9770 N Lewis Ave · Kansas City, MO 64157

$250,000

3 bd · 2.0 ba · 1,607 sqft · Townhouse public records · 1 Days on market

Built 2006 1,742 sqft lot Est $257k · at est. $175/mo HOA · 6% of rent

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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 +19.3/30.0
• ARV discount +8.7/15.0
• DSCR +6.1/10.0
• 1% rule +5.8/10.0
• Rent growth +4.9/5.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This exceptionally maintained three bedroom, 2 ½ bath townhome is move-in ready and boasts many updates. It is in the highly sought-after Benson Place neighborhood and the Liberty School District. Huge master bedroom with vaulted ceiling and master bath with double vanities. Two additional bedrooms with full Jack & Jill bathroom. Enjoy your private deck overlooking the trees in your backyard and walking path to your community park and pool. Full walk-out basement is ready to be finished for additional living space. Updates include: new granite overlay countertops & updated cabinets in kitchen. Luxury vinyl flooring throughout main level, second story, and bathrooms. Newer carpet on stairs and in bedrooms. New interior paint throughout. Newer hot water tank, vinyl deck rail & privacy wall. Must see!!!!

Key facts

• $175 HOA
• Garage
• Community pool

Property features AI

Finance

• HOA & community: HOA provides lawn service and snow removal; Community amenities include a pool and a play area; HOA fee $175 monthly

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Attached townhouse; 2-story floor plan; Public records list above-grade finished area
• Construction: Vinyl siding; Composition roof; Basement: concrete, unfinished with walk-out access
• Exterior features: In-ground sprinkler system

Interior

• Kitchen: Eat-in kitchen; Vinyl flooring in kitchen
• Bedrooms: 3 bedrooms (all located on the second level)
• Flooring: Carpet in bedrooms and other rooms as noted; Vinyl flooring in kitchen and living room
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump and gas heating; Heat pump cooling (central)
• Interior features: Pantry; Vaulted ceilings; Walk-in closets; Window coverings; Thermal windows; Eat-in kitchen
• Laundry & utility: Laundry located on bedroom level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 7.6% 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: Shoal Creek Elem. (math 63% / reading 68%, grade B+, #63 of 1,115 statewide, top 6%, 883 students, 8% FRL); Liberty North High School (math 25% / reading 75%, grade D+, #116 of 521 statewide, top 22%, 2,326 students, 18% FRL) — zoned schools at 13% FRL track the district average.
• Market conditions: Rents rising fast (+9.5%/yr); 240 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 $8k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $70k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y ago; this cycle's ask is 52% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $250,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.08% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $257,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8662 NE 97th Ter	0.05mi	3/2.5	1,607 (0%)	7mo	$250,000	$156	90
8633 NE 98th Ct	0.06mi	3/2.5	1,538 (-4%)	3mo	$259,900	$169	85
9831 N Lewis Ave	0.09mi	3/2.5	1,519 (-6%)	4mo	$239,888	$158	82
8675 NE 97th St	0.12mi	3/2.5	1,607 (0%)	14mo	$255,000	$159	81
8616 NE 97th St	0.14mi	3/2.5	1,607 (0%)	14mo	$257,000	$160	80
8635 NE 97th St	0.16mi	3/2.5	1,607 (0%)	15mo	$245,000	$152	79
8654 NE 97th St	0.11mi	3/2.5	1,520 (-5%)	10mo	$265,000	$174	76
8659 NE 97th Ter	0.09mi	3/2.5	1,498 (-7%)	11mo	$255,000	$170	73
8614 NE 98th Ct	0.10mi	2/2.5 (-1)	1,451 (-10%)	3mo	$229,900	$158	70
8601 NE 97th St	0.17mi	3/2.5	1,517 (-6%)	13mo	$235,000	$155	70
9756 N Lewis Ave	0.03mi	2/2.5 (-1)	1,451 (-10%)	16mo	$245,000	$169	62
9705 N Lewis Ave	0.10mi	2/2.5 (-1)	1,451 (-10%)	15mo	$237,500	$164	60

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-8,707
• Equity at exit: $37,276

10-year hold

• IRR: 11.7%
• Equity multiple: 2.15×
• Total profit: $80,181
• Equity at exit: $21,615

Cash invested: $70,000 (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: 240
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,695 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$265 /mo · $3,178/yr
• Insurance: −$104
• HOA: −$175
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $274

Break-even live

Break-even rent $2,348

Max offer price $250,000

Occupancy floor 85%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $175 · $2,100/yr
• Likely covers: waterpool

Listing history 13 events

1. 2026-05-20
   historical $250,000
2. 2020-12-22
   soldstatus
3. 2020-12-18
   soldstatus Closed 837-char remark

   Show marketing remark (837 chars)

   This exceptionally maintained three bedroom, 2 ½ bath townhome is move-in ready and boasts many updates. It is in the highly sought-after Benson Place neighborhood and the Liberty School District. Huge master bedroom with vaulted ceiling and master bath with double vanities. Two additional bedrooms with full Jack & Jill bathroom. Enjoy your private deck overlooking the trees in your backyard and walking path to your community park and pool. Full walk-out basement is ready to be finished for additional living space. Updates include: new granite overlay countertops & updated cabinets in kitchen. Luxury vinyl flooring throughout main level, second story, and bathrooms. Newer carpet on stairs and in bedrooms. New interior paint throughout. Newer hot water tank, vinyl deck rail & privacy wall. Must see!!!!

