8204 NW 74th St · Kansas City, MO 64152

$440,000

4 bd · 3.0 ba · 2,259 sqft · SingleFamily public records · 13 Days on market

Built 2015 10,018 sqft lot Est $380k · 16% over

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Why this score? — see what drove the F 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
• Cash flow +5.0/30.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• ARV discount +0.3/15.0
• DSCR +0.0/10.0

Listing remarks MLS

This beautiful 2015 move-in ready residence offers a spacious and open layout, perfect for comfortable living and entertaining. The well-designed floor plan includes 4 bedrooms and 3 bathrooms, providing ample space for the whole family. As you enter the house, you'll notice the modern technology integrated throughout. A Ring doorbell enhances security, providing peace of mind and convenience. The front door is equipped with a biometric entry system, ensuring secure access with just a touch. To ensure comfort and energy efficiency, the house is equipped with sensored lights, LED bulbs, Energy Star appliances and Google Nest thermostat, allowing you to easily control the temperature throughout the year. The heart of this home lies in its open kitchen and great room with a fireplace, creating a central gathering space for family and friends. The open layout allows for seamless interaction between the kitchen and living areas, making it ideal for entertaining and creating memories. No need to worry about appliances – a washer and dryer are included. Window blinds are installed throughout the home, providing privacy and allowing you to control the amount of natural light that enters each room. Step outside onto the covered deck, where you can relax and enjoy the outdoors. The backyard fence (250 feet) and stairs from the deck to the ground will be installed on June 20. The house features a spacious 3 car garage, offering plenty of room for your vehicles and storage needs. Additionally, a mud bench provides a dedicated space for storing shoes and outdoor gear, helping keep the rest of the house organized and clean. Convenience is key with this location, as shopping, entertainment and dining options are within miles away. Families will appreciate the top-rated Park Hill school district, known for its educational excellence and commitment to students' success. The school bus stops directly in front of the house. Broker is related to the seller.

Key facts

• 0.23 acre lot
• 3 garage spots
• Built 2015

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $440k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (41.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (44.0% below list).
• Recommended offer: $246k (44.0% 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: Prairie Point Elem. (math 49% / reading 48%, grade D, #334 of 1,115 statewide, top 30%, 422 students, 29% 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); 264 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $47k of equity ($3k loan paydown + $44k 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 ~$76k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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 $246,187 (44.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.56% ✗
• Cap rate: 3.45%
• Cash-on-cash: -10.17%
• DSCR: 0.55
• GRM: 14.9

CMA / ARV

• ARV (on-the-fly): $379,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8204 NW 74th St	0.00mi	4/3.0	2,259 (0%)	1mo	$440,000	$195	99
7515 N Everton Ave	0.19mi	4/3.0	2,201 (-3%)	6mo	$494,900	$225	82
8580 NW 75th Ter	0.26mi	4/3.0	2,201 (-3%)	3mo	$498,950	$227	81
8300 76th Ter	0.36mi	3/3.0 (-1)	2,233 (-1%)	1mo	$410,000	$184	75
7340 N Rhode Ave	0.35mi	3/2.0 (-1)	2,210 (-2%)	8mo	$345,000	$156	64
7421 NW 76th Ter	0.66mi	4/2.5	2,240 (-1%)	4mo	$330,000	$147	62
8705 NW 74th St	0.26mi	4/2.5	2,500 (+11%)	7mo	$499,900	$200	62
7637 N Stoddard Ave	0.74mi	4/3.5	2,309 (+2%)	2mo	$349,000	$151	58
8302 77th Ter	0.54mi	3/2.5 (-1)	2,174 (-4%)	5mo	$362,500	$167	57
7804 NW 70th St	0.54mi	4/2.5	2,383 (+6%)	10mo	$360,000	$151	56
7332 N Congress Ave	0.46mi	4/2.5	2,506 (+11%)	4mo	$335,000	$134	55
8319 NW 77th Ter	0.51mi	3/3.0 (-1)	1,960 (-13%)	4mo	$330,000	$168	46

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: 18.1%
• Equity multiple: 2.49×
• Total profit: $183,532
• Equity at exit: $396,387

10-year hold

• IRR: 17.6%
• Equity multiple: 6.01×
• Total profit: $617,550
• Equity at exit: $854,823

