2651 NW Barry Rd #108 · Kansas City, MO 64154

$189,900

2 bd · 2.0 ba · 1,300 sqft · SingleFamily · 132 Days on market

55+ age-restricted Built 2018 Good condition 4.23 ac lot $146/sqft · 32% below area Est $279k · 32% under $1998/mo HOA · 111% of rent ↓ 5% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +7.5/30.0
• Schools +5.2/10.0
• 1% rule +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• DSCR +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this rare Northland 62+ senior community, The Village Cooperative of the Northland, offering secure, maintenance-free living in a beautifully maintained building. If you enjoy an active lifestyle without the hassle of lawn care or exterior maintenance, this is the perfect place to call home. This one-owner, beautifully upgraded 2-bedroom, 2-bath unit features a bright, open floor plan connecting the kitchen, dining, and living areas—ideal for comfortable living and entertaining. The spacious kitchen includes 42" height cabinetry, granite countertops, walk-in pantry/storage/laundry room just off the kitchen, and a large island. All upgraded appliances remain. The primary suite offers a walk-in closet and ensuite with 36" tall double vanity and walk-in shower. The second bedroom has convenient access to a full bath with tub/shower combo. Conveniently located on the first floor with 9' ceilings, the unit offers north and west views from the living room and covered balcony, added secure patio gate for direct access from parking lot for your family and friends. Relax while enjoying peaceful views with frequent sightings of deer, turkey, ducks, and birds. Residents may also select a raised garden bed on the backside of the building for growing summer vegetables. Building amenities include a community gathering room, private entertainment room, library, exercise room, activity room, pergola-covered patio with grill, pickleball court, indoor car wash, heated secure parking with grocery carts, trash chutes on each floor, recycling in the garage, indoor mailboxes, and additional gathering spaces. This pet-friendly community includes a part-time on-site manager and maintenance staff. Extra storage rooms are available for $45/month, and a guest suite can be reserved for visiting family and friends for a $50 donation. Enjoy secure, carefree senior living in a highly desirable Northland community. Schedule your private showing today—you won't be disappointed.

Key facts

• 4.23 acre lot
• Garage
• Built 2018

🏷️ Possibly a rental listed for sale. The $189,900 price doesn't fit this home's estimated sale value (~$278,785) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-23k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (5.6% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate -5.7% vs local median 3.9% in Kansas City — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: schools C-, crime F.
• Platte County R-III (town): math 48% / reading 60% proficiency, ranked #22 of 324 in MO (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 166 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 234 units permitted in Platte County in 2024 (0 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 $6k of value loss. Plan a longer hold.
• Platte County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 111% of rent.

Recommended offer $167,112 (12.0% 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. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: -5.68%
• Cash-on-cash: -42.75%
• DSCR: -0.90
• GRM: 8.8

CMA / ARV

• ARV (median comp): $278,785
• List price: $189,900
• Delta: -31.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2651 NW Barry Rd #315	0.00mi	2/2.0	1,277 (-2%)	16mo	$238,000	$186	84
1802 NW 82nd St	0.53mi	2/2.0	1,230 (-5%)	0mo	$275,000	$224	66
2602 NW 86th St	0.32mi	3/2.0 (+1)	1,256 (-3%)	17mo	$199,999	$159	60
1905 NW 82nd Ter	0.46mi	2/2.0	1,436 (+10%)	4mo	$267,500	$186	58
1902 NW 82nd Ter	0.47mi	2/2.0	1,290 (-1%)	23mo	$269,900	$209	58
1919 NW 82nd Ter	0.44mi	3/2.0 (+1)	1,230 (-5%)	10mo	$275,000	$224	57
2705 NW 86th St	0.29mi	3/1.0 (+1)	1,240 (-5%)	19mo	$240,000	$194	54
8341 N Allenton Dr	0.12mi	3/2.0 (+1)	1,440 (+11%)	23mo	$299,675	$208	52
2509 NW Powderhorn Dr	0.48mi	3/3.0 (+1)	1,404 (+8%)	4mo	$199,900	$142	52
2405 NW Powderhorn Dr	0.49mi	3/1.5 (+1)	1,435 (+10%)	9mo	$275,000	$192	45
8524 N Ava Ave	0.74mi	3/2.5 (+1)	1,406 (+8%)	10mo	$329,000	$234	37

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 · 0.43% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: -1.91×
• Total profit: $-154,669
• Equity at exit: $28,315

10-year hold

• IRR: —
• Equity multiple: -4.69×
• Total profit: $-302,536
• Equity at exit: $16,419

