13101 NW Porter Rd · Kansas City, MO 64152

$380,000

3 bd · 1.5 ba · 936 sqft · SingleFamily public records · 16 Days on market

Built 1966 0.55 ac lot

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +4.8/30.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Completely Remodeled 3 bedroom , 3 full bath Raised Ranch on A Beautiful Estate treed lot . This home boasts a Brand New kitchen with New cabinets, New appliances, A stunning kitchen island and a picture window that opens the kitchen into the living space for an open concept view! The kitchen dining combo allows you to walk onto the patio into your oversized private back yard with plenty of room for entertaining and hobbies you may need space for. All new bathrooms, with a private master bath. New windows , New Hvac. Full Finished basement, With a wet bar and an additional Full bathroom and additional storage. This home is located in Unincorporated Platte County and in the Park Hill School District.

Key facts

• 0.55 acre lot
• Garage
• Built 1966

Property features AI

Exterior

• Parking: 1-car garage with garage facing front; Basement parking access
• Utilities: Public water; Public sewer
• Home design: Single family residence; Raised ranch floor plan; Faces north
• Construction: Brick exterior; Composition roof
• Exterior features: Patio; Shed(s); Paved road access; Not in a flood plain

Interior

• Kitchen: Cooktop; Built-in oven; Eat-in kitchen / kitchen-dining combo
• Bedrooms: 3 bedrooms (all on the main level); Main-floor primary bedroom
• Flooring: Carpet; Luxury vinyl; Wood flooring in bedrooms
• Bathrooms: 3 full bathrooms; Main bath with shower over tub; Additional bathroom located in the basement
• Heating & cooling: Forced air heat; Electric cooling
• Interior features: Ceiling fans; Custom cabinets; Kitchen island; Wet bar; Storm windows
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-924 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (42.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (51.6% below list).
• Recommended offer: $184k (51.6% below list) — sets the bar for 1% rule.

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.
• Park Hill (urban): math 47% / reading 54% proficiency, ranked #26 of 324 in MO (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Hawthorn Elem. (math 61% / reading 63%, grade B, #98 of 1,115 statewide, top 10%, 452 students, 19% FRL); Plaza Middle (math 37% / reading 51%, grade D, #121 of 391 statewide, top 32%, 715 students, 30% FRL); Park Hill High (math 70% / reading 71%, grade B+, #9 of 521 statewide, top 2%, 1,857 students, 25% FRL) — zoned schools at 25% FRL track the district average.
• Market conditions: Rents rising fast (+7.0%/yr); 268 active listings in the ZIP; high-income renter base; 234 units permitted in Platte County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $41k of equity ($3k loan paydown + $38k appreciation (10.0% local appreciation)).
• Platte County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$65k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask is 23% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $183,959 (51.6% 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. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.48% ✗
• Cap rate: 3.38%
• Cash-on-cash: -10.42%
• DSCR: 0.54
• GRM: 17.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 7.03% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 2.46×
• Total profit: $155,762
• Equity at exit: $342,334

10-year hold

• IRR: 17.3%
• Equity multiple: 5.92×
• Total profit: $523,223
• Equity at exit: $738,256

Cash invested: $106,400 (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 64152

• Home prices YoY: 4.7%
• Rents YoY: 7.0%
• Active inventory: 268
• Price-to-rent: 17.2×

Monthly cashflow live

• Estimated rent: $1,840 medium
• Mortgage (P&I): −$1,993
• Tax from tax record: −$226 /mo · $2,711/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-924

Break-even live

Break-even rent $3,009

Max offer price $216,823

Occupancy floor —

Sensitivity live

Price	-10% $-709	-5% $-816	+0% $-924	+5% $-1,031	+10% $-1,139
Rent	-10% $-1,069	-5% $-996	+0% $-924	+5% $-851	+10% $-778
Rate	-1.0pp $-732	-0.5pp $-827	base $-924	+0.5pp $-1,022	+1.0pp $-1,122

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $380,000 Active 16 DOM
2. 2026-06-18
   days on market $380,000 Active 13 DOM
3. 2026-06-17
   days on market $380,000 Active 12 DOM
4. 2026-06-16
   days on market $380,000 Active 11 DOM
5. 2026-06-15
   days on market $380,000 Active 10 DOM
6. 2026-06-13
   days on market $380,000 Active 8 DOM
7. 2026-06-13
   days on market $380,000 Active 7 DOM
8. 2026-06-09
   days on market $380,000 Active 4 DOM
9. 2026-06-08
   days on market $380,000 Active 3 DOM
10. 2026-06-07
    status $380,000 Active 2 DOM
11. 2026-06-03
    days on market $380,000 Coming Soon 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $380,000 Coming Soon 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: $2,711 · $226/mo
• Projected year-2 tax: $3,686 · $307/mo
• Expected delta: +$975/yr (+$81/mo · 36.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,075
• − Mortgage interest: −$21,286
• − Property taxes: −$2,711
• − Insurance: −$1,900
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − Depreciation: −$11,055
• Taxable loss: −$18,408
• Est. tax savings @ 24.0%: +$4,418
• After-tax cash flow: $-6,667/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: Park Hill
• NCES district ID: 2923550
• Math proficiency: 47% ▼ -3.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $67,616
• Composite: 44.86/100
• National rank: #2723
• State rank: #26 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

• County: Platte County · 100,198 people
• City population: 439,467
• Metro: Kansas City, MO-KS
• Population (ZIP): 31,545
• Household income: $114,688
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 234.0

Population outlook (Platte County) Hauer SSP2

• Today (2025): 111,772 people
• By 2030: 119,173 · +6.6%
• By 2040: 133,326 · +19.3%
• By 2050: 146,617 · +31.2%
• By 2075: 178,626 · +59.8%
• By 2100: 195,638 · +75.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Two or more races 6% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Romanian 4% Italian 4% Slovak 4%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Platte

• 2024 margin: Toss-up / Even · D 47.7% · R 50.8% · Other 1.4%
• 2008→2024 swing: +3.2pp toward D · 2008: -6.4pp · 2024: -3.1pp
• All cycles: 2024: R+3.1 2020: R+3.0 2016: R+13.0 2012: R+14.2 2008: R+6.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.10%
• Current HPI: 739.89
• Rent YoY: ▲ 7.03%
• 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

+146.9% since first listed

9 events — show timeline

• 2026-06-02 Coming Soon $380,000 Heartland MLS as Distributed by MLS Grid
• 2023-03-14 Sold (Public Records) — Public Records
• 2023-03-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-02-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-02-09 Listed $310,000 Heartland MLS as Distributed by MLS Grid
• 2022-04-08 Sold (Public Records) — Public Records
• 2022-04-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-03-26 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-03-24 Listed $153,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2025): $2,711 · +12.0% YoY. Source: county tax records.