8736 N Hull Ave · Kansas City, MO 64154

$189,500

2 bd · 1.0 ba · 1,005 sqft · Townhouse public records · 78 Days on market

Built 1985 784 sqft lot $189/sqft · 58% above area Est $197k · at est. $285/mo HOA · 16% 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 +9.9/30.0
• ARV discount +9.3/15.0
• Schools +4.5/10.0
• 1% rule +4.3/10.0
• Livability +3.9/5.0
• DSCR +2.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completlely Remodeled! New Kitchen-Bath-Doors-Trim-Paint-Flooring-Appliances-Ect Like a Brand New Home! Move-In-ready!

Key facts

• $285 HOA
• Garage
• Built 1985

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (6.7% below list).
• Recommended offer: $169k (11.0% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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: schools C-, 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.
• Market conditions: Rents flat; 131 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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

• It's been on market 78 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $168,726 (11.0% 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. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.93% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.66%
• DSCR: 0.88
• GRM: 8.9

CMA / ARV

• ARV (median comp): $197,467
• List price: $189,500
• Delta: -4.03%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8671 N Hull Ave	0.07mi	2/1.0	1,046 (+4%)	0mo	$185,000	$177	90
8652 N Chatham Ave	0.08mi	2/2.0	1,046 (+4%)	8mo	$195,000	$186	79
5309 NW 87th St	0.13mi	2/2.0	1,058 (+5%)	12mo	$197,500	$187	71
8710 N Chatham Ave	0.05mi	3/2.0 (+1)	1,046 (+4%)	14mo	$198,000	$189	70
8701 N Chatham Ave	0.07mi	2/2.0	1,060 (+6%)	23mo	$205,000	$193	64
8641 N Chatham Ave	0.12mi	3/2.0 (+1)	1,084 (+8%)	20mo	$210,000	$194	56
8640 N Hull Ave	0.14mi	3/2.0 (+1)	1,104 (+10%)	23mo	$185,000	$168	49

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 · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -24.0%
• Equity multiple: 0.20×
• Total profit: $-42,503
• Equity at exit: $28,255

10-year hold

• IRR: -30.7%
• Equity multiple: -0.20×
• Total profit: $-63,415
• Equity at exit: $16,384

Cash invested: $53,060 (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: 131
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,769 high
• Mortgage (P&I): −$994
• Tax from tax record: −$157 /mo · $1,886/yr
• Insurance: −$79
• HOA: −$285
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-118

Break-even live

Break-even rent $1,918

Max offer price $168,726

Occupancy floor —

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: $47,375
• Closing costs: $5,685
• Reserves months: —
• Total cash needed: —

Rent comps 24 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	$1,588	$1.43	3d	18	0.26mi
2970 NW 91st Ter Kansas City, MO	1.0–3.0	1.0–2.0	1000	$2,193	$2.19	2d	23	0.59mi
3809 NW 93rd St Kansas City, MO	3.0	2.0	1300	$2,390	$1.84	43d	1	0.98mi
3902 NW 93rd St Kansas City, MO	3.0	2.0	1233	$2,295	$1.86	1d	1	0.98mi
3813 NW 93rd St Kansas City, MO	3.0	2.0	1300	$2,390	$1.84	10d	1	0.98mi
3900 NW 93rd St Kansas City, MO	3.0	2.0	1233	$2,295	$1.86	1d	1	0.98mi
8101 NW Barrybrooke Dr Kansas City, MO	1.0–3.0	1.0–2.0	1020	$1,738	$1.70	1d	27	1.06mi
9415 N Lenox Ave Kansas City, MO	3.0	2.5	1500	$2,000	$1.33	14d	1	1.07mi
3800 NW Barry Rd Kansas City, MO	1.0–3.0	1.0–2.0	962	$1,493	$1.55	1d	33	1.08mi
3822 NW 94th St Kansas City, MO	3.0	2.5	1500	$1,750	$1.17	16d	1	1.08mi
7441 NW Old Tiffany Springs Rd Kansas City, MO	1.0–2.0	1.0–2.0	958	$1,695	$1.77	4d	2	1.15mi
3630 NW 85th St Kansas City, MO	3.0	2.0	1304	$1,850	$1.42	2d	1	1.17mi
9641 N Ambassador Dr Kansas City, MO	1.0–3.0	1.0–2.0	1224	$2,011	$1.64	1d	21	1.19mi
8787 NW Prairie View Rd Kansas City, MO	2.0	1.0–2.0	1046	$2,331	$2.23	1d	8	1.22mi
7223 NW 84th Ter Kansas City, MO	3.0	1.5	1038	$1,830	$1.76	17d	1	1.24mi
7223 NW 84th Ter Kansas City, MO	3.0	1.5	1038	$1,830	$1.76	23d	1	1.24mi
8811 N Congress Ave Kansas City, MO	1.0–3.0	1.0–2.0	1029	$1,562	$1.52	1d	16	1.28mi
8199 NW Milrey Dr Kansas City, MO	3.0	2.5	1458	$2,070	$1.42	17d	8	1.30mi
7841 N Anita Ave Kansas City, MO	2.0	1.0–2.0	764	$1,148	$1.50	4d	11	1.32mi
9229 N Gower Ave Kansas City, MO	3.0	2.0	1244	$1,795	$1.44	7d	1	1.33mi
8031 NW Milrey Dr Kansas City, MO	1.0–2.0	1.0–1.5	870	$1,435	$1.65	1d	5	1.34mi
8135 N Stoddard Ave Kansas City, MO	2.0	1.0	949	$1,225	$1.29	23d	1	1.37mi
8940 N Shannon Ave Kansas City, MO	1.0–2.0	1.0–2.0	937	$2,049	$2.19	1d	23	1.41mi
7909 N Granby Ave Kansas City, MO	1.0–2.0	1.0–1.5	898	$1,345	$1.50	43d	14	1.45mi

