8515 NW Pomona Ave · Kansas City, MO 64152

$325,000

3 bd · 2.5 ba · 2,130 sqft · SingleFamily public records · 4 Days on market

Built 1979 0.28 ac lot Est $368k · 12% under

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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 +12.8/15.0
• Appreciation +10.0/10.0
• Cash flow +7.3/30.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.5/10.0

Listing remarks MLS

Approx 1700 Sq Ft * This Home Is Very Open & Spacious-A Must See * Vaulted Ceil- Ings, 3 Fireplaces, Walk-In Closets, New Carpet, 3 Full Baths, 2 Patio Doors, Family Room Wired For Surround Sound * Courtyard In Front Of Home * All Neutral Colors * Owner Still Painting.

Key facts

• Three fireplaces
• Finished basement
• Raised ranch

Tags

• RAISED RANCH
• CORNER LOT
• BRAND-NEW LVP FLOORING
• THREE FIREPLACES
• FINISHED BASEMENT
• LARGE ADDITIONAL LIVING ROOM

Property features AI

Finance

• HOA & community: Community play area

Exterior

• Parking: 2-car garage with garage door opener and garage facing side; Basement access (parking features noted)
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Raised ranch floor plan; Wood siding; Composition roof
• Construction: Wood siding construction
• Exterior features: Patio; Metal and privacy fencing; Corner, level lot

Interior

• Kitchen: Dishwasher; Disposal; Exhaust fan; Electric range
• Bedrooms: 3 bedrooms (all on the first level)
• Flooring: Carpet
• Bathrooms: 3 full bathrooms (two on the first level, one in the basement)
• Heating & cooling: Natural gas heating; Electric cooling (central AC)
• Interior features: Ceiling fans; Vaulted ceilings; Window coverings; Skylights; Finished basement with walk-out access; Fireplace screen
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-433 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (23.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (32.2% below list).
• Recommended offer: $220k (32.2% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.9% in Kansas City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Alfred L. Renner Elem. (math 31% / reading 43%, grade F, #611 of 1,115 statewide, top 59%, 427 students, 36% 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).
• Market conditions: Rents rising fast (+7.0%/yr); 268 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $35k of equity ($2k loan paydown + $32k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $220,388 (32.2% 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 1979 — 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: 0.68% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.72%
• DSCR: 0.75
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $368,490
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8524 N Rhode Ave	0.05mi	3/2.5	1,905 (-11%)	10mo	$305,000	$160	71
7905 NW 85th Ter	0.06mi	4/3.0 (+1)	2,258 (+6%)	12mo	$280,000	$124	70
8113 N Serene Ave	0.55mi	3/2.5	2,088 (-2%)	2mo	$356,900	$171	69
7816 NW 86th Ter	0.14mi	4/3.0 (+1)	1,914 (-10%)	2mo	$332,000	$173	68
8606 N Utica Ct	0.50mi	4/3.0 (+1)	2,164 (+2%)	1mo	$469,900	$217	66
8316 NW 89th Ter	0.54mi	4/3.0 (+1)	2,126 (-0%)	4mo	$537,386	$253	64
8312 NW 89th Ter	0.54mi	4/3.0 (+1)	2,126 (-0%)	6mo	$515,200	$242	62
8700 NW Shannon Ave	0.22mi	3/2.5	1,915 (-10%)	13mo	$295,000	$154	62
8400 NW 90th St	0.60mi	4/3.0 (+1)	2,126 (-0%)	8mo	$517,785	$244	58
8138 NW 89th St	0.53mi	3/2.0	1,880 (-12%)	6mo	$480,000	$255	48
8020 N Everton Ave	0.72mi	3/2.5	1,909 (-10%)	1mo	$300,000	$157	48
7419 NW 80th Ter	0.71mi	3/3.0	1,922 (-10%)	12mo	$330,000	$172	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 21.3%
• Equity multiple: 2.74×
• Total profit: $158,688
• Equity at exit: $292,786

10-year hold

• IRR: 20.2%
• Equity multiple: 6.62×
• Total profit: $511,176
• Equity at exit: $631,404

Cash invested: $91,000 (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 64152

• Home prices YoY: 4.7%
• Rents YoY: 7.0%
• Active inventory: 268
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,204 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$335 /mo · $4,016/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-433

Break-even live

Break-even rent $2,752

Max offer price $248,440

Occupancy floor —

Sensitivity live

Price	-10% $-249	-5% $-341	+0% $-433	+5% $-525	+10% $-617
Rent	-10% $-607	-5% $-520	+0% $-433	+5% $-346	+10% $-259
Rate	-1.0pp $-270	-0.5pp $-351	base $-433	+0.5pp $-518	+1.0pp $-603

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8787 NW Prairie View Rd Kansas City, MO	2.0	1.0–2.0	1046	$2,331	$2.23	3d	8	0.39mi
8320 N Nodaway Ave Kansas City, MO	3.0	2.5	1600	$1,995	$1.25	45d	1	0.43mi
8199 NW Milrey Dr Kansas City, MO	3.0	2.5	1458	$2,070	$1.42	19d	8	0.67mi
8310 NW 77th Ter Kansas City, MO	4.0	2.5	1792	$2,399	$1.34	5d	1	0.93mi
6904 NW 78th St Kansas City, MO	3.0	1.0	1450	$1,799	$1.24	23d	1	1.04mi
7641 N Stoddard Ave Kansas City, MO	3.0	2.0	1766	$2,200	$1.25	45d	1	1.04mi
8504 N Cosby Ave Kansas City, MO	1.0–3.0	1.0–2.0	1110	$1,987	$1.79	4d	18	1.30mi
9641 N Ambassador Dr Kansas City, MO	1.0–3.0	1.0–2.0	1224	$2,565	$2.10	3d	21	1.32mi

Listing history 4 events

1. 2026-06-21
   days on market $325,000 Active 4 DOM
2. 2026-06-18
   status $325,000 Active 1 DOM
3. 2026-06-18
   remarks 699-char remark
4. 2026-06-18
   listed $325,000 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: $4,016 · $335/mo
• Projected year-2 tax: $4,016 · $335/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 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,447
• − Mortgage interest: −$18,205
• − Property taxes: −$4,016
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,116
• − Management: −$2,116
• − Depreciation: −$9,455
• Taxable loss: −$11,086
• Est. tax savings @ 24.0%: +$2,661
• After-tax cash flow: $-2,540/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

• Census place: Kansas City, MO
• 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

+174.3% since first listed

4 events — show timeline

• 2026-06-18 Coming Soon $325,000 Heartland MLS as Distributed by MLS Grid
• 1999-12-03 Sold (Public Records) — Public Records
• 1999-12-03 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1999-10-01 Listed $118,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.7%/yr

Latest (2025): $4,016 · +11.6% YoY. Source: county tax records.