4. 2020-11-02
   status Pending 837-char remark

   Show marketing remark (837 chars)

   This exceptionally maintained three bedroom, 2 ½ bath townhome is move-in ready and boasts many updates. It is in the highly sought-after Benson Place neighborhood and the Liberty School District. Huge master bedroom with vaulted ceiling and master bath with double vanities. Two additional bedrooms with full Jack & Jill bathroom. Enjoy your private deck overlooking the trees in your backyard and walking path to your community park and pool. Full walk-out basement is ready to be finished for additional living space. Updates include: new granite overlay countertops & updated cabinets in kitchen. Luxury vinyl flooring throughout main level, second story, and bathrooms. Newer carpet on stairs and in bedrooms. New interior paint throughout. Newer hot water tank, vinyl deck rail & privacy wall. Must see!!!!

5. 2020-10-30
   listed $165,000 Active 837-char remark

   Show marketing remark (837 chars)

   This exceptionally maintained three bedroom, 2 ½ bath townhome is move-in ready and boasts many updates. It is in the highly sought-after Benson Place neighborhood and the Liberty School District. Huge master bedroom with vaulted ceiling and master bath with double vanities. Two additional bedrooms with full Jack & Jill bathroom. Enjoy your private deck overlooking the trees in your backyard and walking path to your community park and pool. Full walk-out basement is ready to be finished for additional living space. Updates include: new granite overlay countertops & updated cabinets in kitchen. Luxury vinyl flooring throughout main level, second story, and bathrooms. Newer carpet on stairs and in bedrooms. New interior paint throughout. Newer hot water tank, vinyl deck rail & privacy wall. Must see!!!!

6. 2015-12-18
   soldstatus
7. 2015-12-17
   soldstatus 809-char remark

   Show marketing remark (809 chars)

   Exceptionally maintained and updated 3 Bedroom townhome in Benson Place. New Granite c. tops, flooring in kitchen and custom paint in bedrooms. Huge master bedroom with vaulted ceiling and master bath with double vanities. Two additional bedrooms with full jack/jill bathroom. Enjoy the gas fireplace in the living room overlooking the trees lining your backyard with walking path to your community park and pool. Laundry on bedroom level, no more going down to the bsmt! Washer and Dryer stays with an acceptable offer! Nothing more to do but unpack and enjoy your new home! Updated and move in ready, this townhome in Liberty school district has walking paths behind your home that lead to parks and your pool. HOA covers snow, lawn, and exterior maintenance, don't worry about your roof or grass anymore!

8. 2015-10-30
   listed $126,000 809-char remark

   Show marketing remark (809 chars)

   Exceptionally maintained and updated 3 Bedroom townhome in Benson Place. New Granite c. tops, flooring in kitchen and custom paint in bedrooms. Huge master bedroom with vaulted ceiling and master bath with double vanities. Two additional bedrooms with full jack/jill bathroom. Enjoy the gas fireplace in the living room overlooking the trees lining your backyard with walking path to your community park and pool. Laundry on bedroom level, no more going down to the bsmt! Washer and Dryer stays with an acceptable offer! Nothing more to do but unpack and enjoy your new home! Updated and move in ready, this townhome in Liberty school district has walking paths behind your home that lead to parks and your pool. HOA covers snow, lawn, and exterior maintenance, don't worry about your roof or grass anymore!

9. 2008-08-20
   soldstatus
10. 2008-08-19
    soldstatus
11. 2008-02-06
    listed $128,500
12. 2006-04-07
    soldstatus
13. 2005-10-14
    listed $134,900

ⓘ 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: $3,178 · $265/mo
• Projected year-2 tax: $3,178 · $265/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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,338
• − Mortgage interest: −$14,004
• − Property taxes: −$3,178
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,587
• − Management: −$2,587
• − HOA: −$2,100
• − Depreciation: −$7,273
• Taxable loss: −$641
• Est. tax savings @ 24.0%: +$154
• After-tax cash flow: $3,440/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

+85.3% since first listed

13 events — show timeline

• 2026-05-20 Coming Soon $250,000 Heartland MLS as Distributed by MLS Grid
• 2020-12-22 Sold (Public Records) — Public Records
• 2020-12-18 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-11-02 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-10-30 Listed $165,000 Heartland MLS as Distributed by MLS Grid
• 2015-12-18 Sold (Public Records) — Public Records
• 2015-12-17 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-10-30 Listed $126,000 Heartland MLS as Distributed by MLS Grid
• 2008-08-20 Sold (Public Records) — Public Records
• 2008-08-19 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-02-06 Listed $128,500 Heartland MLS as Distributed by MLS Grid
• 2006-04-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-10-14 Listed $134,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2025): $3,178 · +8.8% YoY. Source: county tax records.