5776 N Anita Ave · Kansas City, MO 64151

$160,000

2 bd · 1.5 ba · 1,272 sqft · Other public records · 219 Days on market

Built 1977 1,306 sqft lot $126/sqft · 20% below area Est $201k · 20% under $320/mo HOA · 20% 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).

• ARV discount +15.0/15.0
• Cash flow +8.8/30.0
• 1% rule +5.2/10.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this affordable 2-bedroom, 1.5 bath Townhome located in a highly desirable Walden neighborhood. Situated on a cul-de-sac with both a private parking spot in front of your own garage and flex parking adjacent for your guests. This property offers both privacy and convenience. The deep one-car garage provides storage and is attached to the home, facing the front. Also on the basement floor is the utility room/laundry room, and both the washer and dryer stay! Upstairs to the beautiful living room, complete with a vaulted ceiling, fireplace, and deck access. This great room also has a dining room space with access to your own private back yard space, complete with a privacy fence. Full kitchen with optional eat-in area and all appliances stay! Pantry space just off the kitchen and a half bath off the living space complete the first floor. The second floor boasts the primary bedroom, overhead lighting, a ceiling fan, and two closets. The second bedroom also has a ceiling fan and carpet. Full bath with shower over tub on the second floor. Located in Platte County in the highly desirable Park Hill School District. Minutes away are shopping, groceries, restaurants, and a major highway for easy commute. HOA provides a swimming pool, recreation center, tennis courts, lawn care, parking, and snow removal. Be peacefully cared for in your new home today!

Key facts

• Utility room
• Laundry room
• Private back yard

Tags

• PRIVATE PARKING SPOT
• DEEP ONE-CAR GARAGE
• UTILITY ROOM
• LAUNDRY ROOM
• DECK ACCESS
• PRIVATE BACK YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $-130 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (14.4% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $137k (14.4% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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 rising fast (+4.8%/yr); 166 active listings in the ZIP; 6 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 $5k 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 219 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $136,985 (14.4% 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 219 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.02% ✓
• Cap rate: 5.32%
• Cash-on-cash: -3.49%
• DSCR: 0.84
• GRM: 8.2

CMA / ARV

• ARV (median comp): $201,213
• List price: $160,000
• Delta: -20.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.8% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.31×
• Total profit: $-31,005
• Equity at exit: $23,857

10-year hold

• IRR: -7.7%
• Equity multiple: 0.46×
• Total profit: $-24,017
• Equity at exit: $13,834

Cash invested: $44,800 (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 64151

• Rents YoY: 4.8%
• Active inventory: 166
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,629 high
• Mortgage (P&I): −$839
• Tax from tax record: −$192 /mo · $2,301/yr
• Insurance: −$67
• HOA: −$320
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-130

Break-even live

Break-even rent $1,794

Max offer price $136,985

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4404 NW 57th St Kansas City, MO	2.0	1.5	988	$1,295	$1.31	43d	1	0.27mi
5630 NW Hillside Dr Kansas City, MO	3.0	1.0	1600	$1,750	$1.09	3d	1	0.34mi
6360 N London Ave Kansas City, MO	1.0–3.0	1.0–2.0	885	$1,580	$1.79	1d	1	0.59mi
5951 NW 63rd Ter Kansas City, MO	1.0–3.0	1.0–2.0	1111	$1,856	$1.67	1d	55	0.99mi
6301 N Klamm Rd Kansas City, MO	1.0–3.0	1.0–2.0	1017	$1,818	$1.79	2d	27	1.29mi
6725 NW Hilldale Dr Kansas City, MO	3.0	2.0	1629	$2,300	$1.41	17d	1	1.48mi

HOA detail

• Monthly dues: $320 · $3,840/yr
• Likely covers: landscapingsnow removalpool

Listing history 12 events

1. 2026-03-23
   price $160,000 1376-char remark

   Show marketing remark (1376 chars)

   Welcome to this affordable 2-bedroom, 1.5 bath Townhome located in a highly desirable Walden neighborhood. Situated on a cul-de-sac with both a private parking spot in front of your own garage and flex parking adjacent for your guests. This property offers both privacy and convenience. The deep one-car garage provides storage and is attached to the home, facing the front. Also on the basement floor is the utility room/laundry room, and both the washer and dryer stay! Upstairs to the beautiful living room, complete with a vaulted ceiling, fireplace, and deck access. This great room also has a dining room space with access to your own private back yard space, complete with a privacy fence. Full kitchen with optional eat-in area and all appliances stay! Pantry space just off the kitchen and a half bath off the living space complete the first floor. The second floor boasts the primary bedroom, overhead lighting, a ceiling fan, and two closets. The second bedroom also has a ceiling fan and carpet. Full bath with shower over tub on the second floor. Located in Platte County in the highly desirable Park Hill School District. Minutes away are shopping, groceries, restaurants, and a major highway for easy commute. HOA provides a swimming pool, recreation center, tennis courts, lawn care, parking, and snow removal. Be peacefully cared for in your new home today!

