8105 NE 102nd St · Kansas City, MO 64157

$460,000

3 bd · 2.0 ba · 2,194 sqft · SingleFamily public records · 18 Days on market

Built 2010 10,018 sqft lot $210/sqft · 48% above area Est $553k · 17% 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 +6.4/30.0
• Rent growth +4.9/5.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This stunning home checks every box. Soaring windows and vaulted ceilings flood the open floor plan with natural light, while hardwood floors bring warmth and character to every room. Two generous living areas give your family room to spread out. The primary suite is a true retreat — spa-inspired bath with a whirlpool tub, SMART shower with Bluetooth, double vanities, and a walk-in closet. The finished basement adds incredible flexibility. Use it as a 5th bedroom, home gym, playroom, or media space. Step outside to a fenced lot made for entertaining. And when you're ready to explore the neighborhood, you'll love the two pools, splash park, picnic area, playground, and miles of walking trails right at your fingertips. Easy highway access. Close to shopping and entertainment. Liberty Schools.

Key facts

• 0.23 acre lot
• 3 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $460k.

Deal economics

• At list price, monthly cash flow is $-804 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $318k (30.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (38.5% below list).
• Recommended offer: $283k (38.5% 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.
• Liberty 53 (suburban): math 41% / reading 59% proficiency, ranked #24 of 324 in MO (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Shoal Creek Elem. (math 63% / reading 68%, grade B+, #63 of 1,115 statewide, top 6%, 883 students, 8% FRL); South Valley Middle (math 33% / reading 53%, grade D-, #134 of 391 statewide, top 35%, 791 students, 18% FRL); Liberty North High School (math 25% / reading 75%, grade D+, #116 of 521 statewide, top 22%, 2,326 students, 18% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: Rents rising fast (+9.5%/yr); 241 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 341 units permitted in Clay County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Clay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($453k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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 $283,025 (38.5% 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: 0.62% ✗
• Cap rate: 4.20%
• Cash-on-cash: -7.49%
• DSCR: 0.67
• GRM: 13.5

CMA / ARV

• ARV (median comp): $552,603
• List price: $460,000
• Delta: -16.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8316 NE 105th St	0.45mi	3/2.0	2,067 (-6%)	1mo	$335,000	$162	69
8200 NE 105th St	0.43mi	3/2.5	2,033 (-7%)	2mo	$349,000	$172	64
8627 NE 101st St	0.26mi	4/2.5 (+1)	1,950 (-11%)	1mo	$399,900	$205	62
7719 NE 103rd Ter	0.43mi	3/2.0	1,972 (-10%)	2mo	$614,900	$312	61
8127 NE 98th Ter	0.44mi	4/3.0 (+1)	2,051 (-6%)	2mo	$405,000	$197	58
9708 N Donnelly Ave	0.45mi	4/2.5 (+1)	2,013 (-8%)	1mo	$435,000	$216	58
8023 NE 99th St	0.41mi	4/2.5 (+1)	2,391 (+9%)	3mo	$500,000	$209	56
9819 N Donnelly Ave	0.30mi	4/3.0 (+1)	2,444 (+11%)	3mo	$410,000	$168	55
9020 NE 103rd St	0.65mi	3/3.0	2,020 (-8%)	2mo	$350,000	$173	51
9816 N Stark Ave	0.59mi	3/3.0	2,490 (+14%)	2mo	$368,000	$148	44
8973 NE 99th St	0.59mi	4/2.5 (+1)	2,470 (+13%)	2mo	$529,900	$215	43
9916 N Manning Ave	0.67mi	4/2.5 (+1)	2,470 (+13%)	2mo	$539,900	$219	40

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -24.3%
• Equity multiple: 0.14×
• Total profit: $-110,827
• Equity at exit: $68,587

10-year hold

• IRR: -10.1%
• Equity multiple: 0.27×
• Total profit: $-94,533
• Equity at exit: $39,772

Cash invested: $128,800 (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 64157

• Home prices YoY: -18.1%
• Rents YoY: 9.5%
• Active inventory: 241
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $2,830 medium
• Mortgage (P&I): −$2,412
• Tax from tax record: −$436 /mo · $5,230/yr
• Insurance: −$192
• HOA: −$0
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $-804

Break-even live

Break-even rent $3,848

Max offer price $317,986

Occupancy floor —

Sensitivity live

Price	-10% $-544	-5% $-674	+0% $-804	+5% $-934	+10% $-1,064
Rent	-10% $-1,027	-5% $-916	+0% $-804	+5% $-692	+10% $-580
Rate	-1.0pp $-572	-0.5pp $-687	base $-804	+0.5pp $-923	+1.0pp $-1,044

