8212 E 111th Ter · Kansas City, MO 64134

$144,900

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 14 Days on market

Built 1959 0.27 ac lot Est $182k · 21% under

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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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.7/10.0
• 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

NEW PRICE, NEW ROOF, 1 year old stove, 3 beds, 1 bath house, fenced yard, two sheds, covered back patio, front porch covered. New Roof, Private back yard, plenty of trees

Key facts

• Eat-in kitchen
• Ample cabinet space
• Backyard space

Tags

• MAIN-LEVEL LIVING
• EAT-IN KITCHEN
• DEDICATED UTILITY LAUNDRY AREA
• HARDWOOD AND UPDATED FLOORING
• AMPLE CABINET SPACE
• BACKYARD SPACE

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Carport; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Ranch style; Living area about 1,176 (above grade finished area)
• Construction: Composition roof; Construction materials: Other; Age: 51-75 years
• Exterior features: Lot approximately 0.27 acres (70 x 125); Not in a flood plain

Interior

• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating: Other; Has cooling (type: Other)
• Interior features: Vinyl flooring; Ranch floor plan; Slab foundation (no basement)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 8.7% 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.
• 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.
• Zoned schools: Ervin Elementary School (math 8% / reading 12%, grade F, #1,037 of 1,115 statewide, top 94%, 629 students, 100% FRL); Ruskin High School (math 8% / reading 47%, grade F, #416 of 521 statewide, top 80%, 1,273 students, 100% FRL) — zoned schools average 100% FRL vs 78% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.7%/yr); 143 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1k 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 $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,900

Questions for the listing agent

1. Built in 1959 — 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: 1.07% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.70%
• DSCR: 1.39
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $182,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11216 Herrick Ave	0.19mi	3/2.0	1,143 (-3%)	2mo	$159,000	$139	81
10809 Bristol Ter	0.40mi	3/1.0	1,176 (0%)	2mo	$179,500	$153	80
7709 E 113th St	0.24mi	4/2.0 (+1)	1,176 (0%)	2mo	$191,500	$163	78
8303 E 110th Ter	0.10mi	4/2.0 (+1)	1,119 (-5%)	2mo	$190,000	$170	76
8300 E 110th St	0.19mi	3/1.0	1,062 (-10%)	2mo	$174,950	$165	73
7811 E 112th St	0.30mi	4/1.0 (+1)	1,244 (+6%)	2mo	$144,900	$116	70
11115 Winchester Ave	0.69mi	3/1.0	1,176 (0%)	1mo	$154,900	$132	67
11504 Manchester Ave	0.60mi	3/2.0	1,126 (-4%)	1mo	$174,900	$155	60
10702 Bristol Ter	0.56mi	3/2.0	1,117 (-5%)	2mo	$175,000	$157	60
11309 Marsh Ave	0.27mi	3/2.0	1,016 (-14%)	1mo	$139,950	$138	60
8601 E 114th Ter	0.47mi	3/1.0	1,036 (-12%)	0mo	$144,500	$139	58
7706 E 110th St	0.45mi	4/2.0 (+1)	1,092 (-7%)	3mo	$190,000	$174	56

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,282
• Equity at exit: $21,605

10-year hold

• IRR: 13.7%
• Equity multiple: 2.28×
• Total profit: $51,947
• Equity at exit: $12,528

Cash invested: $40,572 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,552 high
• Mortgage (P&I): −$760
• Tax from tax record: −$112 /mo · $1,342/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $294

Break-even live

Break-even rent $1,180

Max offer price $144,900

Occupancy floor 76%

Sensitivity live

Price	-10% $376	-5% $335	+0% $294	+5% $253	+10% $212
Rent	-10% $172	-5% $233	+0% $294	+5% $356	+10% $417
Rate	-1.0pp $367	-0.5pp $331	base $294	+0.5pp $257	+1.0pp $218