Cash invested: $53,172 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 9 under contract
• Months of supply: 1.7 mo (58%/mo absorbed)
• Median asking: $275,000 ($201/sqft)
• Median days on market: 35 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +6.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 64154

• Home prices YoY: -21.8%
• Rents YoY: 0.4%
• Active inventory: 166
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,793 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$1,998
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-1,894

Break-even live

Break-even rent $4,190

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-1,763	-5% $-1,828	+0% $-1,894	+5% $-1,960	+10% $-2,025
Rent	-10% $-2,036	-5% $-1,965	+0% $-1,894	+5% $-1,823	+10% $-1,752
Rate	-1.0pp $-1,798	-0.5pp $-1,846	base $-1,894	+0.5pp $-1,943	+1.0pp $-1,993

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: $47,475
• Closing costs: $5,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1923 NW 82nd Ter Kansas City, MO	3.0	2.0	1594	$2,100	$1.32	66d	1	0.44mi
1818 NW 82nd St Kansas City, MO	2.0	2.0	1104	$1,650	$1.49	73d	1	0.51mi
3509 NW 85th St Kansas City, MO	3.0	3.0	1702	$2,131	$1.25	41d	1	0.58mi
8501 N Platte Purchase Dr Kansas City, MO	1.0–3.0	1.0–2.0	1115	$1,736	$1.56	11d	45	0.62mi
3630 NW 85th St Kansas City, MO	3.0	2.0	1304	$1,850	$1.42	52d	1	0.65mi
1601 NW 79th Ter Kansas City, MO	3.0	2.0	1580	$2,066	$1.31	11d	1	0.73mi
3530 NE 86th St Kansas City, MO	3.0–4.0	2.5–3.5	1825	$2,540	$1.39	11d	2	0.75mi
3800 NW Barry Rd Kansas City, MO	1.0–3.0	1.0–2.0	962	$1,544	$1.60	11d	28	0.76mi
8300 N Hickory St Kansas City, MO	1.0–3.0	1.0–2.0	882	$1,323	$1.50	11d	48	0.88mi
7909 N Granby Ave Kansas City, MO	1.0–2.0	1.0–1.5	898	$1,345	$1.50	93d	14	0.90mi
3909 NW 78th St Kansas City, MO	3.0	3.0	1756	$2,416	$1.38	93d	1	1.02mi
8101 N Thomas Meyers Dr Kansas City, MO	1.0–3.0	1.0–2.0	1014	$1,175	$1.16	93d	1	1.07mi
910 NW 79th Ter Kansas City, MO	1.0–2.0	1.0–2.0	805	$1,400	$1.74	11d	21	1.14mi
7741 N Mercier St Kansas City, MO	3.0	2.5	1520	$1,761	$1.16	29d	1	1.18mi
7937 N Jefferson St Kansas City, MO	3.0	1.0	1524	$1,745	$1.15	57d	1	1.29mi
7841 N Anita Ave Kansas City, MO	2.0	1.0–2.0	764	$1,124	$1.47	11d	14	1.29mi
9229 N Gower Ave Kansas City, MO	3.0	2.0	1244	$1,795	$1.44	57d	1	1.29mi
513 NW 88th St Kansas City, MO	3.0	1.0	1536	$1,750	$1.14	52d	1	1.43mi
513 NW 88th St Kansas City, MO	3.0	1.0	1536	$1,750	$1.14	65d	1	1.43mi
3727 NW 93rd St Kansas City, MO	3.0	2.0	1273	$2,425	$1.90	11d	1	1.45mi
9415 N Lenox Ave Kansas City, MO	3.0	2.5	1500	$2,000	$1.33	64d	1	1.48mi
3807 NW 93rd St Kansas City, MO	3.0	2.0	1273	$2,425	$1.90	15d	1	1.48mi
3809 NW 93rd St Kansas City, MO	3.0	2.0	1300	$2,390	$1.84	93d	1	1.49mi

HOA detail $1,998/mo · $23,976/yr

• Likely covers: trashlandscapingexterior maint.

