111 Northview Dr · Excelsior Springs, MO 64024

$179,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 4 Days on market

Built 1941 0.27 ac lot Est $183k · at est.

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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 +14.9/30.0
• ARV discount +8.5/15.0
• DSCR +4.6/10.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location! Huge fenced yard, nice covered deck and big shade tree in the back. Arch doorways, great layout with formal dining and a breakfast room off the kitchen. Simple updates will turn this home into a beautiful charmer! Easy to fall in love with this home and all that it has to offer!

Key facts

• Covered deck
• Cottage-style home
• Major updates

Tags

• COTTAGE-STYLE HOME
• COVERED DECK
• LARGE FENCED BACKYARD
• MAJOR UPDATES
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Ranch style; North-facing
• Construction: Brick/mortar construction; Composition roof
• Exterior features: Metal fencing; City lot; Paved road with public maintenance

Interior

• Kitchen: Breakfast area (kitchen-adjacent)
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Ranch floor plan; Breakfast area and formal dining area; Two fireplaces (living room and basement)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $54 ($649/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 $153k (14.4% below list).
• Recommended offer: $153k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.6% in Excelsior Springs — 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 67/100 on livability (#228 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Excelsior Springs 40 (town): math 27% / reading 40% proficiency, ranked #225 of 324 in MO (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lewis Elementary (math 35% / reading 41%, grade F, #604 of 1,115 statewide, top 54%, 425 students, 62% FRL); Excelsior Springs Middle (math 21% / reading 33%, grade F, #306 of 391 statewide, top 80%, 576 students, 51% FRL); Excelsior Springs High (math 12% / reading 62%, grade F, #291 of 521 statewide, top 60%, 787 students, 37% FRL).
• Market conditions: 122 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,214 (14.4% below list)

Questions for the listing agent

1. Built in 1941 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D 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: 0.86% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.29%
• DSCR: 1.06
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $183,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1004 Hickory St	0.18mi	3/1.0	1,100 (-4%)	1mo	$175,000	$159	83
1 Vine St	0.26mi	3/1.0	1,108 (-4%)	0mo	$155,000	$140	81
411 Holtz St	0.29mi	3/1.0	1,092 (-5%)	5mo	$149,900	$137	74
936 St Paul Ave	0.20mi	3/2.0	1,233 (+7%)	4mo	$175,000	$142	72
232 Old Orchard St	0.26mi	2/1.0 (-1)	1,238 (+8%)	1mo	$219,900	$178	70
899 Williams St	0.24mi	3/2.0	1,246 (+8%)	3mo	$199,900	$160	69
602 Saint Louis Ave	0.49mi	2/1.0 (-1)	1,109 (-4%)	4mo	$182,500	$165	62
712 St Louis Ave	0.57mi	2/1.0 (-1)	1,120 (-3%)	2mo	$109,900	$98	62
902 Ley Cir	0.38mi	3/1.5	1,300 (+13%)	2mo	$215,000	$165	57
124 Wildwood St	0.30mi	3/3.0	1,288 (+12%)	3mo	$178,000	$138	56
821 St Louis Ave	0.70mi	2/1.0 (-1)	1,196 (+4%)	6mo	$175,000	$146	51
824 Rowell Ave	0.73mi	3/2.0	1,232 (+7%)	3mo	$215,000	$175	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-25,589
• Equity at exit: $26,689

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-17,957
• Equity at exit: $15,477

Cash invested: $50,120 (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 64024

• Home prices YoY: -15.3%
• Active inventory: 122
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,532 high
• Mortgage (P&I): −$939
• Tax from tax record: −$143 /mo · $1,717/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $54

Break-even live

Break-even rent $1,464

Max offer price $179,000

Occupancy floor 91%

Sensitivity live

Price	-10% $155	-5% $105	+0% $54	+5% $3	+10% $-47
Rent	-10% $-67	-5% $-6	+0% $54	+5% $115	+10% $175
Rate	-1.0pp $144	-0.5pp $100	base $54	+0.5pp $8	+1.0pp $-40

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 N Titus Ave Excelsior Springs, MO	3.0	2.0	910	$1,476	$1.62	45d	1	0.14mi
317 Woods St Excelsior Springs, MO	2.0	1.0	884	$1,350	$1.53	3d	1	0.19mi
139 S Maple St Excelsior Springs, MO	3.0	2.0	1490	$1,650	$1.11	3d	1	0.23mi
1406 Magnolia W Excelsior Springs, MO	2.0	1.0	750	$895	$1.19	23d	2	0.37mi
701 Tiger Dr Excelsior Springs, MO	2.0	1.5	800	$1,250	$1.56	3d	1	0.68mi

Listing history 5 events

1. 2026-06-13
   statusdays on market $179,000 Pending 4 DOM
2. 2026-06-09
   days on market $179,000 Active 3 DOM
3. 2026-06-08
   days on market $179,000 Active 2 DOM
4. 2026-06-07
   remarks 633-char remark
5. 2026-06-07
   listed $179,000 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: $1,717 · $143/mo
• Projected year-2 tax: $1,736 · $145/mo
• Expected delta: +$20/yr (+$2/mo · 1.1%)

ⓘ 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 ≥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: $18,386
• − Mortgage interest: −$10,027
• − Property taxes: −$1,717
• − Insurance: −$895
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$5,207
• Taxable loss: −$2,402
• Est. tax savings @ 24.0%: +$576
• After-tax cash flow: $1,225/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: Excelsior Springs 40
• NCES district ID: 2911650
• Math proficiency: 27% ▼ -6.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $52,747
• Composite: 29.32/100
• National rank: #6548
• State rank: #225 of 324 in MO

Livability — Excelsior Springs

• Score: 67/100
• State rank: #228
• US rank: #11166

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment B- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Excelsior Springs, MO
• County: Clay County · 220,651 people
• City population: 15,574
• Metro: Kansas City, MO-KS
• Population (ZIP): 15,574
• Household income: $77,895
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 329.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 6% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Italian 2% Serbian 2% Portuguese 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -54.83%
• Current HPI: 302.9184
• Rent YoY: —
• 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

+59.1% since first listed

5 events — show timeline

• 2026-06-06 Listed $179,000 Heartland MLS as Distributed by MLS Grid
• 2019-09-19 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-08-19 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-08-10 Listed $112,500 Heartland MLS as Distributed by MLS Grid
• 2013-03-08 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,717 · +12.0% YoY. Source: county tax records.