2. 2026-02-10
   price $168,000 1376-char remark

   Show marketing remark (1376 chars)

   Welcome to this affordable 2-bedroom, 1.5 bath Townhome located in a highly desirable Walden neighborhood. Situated on a cul-de-sac with both a private parking spot in front of your own garage and flex parking adjacent for your guests. This property offers both privacy and convenience. The deep one-car garage provides storage and is attached to the home, facing the front. Also on the basement floor is the utility room/laundry room, and both the washer and dryer stay! Upstairs to the beautiful living room, complete with a vaulted ceiling, fireplace, and deck access. This great room also has a dining room space with access to your own private back yard space, complete with a privacy fence. Full kitchen with optional eat-in area and all appliances stay! Pantry space just off the kitchen and a half bath off the living space complete the first floor. The second floor boasts the primary bedroom, overhead lighting, a ceiling fan, and two closets. The second bedroom also has a ceiling fan and carpet. Full bath with shower over tub on the second floor. Located in Platte County in the highly desirable Park Hill School District. Minutes away are shopping, groceries, restaurants, and a major highway for easy commute. HOA provides a swimming pool, recreation center, tennis courts, lawn care, parking, and snow removal. Be peacefully cared for in your new home today!

3. 2025-11-30
   price $170,000 1376-char remark

   Show marketing remark (1376 chars)

   Welcome to this affordable 2-bedroom, 1.5 bath Townhome located in a highly desirable Walden neighborhood. Situated on a cul-de-sac with both a private parking spot in front of your own garage and flex parking adjacent for your guests. This property offers both privacy and convenience. The deep one-car garage provides storage and is attached to the home, facing the front. Also on the basement floor is the utility room/laundry room, and both the washer and dryer stay! Upstairs to the beautiful living room, complete with a vaulted ceiling, fireplace, and deck access. This great room also has a dining room space with access to your own private back yard space, complete with a privacy fence. Full kitchen with optional eat-in area and all appliances stay! Pantry space just off the kitchen and a half bath off the living space complete the first floor. The second floor boasts the primary bedroom, overhead lighting, a ceiling fan, and two closets. The second bedroom also has a ceiling fan and carpet. Full bath with shower over tub on the second floor. Located in Platte County in the highly desirable Park Hill School District. Minutes away are shopping, groceries, restaurants, and a major highway for easy commute. HOA provides a swimming pool, recreation center, tennis courts, lawn care, parking, and snow removal. Be peacefully cared for in your new home today!

4. 2025-10-21
   listed $175,000 Active 1376-char remark

   Show marketing remark (1376 chars)

   Welcome to this affordable 2-bedroom, 1.5 bath Townhome located in a highly desirable Walden neighborhood. Situated on a cul-de-sac with both a private parking spot in front of your own garage and flex parking adjacent for your guests. This property offers both privacy and convenience. The deep one-car garage provides storage and is attached to the home, facing the front. Also on the basement floor is the utility room/laundry room, and both the washer and dryer stay! Upstairs to the beautiful living room, complete with a vaulted ceiling, fireplace, and deck access. This great room also has a dining room space with access to your own private back yard space, complete with a privacy fence. Full kitchen with optional eat-in area and all appliances stay! Pantry space just off the kitchen and a half bath off the living space complete the first floor. The second floor boasts the primary bedroom, overhead lighting, a ceiling fan, and two closets. The second bedroom also has a ceiling fan and carpet. Full bath with shower over tub on the second floor. Located in Platte County in the highly desirable Park Hill School District. Minutes away are shopping, groceries, restaurants, and a major highway for easy commute. HOA provides a swimming pool, recreation center, tennis courts, lawn care, parking, and snow removal. Be peacefully cared for in your new home today!

5. 2009-05-20
   soldstatus
6. 2009-05-15
   soldstatus 421-char remark

   Show marketing remark (421 chars)

   Move in ready townhome including appliances. Great decor. Great location, greenspace behind property. Close to clubhouse, pool and tennis courts. Come check out the easy living with attached garage. Bedrooms on upper level convenient for privacy. Kitchen and dining walks out to private enclosed patio area. Clubhouse available for large parties. Minutes from airport and downtown KC. www. youtube.com/watch?v=cxc4ZDng-iI

7. 2009-01-01
   listed $84,999 421-char remark

   Show marketing remark (421 chars)

   Move in ready townhome including appliances. Great decor. Great location, greenspace behind property. Close to clubhouse, pool and tennis courts. Come check out the easy living with attached garage. Bedrooms on upper level convenient for privacy. Kitchen and dining walks out to private enclosed patio area. Clubhouse available for large parties. Minutes from airport and downtown KC. www. youtube.com/watch?v=cxc4ZDng-iI

8. 2007-05-07
   soldstatus
9. 2007-05-04
   soldstatus
10. 2006-07-10
    listed $90,000
11. 2001-09-27
    soldstatus
12. 2001-07-27
    listed $89,900

ⓘ 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: $2,301 · $192/mo
• Projected year-2 tax: $2,301 · $192/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°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: $19,552
• − Mortgage interest: −$8,962
• − Property taxes: −$2,301
• − Insurance: −$800
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − HOA: −$3,840
• − Depreciation: −$4,655
• Taxable loss: −$4,134
• Est. tax savings @ 24.0%: +$992
• After-tax cash flow: $-571/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): 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

+78.0% since first listed

12 events — show timeline

• 2026-03-23 Price Changed $160,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-10 Price Changed $168,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-30 Price Changed $170,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-21 Listed $175,000 Heartland MLS as Distributed by MLS Grid
• 2009-05-20 Sold (Public Records) — Public Records
• 2009-05-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-01-01 Listed $84,999 Heartland MLS as Distributed by MLS Grid
• 2007-05-07 Sold (Public Records) — Public Records
• 2007-05-04 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-07-10 Listed $90,000 Heartland MLS as Distributed by MLS Grid
• 2001-09-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2001-07-27 Listed $89,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+7.8%/yr

Latest (2025): $2,301 · +11.6% YoY. Source: county tax records.