Cash invested: $123,200 (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: 264
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $2,462 high
• Mortgage (P&I): −$2,307
• Tax from tax record: −$498 /mo · $5,978/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-1,044

Break-even live

Break-even rent $3,783

Max offer price $255,566

Occupancy floor —

Sensitivity live

Price	-10% $-795	-5% $-920	+0% $-1,044	+5% $-1,169	+10% $-1,293
Rent	-10% $-1,239	-5% $-1,141	+0% $-1,044	+5% $-947	+10% $-850
Rate	-1.0pp $-822	-0.5pp $-932	base $-1,044	+0.5pp $-1,158	+1.0pp $-1,274

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: $110,000
• Closing costs: $13,200
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8310 NW 77th Ter Kansas City, MO	4.0	2.5	1792	$2,399	$1.34	4d	1	0.53mi
7641 N Stoddard Ave Kansas City, MO	3.0	2.0	1766	$2,200	$1.25	44d	1	0.73mi
8418 NW 68th St Kansas City, MO	3.0	1.5	1714	$2,141	$1.25	11d	1	0.76mi
8199 NW Milrey Dr Kansas City, MO	3.0	2.5	1458	$2,070	$1.42	18d	8	1.19mi
8320 N Nodaway Ave Kansas City, MO	3.0	2.5	1600	$1,995	$1.25	44d	1	1.20mi
6725 NW Hilldale Dr Kansas City, MO	3.0	2.0	1629	$2,300	$1.41	18d	1	1.45mi
6527 NW Fairway Dr Kansas City, MO	5.0	3.0	2274	$2,400	$1.06	44d	1	1.48mi
7907 NW Westside Dr Kansas City, MO	4.0	3.5	3003	$3,450	$1.15	11d	1	1.48mi

Listing history 16 events

1. 2026-04-15
   status Pending
2. 2026-04-03
   listed $440,000 Active
3. 2026-03-25
   historical $440,000
4. 2025-11-29
   historical
5. 2025-10-16
   price $444,900
6. 2025-10-01
   price $449,900
7. 2025-09-25
   listed $457,000 Active
8. 2025-09-16
   historical
9. 2023-07-11
   soldstatus
10. 2023-07-07
    soldstatus Closed 1982-char remark

    Show marketing remark (1982 chars)

    This beautiful 2015 move-in ready residence offers a spacious and open layout, perfect for comfortable living and entertaining. The well-designed floor plan includes 4 bedrooms and 3 bathrooms, providing ample space for the whole family. As you enter the house, you'll notice the modern technology integrated throughout. A Ring doorbell enhances security, providing peace of mind and convenience. The front door is equipped with a biometric entry system, ensuring secure access with just a touch. To ensure comfort and energy efficiency, the house is equipped with sensored lights, LED bulbs, Energy Star appliances and Google Nest thermostat, allowing you to easily control the temperature throughout the year. The heart of this home lies in its open kitchen and great room with a fireplace, creating a central gathering space for family and friends. The open layout allows for seamless interaction between the kitchen and living areas, making it ideal for entertaining and creating memories. No need to worry about appliances – a washer and dryer are included. Window blinds are installed throughout the home, providing privacy and allowing you to control the amount of natural light that enters each room. Step outside onto the covered deck, where you can relax and enjoy the outdoors. The backyard fence (250 feet) and stairs from the deck to the ground will be installed on June 20. The house features a spacious 3 car garage, offering plenty of room for your vehicles and storage needs. Additionally, a mud bench provides a dedicated space for storing shoes and outdoor gear, helping keep the rest of the house organized and clean. Convenience is key with this location, as shopping, entertainment and dining options are within miles away. Families will appreciate the top-rated Park Hill school district, known for its educational excellence and commitment to students' success. The school bus stops directly in front of the house. Broker is related to the seller.

