Stoddard Ave · Kansas City, MO 64152

$350,000

3 bd · 2.5 ba · 2,089 sqft · SingleFamily · 44 Days on market

Built 1976 10,454 sqft lot $168/sqft · at area comps Est $354k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +8.0/15.0
• Cash flow +5.9/30.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.2/10.0

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1976

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener and rear-facing garage; Additional off-street parking; Basement access to parking area
• Utilities: Public water
• Home design: Single-family residence; 1.5-story side/side split
• Construction: Frame construction with vinyl siding; Composition roof; Built approximately 41–50 years ago
• Exterior features: Not in a flood plain; Lot approximately 10,454 square feet

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 bedrooms (one bedroom on the upper level)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Attic fan for cooling
• Interior features: Two wood-burning fireplaces (living room and basement); Finished basement with walk-out access and egress windows; Basement stubbed for bath; Eat-in kitchen and formal dining area
• Laundry & utility: Laundry room in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-689 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (28.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (37.4% below list).
• Recommended offer: $219k (37.4% 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: 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 rising fast (+7.0%/yr); 268 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $37k of equity ($2k loan paydown + $35k 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 ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.

Recommended offer $218,939 (37.4% 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 44 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.63% ✗
• Cap rate: 3.93%
• Cash-on-cash: -8.44%
• DSCR: 0.62
• GRM: 13.3

CMA / ARV

• ARV (median comp): $354,298
• List price: $350,000
• Delta: -1.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8113 N Serene Ave	0.37mi	3/2.5	2,088 (-0%)	2mo	$356,900	$171	81
7924 NW Milrey Dr	0.52mi	3/2.5	2,010 (-4%)	6mo	$265,000	$132	64
6925 NW 80th St	0.53mi	3/3.0	2,112 (+1%)	10mo	$299,000	$142	63
8524 N Rhode Ave	0.41mi	3/2.5	1,905 (-9%)	10mo	$305,000	$160	58
7816 NW 86th Ter	0.51mi	4/3.0 (+1)	1,914 (-8%)	2mo	$332,000	$173	54
7407 NW 78th St	0.61mi	3/2.0	1,928 (-8%)	6mo	$325,000	$169	52
7905 NW 85th Ter	0.47mi	4/3.0 (+1)	2,258 (+8%)	12mo	$280,000	$124	48
7312 NW 78th St	0.62mi	4/3.5 (+1)	1,996 (-4%)	9mo	$309,000	$155	47
7920 NW 85th Ter	0.52mi	3/2.5	1,795 (-14%)	9mo	$314,900	$175	45
7903 NW Avalon St	0.65mi	3/2.0	1,806 (-14%)	3mo	$279,900	$155	42
8226 NW 82nd Ct	0.62mi	3/3.0	1,778 (-15%)	6mo	$338,000	$190	39
7001 NW 79th Ter	0.56mi	4/2.0 (+1)	1,800 (-14%)	10mo	$325,000	$181	35

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: 19.4%
• Equity multiple: 2.59×
• Total profit: $155,997
• Equity at exit: $315,308

10-year hold

• IRR: 18.6%
• Equity multiple: 6.27×
• Total profit: $516,001
• Equity at exit: $679,973

Cash invested: $98,000 (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 64152

• Home prices YoY: 4.7%
• Rents YoY: 7.0%
• Active inventory: 268
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $2,189 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-689

Break-even live

Break-even rent $3,062

Max offer price $250,278

Occupancy floor —

Sensitivity live

Price	-10% $-447	-5% $-568	+0% $-689	+5% $-810	+10% $-931
Rent	-10% $-862	-5% $-776	+0% $-689	+5% $-603	+10% $-516
Rate	-1.0pp $-513	-0.5pp $-600	base $-689	+0.5pp $-780	+1.0pp $-872

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8199 NW Milrey Dr Kansas City, MO	3.0	2.5	1458	$2,070	$1.42	18d	8	0.34mi
8787 NW Prairie View Rd Kansas City, MO	2.0	1.0–2.0	1046	$2,331	$2.23	2d	8	0.42mi
6904 NW 78th St Kansas City, MO	3.0	1.0	1450	$1,799	$1.24	22d	1	0.75mi
8320 N Nodaway Ave Kansas City, MO	3.0	2.5	1600	$1,995	$1.25	44d	1	0.76mi
7641 N Stoddard Ave Kansas City, MO	3.0	2.0	1766	$2,200	$1.25	44d	1	0.85mi
8504 N Cosby Ave Kansas City, MO	1.0–3.0	1.0–2.0	1110	$1,987	$1.79	4d	18	0.97mi
8310 NW 77th Ter Kansas City, MO	4.0	2.5	1792	$2,399	$1.34	5d	1	1.03mi
9641 N Ambassador Dr Kansas City, MO	1.0–3.0	1.0–2.0	1224	$2,565	$2.10	2d	21	1.32mi
6905 NW 72nd Ter Kansas City, MO	3.0	1.0	1465	$2,000	$1.37	5d	1	1.46mi

Listing history 15 events

1. 2026-06-21
   days on market $350,000 Coming Soon 44 DOM
2. 2026-06-18
   days on market $350,000 Coming Soon 41 DOM
3. 2026-06-17
   days on market $350,000 Coming Soon 40 DOM
4. 2026-06-16
   days on market $350,000 Coming Soon 39 DOM
5. 2026-06-15
   days on market $350,000 Coming Soon 38 DOM
6. 2026-06-13
   days on market $350,000 Coming Soon 36 DOM
7. 2026-06-13
   days on market $350,000 Coming Soon 35 DOM
8. 2026-06-09
   days on market $350,000 Coming Soon 32 DOM
9. 2026-06-08
   days on market $350,000 Coming Soon 31 DOM
10. 2026-06-07
    days on market $350,000 Coming Soon 30 DOM
11. 2026-06-03
    days on market $350,000 Coming Soon 26 DOM
12. 2026-06-02
    days on market $350,000 Coming Soon 25 DOM
13. 2026-06-01
    days on market $350,000 Coming Soon 24 DOM
14. 2026-05-31
    days on market $350,000 Coming Soon 23 DOM
15. 2026-05-09
    historical $350,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,273
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,102
• − Management: −$2,102
• − Depreciation: −$10,182
• Taxable loss: −$14,718
• Est. tax savings @ 24.0%: +$3,532
• After-tax cash flow: $-4,737/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
• 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

1 event — show timeline

• 2026-05-09 Coming Soon $350,000 Heartland MLS as Distributed by MLS Grid