Listing history 50 events

1. 2026-08-08
   days on market $189,900 Active 132 DOM
2. 2026-08-07
   days on market $189,900 Active 131 DOM
3. 2026-08-06
   days on market $189,900 Active 130 DOM
4. 2026-08-05
   days on market $189,900 Active 129 DOM
5. 2026-08-04
   days on market $189,900 Active 128 DOM
6. 2026-08-03
   days on market $189,900 Active 127 DOM
7. 2026-07-31
   days on market $189,900 Active 124 DOM
8. 2026-07-30
   days on market $189,900 Active 123 DOM
9. 2026-07-30
   days on market $189,900 Active 122 DOM
10. 2026-07-28
    days on market $189,900 Active 121 DOM
11. 2026-07-26
    days on market $189,900 Active 119 DOM
12. 2026-07-24
    days on market $189,900 Active 117 DOM
13. 2026-07-23
    days on market $189,900 Active 116 DOM
14. 2026-07-22
    days on market $189,900 Active 115 DOM
15. 2026-07-21
    days on market $189,900 Active 114 DOM
16. 2026-07-20
    days on market $189,900 Active 113 DOM
17. 2026-07-18
    days on market $189,900 Active 111 DOM
18. 2026-07-18
    days on market $189,900 Active 110 DOM
19. 2026-07-16
    days on market $189,900 Active 109 DOM
20. 2026-07-15
    days on market $189,900 Active 108 DOM
21. 2026-07-14
    days on market $189,900 Active 107 DOM
22. 2026-07-13
    days on market $189,900 Active 106 DOM
23. 2026-07-13
    days on market $189,900 Active 105 DOM
24. 2026-07-11
    days on market $189,900 Active 104 DOM
25. 2026-07-10
    days on market $189,900 Active 103 DOM
26. 2026-07-09
    days on market $189,900 Active 102 DOM
27. 2026-07-07
    days on market $189,900 Active 100 DOM
28. 2026-07-06
    days on market $189,900 Active 99 DOM
29. 2026-07-05
    days on market $189,900 Active 98 DOM
30. 2026-07-03
    days on market $189,900 Active 96 DOM
31. 2026-07-02
    days on market $189,900 Active 95 DOM
32. 2026-07-01
    days on market $189,900 Active 94 DOM
33. 2026-06-30
    days on market $189,900 Active 93 DOM
34. 2026-06-29
    days on market $189,900 Active 92 DOM
35. 2026-06-28
    days on market $189,900 Active 91 DOM
36. 2026-06-27
    status $189,900 Active 90 DOM
37. 2026-06-19
    status $189,900 Pending 90 DOM
38. 2026-06-18
    days on market $189,900 Active 90 DOM
39. 2026-06-17
    days on market $189,900 Active 89 DOM
40. 2026-06-16
    days on market $189,900 Active 88 DOM
41. 2026-06-15
    days on market $189,900 Active 87 DOM
42. 2026-06-13
    days on market $189,900 Active 85 DOM
43. 2026-06-13
    days on market $189,900 Active 84 DOM
44. 2026-06-09
    days on market $189,900 Active 81 DOM
45. 2026-06-08
    days on market $189,900 Active 80 DOM
46. 2026-06-07
    days on market $189,900 Active 79 DOM
47. 2026-06-05
    days on market $189,900 Active 76 DOM
48. 2026-06-03
    days on market $189,900 Active 75 DOM
49. 2026-06-02
    days on market $189,900 Active 74 DOM
50. 2026-06-01
    days on market $189,900 Active 73 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,514
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − HOA: −$23,976
• − Depreciation: −$5,524
• Taxable loss: −$25,864
• Est. tax savings @ 24.0%: +$6,207
• After-tax cash flow: $-16,521/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $6,500–$19,500 screening

This well-maintained, upgraded apartment is move-in ready with a good condition score and minimal repairs needed. It offers a great value for both resale and rental markets.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and property value ↑
• Both Painting exterior — Fresh paint can improve curb appeal and property value ↑
• Both Upgrading common area lighting — Better lighting can make the property more inviting and safer ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 52/100

Zoned Schools

Elementary Pathfinder Elem. D MO #334/1,115 Nat'l #14,081/41,679 High Platte County High C- MO #69/521 Nat'l #4,461/17,239

Schools (NCES district)

• District: Platte County R-III
• NCES district ID: 2925230
• Math proficiency: 48% ▼ -5.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $65,548
• Composite: 47.55/100
• National rank: #2266
• State rank: #22 of 324 in MO

B Composite livability gradescore 78/100

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: Platte County · 111,772 people
• City population: 439,467
• Metro: Kansas City, MO-KS
• Population (ZIP): 13,851
• Household income: $86,213
• Rent vs Own: 49.6% rent · 50.4% own
• Severe rent burden: 5% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 10% Hispanic / Latino 7% Two or more races 6% Asian 6%
• Hispanic origin (detail): Mexican 3% Dominican 2%
• Common ancestry: Portuguese 2% Romanian 2% Italian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 86% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 1%

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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: ▼ -59.19%
• Current HPI: 212.551
• Rent YoY: ▲ 0.43%
• Metro: Kansas City, MO-KS
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

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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

-5.0% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $189,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-21 Listed $199,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-13 Coming Soon $199,900 Heartland MLS as Distributed by MLS Grid