11. 2023-06-09
    historical Active Under Contract 1982-char remark

    Show marketing remark (1982 chars)

    This beautiful 2015 move-in ready residence offers a spacious and open layout, perfect for comfortable living and entertaining. The well-designed floor plan includes 4 bedrooms and 3 bathrooms, providing ample space for the whole family. As you enter the house, you'll notice the modern technology integrated throughout. A Ring doorbell enhances security, providing peace of mind and convenience. The front door is equipped with a biometric entry system, ensuring secure access with just a touch. To ensure comfort and energy efficiency, the house is equipped with sensored lights, LED bulbs, Energy Star appliances and Google Nest thermostat, allowing you to easily control the temperature throughout the year. The heart of this home lies in its open kitchen and great room with a fireplace, creating a central gathering space for family and friends. The open layout allows for seamless interaction between the kitchen and living areas, making it ideal for entertaining and creating memories. No need to worry about appliances – a washer and dryer are included. Window blinds are installed throughout the home, providing privacy and allowing you to control the amount of natural light that enters each room. Step outside onto the covered deck, where you can relax and enjoy the outdoors. The backyard fence (250 feet) and stairs from the deck to the ground will be installed on June 20. The house features a spacious 3 car garage, offering plenty of room for your vehicles and storage needs. Additionally, a mud bench provides a dedicated space for storing shoes and outdoor gear, helping keep the rest of the house organized and clean. Convenience is key with this location, as shopping, entertainment and dining options are within miles away. Families will appreciate the top-rated Park Hill school district, known for its educational excellence and commitment to students' success. The school bus stops directly in front of the house. Broker is related to the seller.

12. 2023-05-21
    listed $449,000 Active 1982-char remark

    Show marketing remark (1982 chars)

    This beautiful 2015 move-in ready residence offers a spacious and open layout, perfect for comfortable living and entertaining. The well-designed floor plan includes 4 bedrooms and 3 bathrooms, providing ample space for the whole family. As you enter the house, you'll notice the modern technology integrated throughout. A Ring doorbell enhances security, providing peace of mind and convenience. The front door is equipped with a biometric entry system, ensuring secure access with just a touch. To ensure comfort and energy efficiency, the house is equipped with sensored lights, LED bulbs, Energy Star appliances and Google Nest thermostat, allowing you to easily control the temperature throughout the year. The heart of this home lies in its open kitchen and great room with a fireplace, creating a central gathering space for family and friends. The open layout allows for seamless interaction between the kitchen and living areas, making it ideal for entertaining and creating memories. No need to worry about appliances – a washer and dryer are included. Window blinds are installed throughout the home, providing privacy and allowing you to control the amount of natural light that enters each room. Step outside onto the covered deck, where you can relax and enjoy the outdoors. The backyard fence (250 feet) and stairs from the deck to the ground will be installed on June 20. The house features a spacious 3 car garage, offering plenty of room for your vehicles and storage needs. Additionally, a mud bench provides a dedicated space for storing shoes and outdoor gear, helping keep the rest of the house organized and clean. Convenience is key with this location, as shopping, entertainment and dining options are within miles away. Families will appreciate the top-rated Park Hill school district, known for its educational excellence and commitment to students' success. The school bus stops directly in front of the house. Broker is related to the seller.

13. 2015-05-20
    soldstatus
14. 2014-10-23
    listed $239,900
15. 2014-10-03
    soldstatus
16. 2011-06-02
    soldstatus

ⓘ 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: $5,978 · $498/mo
• Projected year-2 tax: $5,978 · $498/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 ≥106°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: $29,542
• − Mortgage interest: −$24,647
• − Property taxes: −$5,978
• − Insurance: −$2,200
• − Repairs & maintenance: −$2,363
• − Management: −$2,363
• − Depreciation: −$12,800
• Taxable loss: −$20,809
• Est. tax savings @ 24.0%: +$4,994
• After-tax cash flow: $-7,534/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

+83.4% since first listed

16 events — show timeline

• 2026-04-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-03 Listed $440,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-25 Coming Soon $440,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-29 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-10-16 Price Changed $444,900 Heartland MLS as Distributed by MLS Grid
• 2025-10-01 Price Changed $449,900 Heartland MLS as Distributed by MLS Grid
• 2025-09-25 Listed $457,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-16 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2023-07-11 Sold (Public Records) — Public Records
• 2023-07-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-06-09 Contingent — Heartland MLS as Distributed by MLS Grid
• 2023-05-21 Listed $449,000 Heartland MLS as Distributed by MLS Grid
• 2015-05-20 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2014-10-23 Listed $239,900 Heartland MLS as Distributed by MLS Grid
• 2014-10-03 Sold (Public Records) — Public Records
• 2011-06-02 Sold (Public Records) — Public Records

Property tax history

+10.3%/yr

Latest (2025): $5,978 · +5.0% YoY. Source: county tax records.