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8310 E 111th Ter Kansas City, MO	3.0	1.0	912	$950	$1.04	17d	1	0.09mi
8304 E 110 Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	44d	1	0.12mi
11208 Marsh Ave Kansas City, MO	3.0	1.0	912	$1,395	$1.53	3d	1	0.17mi
8410 Ruskin Way Kansas City, MO	4.0	1.0	1176	$1,850	$1.57	17d	1	0.20mi
7801 E 113th St Kansas City, MO	3.0	1.0	1341	$1,450	$1.08	17d	1	0.20mi
8517 E 110th Ter Kansas City, MO	3.0	2.0	1095	$1,450	$1.32	44d	1	0.21mi
11210 Manchester Ave Kansas City, MO	4.0	1.0	1200	$1,395	$1.16	24d	1	0.26mi
8600 E 110th St Kansas City, MO	4.0	2.0	1290	$1,602	$1.24	17d	1	0.27mi
7800 E 112th St Kansas City, MO	3.0	1.0	900	$1,600	$1.78	24d	1	0.29mi
11354 Sycamore Ter Kansas City, MO	4.0	1.0	1176	$1,850	$1.57	2d	1	0.29mi
7610 E 113th St Kansas City, MO	4.0	2.0	1176	$1,700	$1.45	44d	1	0.32mi
7605 E 111th Ter Kansas City, MO	3.0	1.0	1176	$1,050	$0.89	2d	1	0.33mi
11316 Donnelly Ave Kansas City, MO	3.0	1.0	1000	$1,475	$1.48	44d	1	0.34mi
7415 E 110th St Kansas City, MO	3.0	1.0	1176	$1,385	$1.18	2d	1	0.41mi
7405 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	44d	1	0.42mi
11116 Bristol Ter Kansas City, MO	3.0	1.0	956	$1,390	$1.45	24d	1	0.43mi
10719 Bristol Ter Kansas City, MO	3.0	2.0	1096	$1,456	$1.33	24d	1	0.44mi
11406 Sycamore Ter Kansas City, MO	3.0	1.0	912	$1,450	$1.59	17d	1	0.44mi
8622 E 108th Ter Kansas City, MO	3.0	1.0	993	$1,995	$2.01	4d	1	0.44mi
11316 Lewis Ave Unit 1 Kansas City, MO	4.0	2.0	1176	$1,850	$1.57	2d	1	0.46mi
11410 Palmer Ave Kansas City, MO	4.0	2.0	936	$1,300	$1.39	44d	1	0.46mi
11308 McKinley Ave Kansas City, MO	3.0	1.0	1272	$1,345	$1.06	24d	1	0.47mi
7305 E 111th Ter Kansas City, MO	4.0	1.0	1100	$1,345	$1.22	15d	1	0.48mi
11206 Corrington Ave Kansas City, MO	4.0	1.5	1176	$1,595	$1.36	24d	1	0.48mi
11421 Manchester Ave Kansas City, MO	4.0	1.0	1176	$1,550	$1.32	4d	1	0.52mi
7119 E 111th Ter Kansas City, MO	3.0	1.0	912	$1,349	$1.48	44d	1	0.56mi
7114 E 112th St Kansas City, MO	4.0	1.0	936	$1,850	$1.98	24d	1	0.60mi
11513 Richmond Ave Kansas City, MO	3.0	1.5	1114	$1,450	$1.30	15d	1	0.66mi
10607 Richmond Ave Kansas City, MO	3.0	1.0	912	$1,499	$1.64	17d	1	0.73mi
11127 Blue Ridge Blvd Kansas City, MO	3.0	1.0	1000	$1,599	$1.60	44d	1	0.75mi
6905 E 112th St Kansas City, MO	3.0	1.0	972	$1,550	$1.59	44d	1	0.75mi
7104 Longview Rd Kansas City, MO	3.0	1.0	912	$1,275	$1.40	15d	1	0.79mi
11407 Winchester Ave Kansas City, MO	3.0	1.0	936	$1,360	$1.45	3d	1	0.81mi
11009 Ewing Ave Kansas City, MO	4.0	1.0	1416	$1,595	$1.13	44d	1	0.85mi
10919 Ewing Ave Kansas City, MO	3.0	1.0	840	$1,850	$2.20	4d	1	0.85mi
6904 Longview Rd Kansas City, MO	4.0	1.0	900	$1,850	$2.06	2d	1	0.90mi
8300 E 104th Ter Kansas City, MO	3.0	1.0	1204	$1,400	$1.16	13d	1	0.95mi
8300 E 104th Ter Kansas City, MO	3.0	1.0	1204	$1,450	$1.20	24d	1	0.95mi
8006 E 118th Ter Kansas City, MO	3.0	1.5	1132	$1,450	$1.28	21d	1	0.96mi
10408 Smalley Ct Kansas City, MO	3.0	1.5	1500	$1,599	$1.07	24d	1	0.97mi

Listing history 10 events

1. 2026-06-18
   days on market $144,900 Active 14 DOM
2. 2026-06-17
   days on market $144,900 Active 13 DOM
3. 2026-06-16
   days on market $144,900 Active 12 DOM
4. 2026-06-15
   days on market $144,900 Active 11 DOM
5. 2026-06-13
   days on market $144,900 Active 9 DOM
6. 2026-06-13
   days on market $144,900 Active 8 DOM
7. 2026-06-09
   days on market $144,900 Active 5 DOM
8. 2026-06-08
   days on market $144,900 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $144,900 Active 3 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: $1,342 · $112/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$63/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 4/10 Moderate 7 d/yr ≥107°F today · 17 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: $18,627
• − Mortgage interest: −$8,117
• − Property taxes: −$1,342
• − Insurance: −$724
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$4,215
• Taxable income: $1,248
• Est. tax owed @ 24.0%: −$300
• After-tax cash flow: $3,231/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

+354.2% since first listed

22 events — show timeline

• 2026-06-04 Listed $144,900 Heartland MLS as Distributed by MLS Grid
• 2022-09-29 Sold (Public Records) — Public Records
• 2022-09-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-09-10 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-08-28 Price Changed $111,000 Heartland MLS as Distributed by MLS Grid
• 2022-08-18 Relisted — Heartland MLS as Distributed by MLS Grid
• 2022-08-14 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-07-31 Price Changed $115,000 Heartland MLS as Distributed by MLS Grid
• 2022-05-10 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2019-06-03 Sold (Public Records) — Public Records
• 2019-05-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-05-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-04-26 Price Changed $53,499 Heartland MLS as Distributed by MLS Grid
• 2019-04-11 Price Changed $54,900 Heartland MLS as Distributed by MLS Grid
• 2019-04-11 Relisted — Heartland MLS as Distributed by MLS Grid
• 2019-03-25 Contingent — Heartland MLS as Distributed by MLS Grid
• 2019-03-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-03-21 Listed $53,900 Heartland MLS as Distributed by MLS Grid
• 2011-06-26 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2011-03-26 Listed $31,900 Heartland MLS as Distributed by MLS Grid
• 1997-10-31 Sold (Public Records) — Public Records
• 1988-02-18 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,342 · -13.4% YoY. Source: county tax records.