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: $115,000
• Closing costs: $13,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9619 NE 98th St Kansas City, MO	4.0	3.5	2500	$3,200	$1.28	45d	1	1.25mi

Listing history 21 events

1. 2026-05-17
   status Pending 807-char remark

   Show marketing remark (807 chars)

   This stunning home checks every box. Soaring windows and vaulted ceilings flood the open floor plan with natural light, while hardwood floors bring warmth and character to every room. Two generous living areas give your family room to spread out. The primary suite is a true retreat — spa-inspired bath with a whirlpool tub, SMART shower with Bluetooth, double vanities, and a walk-in closet. The finished basement adds incredible flexibility. Use it as a 5th bedroom, home gym, playroom, or media space. Step outside to a fenced lot made for entertaining. And when you're ready to explore the neighborhood, you'll love the two pools, splash park, picnic area, playground, and miles of walking trails right at your fingertips. Easy highway access. Close to shopping and entertainment. Liberty Schools.

2. 2026-04-30
   listed $460,000 Active 807-char remark

   Show marketing remark (807 chars)

   This stunning home checks every box. Soaring windows and vaulted ceilings flood the open floor plan with natural light, while hardwood floors bring warmth and character to every room. Two generous living areas give your family room to spread out. The primary suite is a true retreat — spa-inspired bath with a whirlpool tub, SMART shower with Bluetooth, double vanities, and a walk-in closet. The finished basement adds incredible flexibility. Use it as a 5th bedroom, home gym, playroom, or media space. Step outside to a fenced lot made for entertaining. And when you're ready to explore the neighborhood, you'll love the two pools, splash park, picnic area, playground, and miles of walking trails right at your fingertips. Easy highway access. Close to shopping and entertainment. Liberty Schools.

3. 2026-04-08
   historical $460,000 807-char remark

   Show marketing remark (807 chars)

   This stunning home checks every box. Soaring windows and vaulted ceilings flood the open floor plan with natural light, while hardwood floors bring warmth and character to every room. Two generous living areas give your family room to spread out. The primary suite is a true retreat — spa-inspired bath with a whirlpool tub, SMART shower with Bluetooth, double vanities, and a walk-in closet. The finished basement adds incredible flexibility. Use it as a 5th bedroom, home gym, playroom, or media space. Step outside to a fenced lot made for entertaining. And when you're ready to explore the neighborhood, you'll love the two pools, splash park, picnic area, playground, and miles of walking trails right at your fingertips. Easy highway access. Close to shopping and entertainment. Liberty Schools.

4. 2020-08-03
   soldstatus
5. 2020-08-03
   soldstatus
6. 2020-07-31
   soldstatus Closed 659-char remark

   Show marketing remark (659 chars)

   More room than you can imagine - Open floor plan with 2 living areas, soaring windows, hardwood floors, custom kitchen cabinets, & vaulted ceilings. The spacious master suite includes a spa like bath with whirlpool tub, a SMART shower with bluetooth, double vanities, & walk-in closet. The finished basement can be used as a 5th bedroom or what you choose. Set on a spacious fenced lot with wonderful landscaping & perfect for outdoor entertaining. This is a relocation - additional documents will be added to supplements - contact agent prior to writing offer. Seller is to be listed as Cartus Financial Corporation on all contract documents.

7. 2020-07-24
   status Pending 659-char remark

   Show marketing remark (659 chars)

   More room than you can imagine - Open floor plan with 2 living areas, soaring windows, hardwood floors, custom kitchen cabinets, & vaulted ceilings. The spacious master suite includes a spa like bath with whirlpool tub, a SMART shower with bluetooth, double vanities, & walk-in closet. The finished basement can be used as a 5th bedroom or what you choose. Set on a spacious fenced lot with wonderful landscaping & perfect for outdoor entertaining. This is a relocation - additional documents will be added to supplements - contact agent prior to writing offer. Seller is to be listed as Cartus Financial Corporation on all contract documents.

8. 2020-06-26
   status Pending 659-char remark

   Show marketing remark (659 chars)

   More room than you can imagine - Open floor plan with 2 living areas, soaring windows, hardwood floors, custom kitchen cabinets, & vaulted ceilings. The spacious master suite includes a spa like bath with whirlpool tub, a SMART shower with bluetooth, double vanities, & walk-in closet. The finished basement can be used as a 5th bedroom or what you choose. Set on a spacious fenced lot with wonderful landscaping & perfect for outdoor entertaining. This is a relocation - additional documents will be added to supplements - contact agent prior to writing offer. Seller is to be listed as Cartus Financial Corporation on all contract documents.

