2028 NW 49th Ter · Northmoor, MO 64151

$255,000

3 bd · 2.0 ba · 1,888 sqft · SingleFamily public records · 16 Days on market

Built 1984 7,453 sqft lot Est $355k · 28% 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 +15.0/15.0
• Cash flow +13.0/30.0
• Schools +4.5/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Northmoor house in need of TLC/ updating. Plenty of sunlight, open floorplan. Sold "As IS", all offers require pre-approval and copy of EMD check.

Key facts

• New carpet
• Fenced yard
• New exterior paint

Tags

• NEW EXTERIOR PAINT
• NEW KITCHEN CABINETS
• NEW APPLIANCES
• NEW CARPET
• FENCED YARD
• DECK FOR ENTERTAINING

Property features AI

Finance

• Other: Above-grade finished area reported; below-grade finished area reported; Maintenance not provided

Exterior

• Parking: Attached 2-car garage
• Utilities: City/Public water (verify); Public sewer
• Home design: Single-family residence; Raised ranch floor plan; Residential property
• Construction: Board & batten siding; Composition roof; Built approximately 41–50 years ago; Finished below-grade area
• Exterior features: Deck; Metal and wood fencing; Lot approximately 7,453 square feet

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms on the main level (all carpet; primary has ceiling fan)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Finished basement with concrete construction; Two fireplaces (living room and basement); Eat-in kitchen
• Laundry & utility: Laundry located in basement (linoleum)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-12 ($-150/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (19.3% below list).
• Recommended offer: $206k (19.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#39 in MO, #3,212 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: health & safety C-, amenities D, crime D-.
• 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: Line Creek Elem. (math 32% / reading 42%, grade F, #611 of 1,115 statewide, top 59%, 364 students, 45% FRL); Plaza Middle (math 37% / reading 51%, grade D, #121 of 391 statewide, top 32%, 715 students, 30% FRL); Park Hill South High (math 67% / reading 69%, grade B, #13 of 521 statewide, top 2%, 1,860 students, 25% FRL).
• Market conditions: Rents rising fast (+4.8%/yr); 167 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2k of loan paydown is wiped out by about $8k 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 16 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $205,671 (19.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D 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: 0.81% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $354,944
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2021 NW 50th Ter	0.10mi	3/2.0	1,908 (+1%)	7mo	$200,000	$105	88
5317 Waukomis Dr	0.53mi	3/2.0	1,828 (-3%)	1mo	$329,900	$180	69
4506 NW Apache Dr	0.62mi	3/2.5	1,834 (-3%)	12mo	$399,000	$218	54
1713 NW 55th Ter	0.75mi	3/2.0	1,850 (-2%)	19mo	$379,900	$205	46
5401 N Delta Ave	0.59mi	3/2.0	2,088 (+11%)	14mo	$275,000	$132	44
1904 NW 45th Ter	0.50mi	3/3.0	2,168 (+15%)	6mo	$370,000	$171	43
1000 NW Indian Ln	0.66mi	4/3.0 (+1)	2,061 (+9%)	23mo	$425,000	$206	26
5043 NW Woodside Dr	0.62mi	4/3.0 (+1)	2,104 (+11%)	22mo	$365,000	$173	25
2501 NW Osage Cir	0.71mi	4/3.0 (+1)	2,088 (+11%)	20mo	$393,000	$188	24
5029 NW Timberline Dr	0.70mi	4/3.0 (+1)	2,115 (+12%)	22mo	$429,000	$203	20

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 · 4.8% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.46×
• Total profit: $-38,371
• Equity at exit: $38,021

10-year hold

• IRR: -3.6%
• Equity multiple: 0.74×
• Total profit: $-18,482
• Equity at exit: $22,048

Cash invested: $71,400 (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 64151

• Rents YoY: 4.8%
• Active inventory: 167
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,057 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$194 /mo · $2,326/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-12

Break-even live

Break-even rent $2,073

Max offer price $252,792

Occupancy floor 96%

Sensitivity live

Price	-10% $132	-5% $60	+0% $-12	+5% $-85	+10% $-157
Rent	-10% $-175	-5% $-94	+0% $-12	+5% $69	+10% $150
Rate	-1.0pp $116	-0.5pp $52	base $-12	+0.5pp $-79	+1.0pp $-146

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5103 NW Goodman St Riverside, MO	3.0	2.5	1357	$2,105	$1.55	3d	14	0.47mi
5506 N Fairmount Ave Kansas City, MO	2.0	1.5	1344	$1,549	$1.15	45d	1	0.82mi
5000 N Jefferson St Kansas City, MO	4.0	2.5	2438	$2,750	$1.13	25d	1	0.87mi
2200 NW 56th Ter Kansas City, MO	3.0	2.0	1464	$1,899	$1.30	45d	1	0.88mi
5709 N Harden Ave Kansas City, MO	3.0	2.0	2100	$2,145	$1.02	22d	1	1.01mi
5000 N Oak Trfy Kansas City, MO	3.0	1.0–2.0	1225	$1,340	$1.09	45d	1	1.42mi

Listing history 12 events

1. 2026-06-21
   status $255,000 Pending 16 DOM
2. 2026-06-18
   days on market $255,000 Active 16 DOM
3. 2026-06-17
   days on market $255,000 Active 15 DOM
4. 2026-06-16
   days on market $255,000 Active 14 DOM
5. 2026-06-15
   days on market $255,000 Active 13 DOM
6. 2026-06-13
   days on market $255,000 Active 11 DOM
7. 2026-06-13
   pricedays on market $255,000 Active 10 DOM
8. 2026-06-09
   days on market $275,000 Active 7 DOM
9. 2026-06-08
   days on market $275,000 Active 6 DOM
10. 2026-06-07
    days on market $275,000 Active 5 DOM
11. 2026-06-02
    remarks 459-char remark
12. 2026-06-02
    listed $275,000 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: $2,326 · $194/mo
• Projected year-2 tax: $2,474 · $206/mo
• Expected delta: +$148/yr (+$12/mo · 6.4%)

ⓘ 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 ≥108°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: $24,681
• − Mortgage interest: −$14,284
• − Property taxes: −$2,326
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − Depreciation: −$7,418
• Taxable loss: −$4,571
• Est. tax savings @ 24.0%: +$1,097
• After-tax cash flow: $947/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 — Northmoor

• Score: 77/100
• State rank: #39
• US rank: #3212

Category grades

Amenities D Commute B+ Cost of living A+ Crime D- Employment A- Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Northmoor, MO
• County: Platte County · 100,198 people
• Metro: Kansas City, MO-KS
• Population (ZIP): 28,526
• Household income: $92,876
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 1013.0

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 (72%)
• Race & ethnicity: White 72% Black 12% Hispanic / Latino 8% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Romanian 2% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 4% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -225.06%
• Current HPI: 241.6626
• Rent YoY: ▲ 4.80%
• 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

+120.2% since first listed

5 events — show timeline

• 2026-06-02 Listed $275,000 Heartland MLS as Distributed by MLS Grid
• 2008-03-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-10-25 Listed $106,500 Heartland MLS as Distributed by MLS Grid
• 2005-09-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-05-25 Listed $124,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.5%/yr

Latest (2025): $2,326 · +12.5% YoY. Source: county tax records.