HOA detail

• Monthly dues: $285 · $3,420/yr

Listing history 15 events

1. 2026-06-13
   statusdays on market $189,500 Pending 78 DOM
2. 2026-06-09
   days on market $189,500 Active 77 DOM
3. 2026-06-08
   days on market $189,500 Active 76 DOM
4. 2026-06-07
   days on market $189,500 Active 75 DOM
5. 2026-06-03
   days on market $189,500 Active 71 DOM
6. 2026-06-02
   days on market $189,500 Active 70 DOM
7. 2026-06-01
   days on market $189,500 Active 69 DOM
8. 2026-05-31
   days on market $189,500 Active 68 DOM
9. 2026-03-24
   listed $199,500 Active 121-char remark

   Show marketing remark (121 chars)

   Completlely Remodeled! New Kitchen-Bath-Doors-Trim-Paint-Flooring-Appliances-Ect Like a Brand New Home! Move-In-ready!

10. 2021-03-17
    soldstatus
11. 2021-03-17
    soldstatus
12. 2012-10-31
    soldstatus 457-char remark

    Show marketing remark (457 chars)

    MEMORIES START HERE. .. Cozy 2 bedroom offers comfortable living with affordability. Easy access to interstate and shopping. Purchase this property for as little as 3% down! This property is approved for Homepath Renovation Mortgage Financing. Original Contract & Addendums are required for seller's signature upon acceptance. ALL OFFERS ARE SUBJECT TO MANAGEMENT/CORPORATE APPROVAL. SELLER WILL ONLY REVIEW OWNER OCCUPANT OFFER FOR THE FIRST 15 DAYS.

13. 2012-08-08
    listed $58,000 457-char remark

    Show marketing remark (457 chars)

    MEMORIES START HERE. .. Cozy 2 bedroom offers comfortable living with affordability. Easy access to interstate and shopping. Purchase this property for as little as 3% down! This property is approved for Homepath Renovation Mortgage Financing. Original Contract & Addendums are required for seller's signature upon acceptance. ALL OFFERS ARE SUBJECT TO MANAGEMENT/CORPORATE APPROVAL. SELLER WILL ONLY REVIEW OWNER OCCUPANT OFFER FOR THE FIRST 15 DAYS.

14. 2007-07-13
    soldstatus
15. 2006-10-18
    listed $97,900

ⓘ 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: $1,886 · $157/mo
• Projected year-2 tax: $1,886 · $157/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: $21,225
• − Mortgage interest: −$10,615
• − Property taxes: −$1,886
• − Insurance: −$948
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − HOA: −$3,420
• − Depreciation: −$5,513
• Taxable loss: −$4,553
• Est. tax savings @ 24.0%: +$1,093
• After-tax cash flow: $-319/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

+103.8% since first listed

7 events — show timeline

• 2026-03-24 Listed $199,500 Heartland MLS as Distributed by MLS Grid
• 2021-03-17 Sold (Public Records) — Public Records
• 2021-03-17 Sold (Public Records) — Public Records
• 2012-10-31 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2012-08-08 Listed $58,000 Heartland MLS as Distributed by MLS Grid
• 2007-07-13 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-10-18 Listed $97,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.3%/yr

Latest (2025): $1,886 · +11.6% YoY. Source: county tax records.