9. 2020-06-25
   listed $325,000 Active 659-char remark

   Show marketing remark (659 chars)

   More room than you can imagine - Open floor plan with 2 living areas, soaring windows, hardwood floors, custom kitchen cabinets, & vaulted ceilings. The spacious master suite includes a spa like bath with whirlpool tub, a SMART shower with bluetooth, double vanities, & walk-in closet. The finished basement can be used as a 5th bedroom or what you choose. Set on a spacious fenced lot with wonderful landscaping & perfect for outdoor entertaining. This is a relocation - additional documents will be added to supplements - contact agent prior to writing offer. Seller is to be listed as Cartus Financial Corporation on all contract documents.

10. 2019-08-26
    soldstatus
11. 2019-08-23
    soldstatus Sold
12. 2019-07-18
    historical Contingent - Accepting Backup Offers
13. 2019-07-05
    listed $315,000 Active
14. 2015-06-29
    soldstatus
15. 2015-06-23
    soldstatus
16. 2015-05-09
    listed $254,900
17. 2015-05-09
    historical
18. 2015-01-28
    listed $259,900
19. 2010-06-28
    soldstatus
20. 2009-11-17
    listed $233,750
21. 2009-08-20
    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: $5,230 · $436/mo
• Projected year-2 tax: $5,230 · $436/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,963
• − Mortgage interest: −$25,767
• − Property taxes: −$5,230
• − Insurance: −$2,300
• − Repairs & maintenance: −$2,717
• − Management: −$2,717
• − Depreciation: −$13,382
• Taxable loss: −$18,150
• Est. tax savings @ 24.0%: +$4,356
• After-tax cash flow: $-5,291/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: Liberty 53
• NCES district ID: 2918540
• Math proficiency: 41% ▼ -9.00%
• Reading proficiency: 59% ▼ -3.00%
• Median HH income: $78,226
• Composite: 45.41/100
• National rank: #2624
• State rank: #24 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: Clay County · 220,651 people
• City population: 439,467
• Metro: Kansas City, MO-KS
• Population (ZIP): 23,030
• Household income: $149,526
• Rent vs Own: 9.1% rent · 90.9% own
• Severe rent burden: 87.0

Population outlook (Clay County) Hauer SSP2

• Today (2025): 266,022 people
• By 2030: 280,057 · +5.3%
• By 2040: 306,153 · +15.1%
• By 2050: 328,630 · +23.5%
• By 2075: 375,182 · +41.0%
• By 2100: 392,861 · +47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Asian 7% Two or more races 6% Hispanic / Latino 5% Black 3%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 92% English-only · Spanish 3% Other Asian/Pacific 2% Vietnamese 1%

Political lean MEDSL · Clay

• 2024 margin: Lean R (+5.6) · D 46.4% · R 52.0% · Other 1.6%
• 2008→2024 swing: -4.9pp toward R · 2008: -0.7pp · 2024: -5.6pp
• All cycles: 2024: R+5.6 2020: R+4.1 2016: R+11.1 2012: R+8.4 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.38%
• Current HPI: 195.9921
• Rent YoY: ▲ 9.50%
• 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

+96.8% since first listed

21 events — show timeline

• 2026-05-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-30 Listed $460,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-08 Coming Soon $460,000 Heartland MLS as Distributed by MLS Grid
• 2020-08-03 Sold (Public Records) — Public Records
• 2020-08-03 Sold (Public Records) — Public Records
• 2020-07-31 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-07-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-06-26 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-06-25 Listed $325,000 Heartland MLS as Distributed by MLS Grid
• 2019-08-26 Sold (Public Records) — Public Records
• 2019-08-23 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-07-18 Contingent — Heartland MLS as Distributed by MLS Grid
• 2019-07-05 Listed $315,000 Heartland MLS as Distributed by MLS Grid
• 2015-06-29 Sold (Public Records) — Public Records
• 2015-06-23 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-05-09 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2015-05-09 Listed $254,900 Heartland MLS as Distributed by MLS Grid
• 2015-01-28 Listed $259,900 Heartland MLS as Distributed by MLS Grid
• 2010-06-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-11-17 Listed $233,750 Heartland MLS as Distributed by MLS Grid
• 2009-08-20 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $5,230 · +3.4% YoY. Source: county tax records.