8635 N Hull Ave · Kansas City, MO 64154

$200,000

3 bd · 1.0 ba · 1,001 sqft · Condo public records · 8 Days on market

Built 1985 $285/mo HOA · 15% of rent

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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 +12.6/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fresh paint, brand-new carpet, with a move-in ready feel! The main level offers a comfortable living room that connects easily to the dining area and kitchen, creating a practical layout for daily living and entertaining. Two bedrooms and a full bathroom complete the main floor, while the lower level adds valuable flexibility with a second living area, laundry space, garage access, and a third bedroom/flex room that could serve as an office, guest space, or additional hangout area. With low-maintenance townhome living and convenient access to nearby shopping, dining, and major roadways, this freshly refreshed home is ready for its next owner.

Key facts

• Laundry space
• Practical layout
• Second living area

Tags

• MOVE IN READY
• COMFORTABLE LIVING ROOM
• PRACTICAL LAYOUT
• SECOND LIVING AREA
• LAUNDRY SPACE
• GARAGE ACCESS

Property features AI

Finance

• HOA & community: HOA (Barry Parks at Coves North) with monthly fee of $285; HOA covers building exterior maintenance, lawn service, roof repair/replacement, and snow removal; Maintenance provided for building exterior, lawn, roof repair/replace, and snow removal

Exterior

• Parking: Built-in garage with garage door opener (1 garage space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential condominium (attached); Split entry; Above-grade finished area reported; additional finished space below grade
• Construction: Frame construction; Composition roof
• Exterior features: Deck; Balcony; Corner lot; Not in a flood plain

Interior

• Kitchen: Dishwasher; Disposal; Free‑standing electric oven; Eat‑in kitchen
• Bedrooms: 3 bedrooms (two on the first floor; one in the basement)
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Ceiling fan(s); Storm windows; Split entry floor plan; Smoke detector(s)
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-25 ($-298/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (1.7% below list).
• Recommended offer: $196k (2.2% below list) — sets the bar for cash-flow.
• Cap rate 6.1% 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.
• 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 flat; 132 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y 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.

Recommended offer $195,617 (2.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.53%
• DSCR: 0.98
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.31×
• Total profit: $-38,795
• Equity at exit: $29,821

10-year hold

• IRR: -21.8%
• Equity multiple: 0.03×
• Total profit: $-54,522
• Equity at exit: $17,292

Cash invested: $56,000 (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 64154

• Home prices YoY: -21.8%
• Rents YoY: 0.4%
• Active inventory: 132
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,966 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$160 /mo · $1,925/yr
• Insurance: −$83
• HOA: −$285
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-25

Break-even live

Break-even rent $1,997

Max offer price $195,617

Occupancy floor 96%

Sensitivity live

Price	-10% $88	-5% $32	+0% $-25	+5% $-81	+10% $-138
Rent	-10% $-180	-5% $-102	+0% $-25	+5% $53	+10% $130
Rate	-1.0pp $76	-0.5pp $26	base $-25	+0.5pp $-77	+1.0pp $-129

