the minute you walk in to this home. This Front to Back Split has been recently updated with NEWER FLOORING, FRESH PAINT AND A FINISHED BASEMENT living area. The Living Room draws you in with the SOARING ceilings and an OPEN feel to the home. The kitchen boasts GRANITE countertops, TILE backsplash, and stainless steel appliances that stay with the home. LAUNDRY is located off the kitchen. Easy access from the Dining Room to the large backyard and deck great for outdoor entertaining. The spacious Master Suite provides not 1 but 2 walk-in closets, jetted tub as well as full sized shower. You will love the finished basement LIVING SPACE that can be made into a 4th bedroom, man cave or exercise room. There is also a sub-basement that offers coveted additional STORAGE SPACE! The home has been professionally cleaned. This is a fabulous neighborhood with a pool and trails. Don't miss this amazing opportunity to make this home yours.

7. 2024-10-29
   listed $330,000 Active 1055-char remark

   Show marketing remark (1055 chars)

   Welcome to the highly sought after KELLYBROOK Neighborhood and LIBERTY school district. You will fall in love from the minute you walk in to this home. This Front to Back Split has been recently updated with NEWER FLOORING, FRESH PAINT AND A FINISHED BASEMENT living area. The Living Room draws you in with the SOARING ceilings and an OPEN feel to the home. The kitchen boasts GRANITE countertops, TILE backsplash, and stainless steel appliances that stay with the home. LAUNDRY is located off the kitchen. Easy access from the Dining Room to the large backyard and deck great for outdoor entertaining. The spacious Master Suite provides not 1 but 2 walk-in closets, jetted tub as well as full sized shower. You will love the finished basement LIVING SPACE that can be made into a 4th bedroom, man cave or exercise room. There is also a sub-basement that offers coveted additional STORAGE SPACE! The home has been professionally cleaned. This is a fabulous neighborhood with a pool and trails. Don't miss this amazing opportunity to make this home yours.

8. 2023-09-26
   historical
9. 2023-09-14
   listed $340,000 Active
10. 2023-09-14
    historical
11. 2023-08-31
    price $340,000
12. 2023-08-14
    price $350,000
13. 2023-07-29
    listed $360,000 Active
14. 2023-07-10
    soldstatus
15. 2023-07-07
    soldstatus Closed
16. 2023-06-15
    status Pending
17. 2023-06-10
    price $292,000
18. 2023-06-09
    listed $307,000 Active
19. 2022-12-31
    historical
20. 2022-12-30
    price $307,000
21. 2022-12-15
    listed $292,000 Active
22. 2022-09-16
    soldstatus
23. 2022-09-15
    soldstatus Closed
24. 2022-08-29
    status Pending
25. 2022-08-25
    listed $255,000 Active
26. 2019-03-06
    soldstatus
27. 2019-03-04
    soldstatus Sold
28. 2019-01-20
    status Pending
29. 2019-01-16
    listed $203,900 Active

ⓘ 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: $4,145 · $345/mo
• Projected year-2 tax: $4,145 · $345/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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,552
• − Mortgage interest: −$18,765
• − Property taxes: −$4,145
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,524
• − Management: −$2,524
• − HOA: −$372
• − Depreciation: −$9,745
• Taxable loss: −$8,198
• Est. tax savings @ 24.0%: +$1,968
• After-tax cash flow: $-379/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: Liberty 53
• NCES district ID: 2918540
• Math proficiency: 41% ▼ -9.00%
• Reading proficiency: 59% ▼ -3.00%
• Median HH income: $78,226
• Composite: 45.41/100
• National rank: #2624
• State rank: #24 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: Clay County · 220,651 people
• City population: 439,467
• Metro: Kansas City, MO-KS
• Population (ZIP): 23,030
• Household income: $149,526
• Rent vs Own: 9.1% rent · 90.9% own
• Severe rent burden: 87.0

Population outlook (Clay County) Hauer SSP2

• Today (2025): 266,022 people
• By 2030: 280,057 · +5.3%
• By 2040: 306,153 · +15.1%
• By 2050: 328,630 · +23.5%
• By 2075: 375,182 · +41.0%
• By 2100: 392,861 · +47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Asian 7% Two or more races 6% Hispanic / Latino 5% Black 3%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 92% English-only · Spanish 3% Other Asian/Pacific 2% Vietnamese 1%

Political lean MEDSL · Clay

• 2024 margin: Lean R (+5.6) · D 46.4% · R 52.0% · Other 1.6%
• 2008→2024 swing: -4.9pp toward R · 2008: -0.7pp · 2024: -5.6pp
• All cycles: 2024: R+5.6 2020: R+4.1 2016: R+11.1 2012: R+8.4 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.38%
• Current HPI: 195.9921
• Rent YoY: ▲ 9.50%
• 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

+64.3% since first listed

29 events — show timeline

• 2026-04-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-16 Listed $335,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-09 Coming Soon $335,000 Heartland MLS as Distributed by MLS Grid
• 2024-12-31 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-12-01 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-11-14 Price Changed $320,000 Heartland MLS as Distributed by MLS Grid
• 2024-10-29 Listed $330,000 Heartland MLS as Distributed by MLS Grid
• 2023-09-26 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-09-14 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-09-14 Listed $340,000 Heartland MLS as Distributed by MLS Grid
• 2023-08-31 Price Changed $340,000 Heartland MLS as Distributed by MLS Grid
• 2023-08-14 Price Changed $350,000 Heartland MLS as Distributed by MLS Grid
• 2023-07-29 Listed $360,000 Heartland MLS as Distributed by MLS Grid
• 2023-07-10 Sold (Public Records) — Public Records
• 2023-07-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-06-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-06-10 Price Changed $292,000 Heartland MLS as Distributed by MLS Grid
• 2023-06-09 Listed $307,000 Heartland MLS as Distributed by MLS Grid
• 2022-12-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-12-30 Price Changed $307,000 Heartland MLS as Distributed by MLS Grid
• 2022-12-15 Listed $292,000 Heartland MLS as Distributed by MLS Grid
• 2022-09-16 Sold (Public Records) — Public Records
• 2022-09-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-08-29 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-08-25 Listed $255,000 Heartland MLS as Distributed by MLS Grid
• 2019-03-06 Sold (Public Records) — Public Records
• 2019-03-04 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-01-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-01-16 Listed $203,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2025): $4,145 · +15.7% YoY. Source: county tax records.