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8504 N Cosby Ave Kansas City, MO	1.0–3.0	1.0–2.0	1110	$1,987	$1.79	4d	18	0.17mi
2970 NW 91st Ter Kansas City, MO	1.0–3.0	1.0–2.0	1000	$2,595	$2.60	3d	23	0.73mi
8101 NW Barrybrooke Dr Kansas City, MO	1.0–3.0	1.0–2.0	1020	$2,166	$2.12	3d	27	0.92mi
3800 NW Barry Rd Kansas City, MO	1.0–3.0	1.0–2.0	962	$1,883	$1.96	3d	33	1.08mi
3809 NW 93rd St Kansas City, MO	3.0	2.0	1300	$2,390	$1.84	45d	1	1.10mi
3902 NW 93rd St Kansas City, MO	3.0	2.0	1233	$2,295	$1.86	3d	1	1.11mi
3813 NW 93rd St Kansas City, MO	3.0	2.0	1300	$2,390	$1.84	12d	1	1.11mi
3900 NW 93rd St Kansas City, MO	3.0	2.0	1233	$2,295	$1.86	3d	1	1.11mi
7223 NW 84th Ter Kansas City, MO	3.0	1.5	1038	$1,830	$1.76	19d	1	1.15mi
7223 NW 84th Ter Kansas City, MO	3.0	1.5	1038	$1,830	$1.76	25d	1	1.15mi
7441 NW Old Tiffany Springs Rd Kansas City, MO	1.0–2.0	1.0–2.0	958	$1,695	$1.77	5d	2	1.16mi
8787 NW Prairie View Rd Kansas City, MO	2.0	1.0–2.0	1046	$2,331	$2.23	3d	8	1.17mi
8199 NW Milrey Dr Kansas City, MO	3.0	2.5	1458	$2,070	$1.42	19d	8	1.17mi
3630 NW 85th St Kansas City, MO	3.0	2.0	1304	$1,850	$1.42	4d	1	1.18mi
9415 N Lenox Ave Kansas City, MO	3.0	2.5	1500	$2,000	$1.33	16d	1	1.20mi
8031 NW Milrey Dr Kansas City, MO	1.0–2.0	1.0–1.5	870	$1,435	$1.65	3d	5	1.21mi
3822 NW 94th St Kansas City, MO	3.0	2.5	1500	$1,750	$1.17	18d	1	1.21mi
7841 N Anita Ave Kansas City, MO	2.0	1.0–2.0	764	$1,148	$1.50	5d	11	1.22mi
9641 N Ambassador Dr Kansas City, MO	1.0–3.0	1.0–2.0	1224	$2,565	$2.10	3d	21	1.25mi
8811 N Congress Ave Kansas City, MO	1.0–3.0	1.0–2.0	1029	$2,028	$1.97	3d	16	1.25mi
8135 N Stoddard Ave Kansas City, MO	2.0	1.0	949	$1,225	$1.29	25d	1	1.25mi
8940 N Shannon Ave Kansas City, MO	1.0–2.0	1.0–2.0	937	$2,049	$2.19	3d	23	1.38mi
7909 N Granby Ave Kansas City, MO	1.0–2.0	1.0–1.5	898	$1,345	$1.50	45d	14	1.38mi
6904 NW 78th St Kansas City, MO	3.0	1.0	1450	$1,799	$1.24	23d	1	1.39mi
9229 N Gower Ave Kansas City, MO	3.0	2.0	1244	$1,795	$1.44	9d	1	1.44mi

HOA detail condo

• Monthly dues: $285 · $3,420/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-17
   status $200,000 Pending 8 DOM
2. 2026-06-16
   days on market $200,000 Active 8 DOM
3. 2026-06-15
   days on market $200,000 Active 7 DOM
4. 2026-06-13
   days on market $200,000 Active 5 DOM
5. 2026-06-13
   days on market $200,000 Active 4 DOM
6. 2026-06-08
   remarks 650-char remark
7. 2026-06-08
   listed $200,000 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: $1,925 · $160/mo
• Projected year-2 tax: $1,940 · $162/mo
• Expected delta: +$15/yr (+$1/mo · 0.8%)

ⓘ 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: $23,586
• − Mortgage interest: −$11,203
• − Property taxes: −$1,925
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,887
• − Management: −$1,887
• − HOA: −$3,420
• − Depreciation: −$5,818
• Taxable loss: −$3,554
• Est. tax savings @ 24.0%: +$853
• After-tax cash flow: $555/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): 13,851
• Household income: $86,213
• Rent vs Own: 49.6% rent · 50.4% own
• Severe rent burden: 538.0

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 (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%

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

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

+81.8% since first listed

8 events — show timeline

• 2026-06-08 Listed $200,000 Heartland MLS as Distributed by MLS Grid
• 2015-11-30 Sold (Public Records) — Public Records
• 2015-11-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-10-26 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2015-10-08 Listed $98,500 Heartland MLS as Distributed by MLS Grid
• 2015-10-01 Listed $98,500 Heartland MLS as Distributed by MLS Grid
• 2006-01-19 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-10-10 Listed $109,990 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.3%/yr

Latest (2025): $1,925 · +11.6% YoY. Source: county tax records.