The Greystone Plan · Kansas City, MO 64152

$525,000

4 bd · 3.0 ba · 2,319 sqft · SingleFamily · 284 Days on market

$46/mo HOA · 2% of rent

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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
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Cash flow +1.1/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to the Greystone reverse 1.5 story plan-a modern design that blends timeless style with functional living. This home features a bright, open layout and elegant finishes throughout. The main level showcases a gourmet-inspired kitchen with a spacious walk-in pantry, a cozy fireplace, and a covered rear deck ideal for relaxing or entertaining. You'll also find both the primary suite and a secondary bedroom conveniently located on the main floor. The finished lower level expands your living space with two additional bedrooms, a full bath, and a generous rec room-perfect for game nights, movie marathons, or entertaining guests.

Key facts

• Covered rear deck
• Cozy fireplace
• Generous rec room

Tags

• GOURMET-INSPIRED KITCHEN
• SPACIOUS WALK-IN PANTRY
• COZY FIREPLACE
• COVERED REAR DECK
• FINISHED LOWER LEVEL
• GENEROUS REC ROOM

🏗️ New construction. The $525,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $641,775.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $-3k ($-31k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (49.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (55.0% below list).
• Recommended offer: $236k (55.0% below list) — sets the bar for 1% rule.
• Cap rate 1.4% vs local median 3.9% in Kansas City — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Alfred L. Renner Elem. (math 31% / reading 43%, grade F, #611 of 1,115 statewide, top 59%, 427 students, 36% FRL); Plaza Middle (math 37% / reading 51%, grade D, #121 of 391 statewide, top 32%, 715 students, 30% 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); 268 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $69k of equity ($4k loan paydown + $64k 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 ~$110k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 284 days — a 12% lower offer ($462k) is reasonable based on typical stale-listing flexibility.

Recommended offer $235,996 (55.0% 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 284 days. Have you received any prior offers? Is the seller open to a 55% 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: 0.37% ✗
• Cap rate: 1.40%
• Cash-on-cash: -17.47%
• DSCR: 0.22
• GRM: 22.7

CMA / ARV

• ARV (median comp): $641,775
• List price: $525,000
• Delta: -18.20%
• 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 NW 89th Ter	0.03mi	4/3.0	2,126 (-8%)	4mo	$537,386	$253	81
8809 N Clarion Ave	0.04mi	4/3.0	2,496 (+8%)	6mo	$529,000	$212	80
8312 NW 89th Ter	0.04mi	4/3.0	2,126 (-8%)	6mo	$515,200	$242	79
8400 NW 90th St	0.05mi	4/3.0	2,126 (-8%)	8mo	$517,785	$244	77
8401 NW 90th St	0.05mi	4/3.5	2,601 (+12%)	7mo	$569,900	$219	70
8606 N Utica Ct	0.46mi	4/3.0	2,164 (-7%)	1mo	$469,900	$217	67
8309 NW 90th St	0.12mi	4/3.0	2,635 (+14%)	8mo	$629,000	$239	65
8118 NW 90th Ter	0.33mi	4/3.0	2,588 (+12%)	3mo	$550,000	$213	63
8624 NW Utica Ave	0.43mi	5/3.0 (+1)	2,405 (+4%)	10mo	$465,000	$193	60
7905 NW 85th Ter	0.55mi	4/3.0	2,258 (-3%)	12mo	$280,000	$124	60
8519 N Conran Ct	0.42mi	4/3.5	2,565 (+11%)	12mo	$435,000	$170	51
8905 NW 86th St	0.39mi	4/3.5	2,582 (+11%)	19mo	$480,000	$186	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: 12.8%
• Equity multiple: 2.07×
• Total profit: $192,884
• Equity at exit: $578,162

10-year hold

• IRR: 13.7%
• Equity multiple: 5.02×
• Total profit: $722,952
• Equity at exit: $1,246,827

Cash invested: $179,697 (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: 18.5×

Monthly cashflow live

• Estimated rent: $2,360 medium
• Mortgage (P&I): −$3,366
• Tax est. 1.5%: −$802 /mo · $9,627/yr
• Insurance: −$267
• HOA: −$46
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-2,617

Break-even live

Break-even rent $5,672

Max offer price $263,122

Occupancy floor —

Sensitivity live

Price	-10% $-2,173	-5% $-2,395	+0% $-2,617	+5% $-2,839	+10% $-3,060
Rent	-10% $-2,803	-5% $-2,710	+0% $-2,617	+5% $-2,524	+10% $-2,430
Rate	-1.0pp $-2,294	-0.5pp $-2,454	base $-2,617	+0.5pp $-2,783	+1.0pp $-2,952

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: $160,444
• Closing costs: $19,253
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8320 N Nodaway Ave Kansas City, MO	3.0	2.5	1600	$1,995	$1.25	45d	1	0.60mi
8199 NW Milrey Dr Kansas City, MO	3.0	2.5	1458	$2,070	$1.42	19d	8	1.23mi
9641 N Ambassador Dr Kansas City, MO	1.0–3.0	1.0–2.0	1224	$2,565	$2.10	3d	21	1.26mi
8310 NW 77th Ter Kansas City, MO	4.0	2.5	1792	$2,399	$1.34	5d	1	1.27mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 16 events

1. 2026-06-21
   days on market $525,000 Active 284 DOM
2. 2026-06-18
   days on market $525,000 Active 281 DOM
3. 2026-06-17
   days on market $525,000 Active 280 DOM
4. 2026-06-16
   days on market $525,000 Active 279 DOM
5. 2026-06-15
   days on market $525,000 Active 278 DOM
6. 2026-06-13
   days on market $525,000 Active 276 DOM
7. 2026-06-13
   days on market $525,000 Active 275 DOM
8. 2026-06-09
   days on market $525,000 Active 272 DOM
9. 2026-06-08
   days on market $525,000 Active 271 DOM
10. 2026-06-07
    days on market $525,000 Active 270 DOM
11. 2026-06-03
    days on market $525,000 Active 266 DOM
12. 2026-06-02
    days on market $525,000 Active 265 DOM
13. 2026-06-01
    days on market $525,000 Active 264 DOM
14. 2026-05-31
    days on market $525,000 Active 263 DOM
15. 2025-12-16
    price $525,000 638-char remark

    Show marketing remark (638 chars)

    Welcome to the Greystone reverse 1.5 story plan-a modern design that blends timeless style with functional living. This home features a bright, open layout and elegant finishes throughout. The main level showcases a gourmet-inspired kitchen with a spacious walk-in pantry, a cozy fireplace, and a covered rear deck ideal for relaxing or entertaining. You'll also find both the primary suite and a secondary bedroom conveniently located on the main floor. The finished lower level expands your living space with two additional bedrooms, a full bath, and a generous rec room-perfect for game nights, movie marathons, or entertaining guests.

16. 2025-09-10
    listed $450,000 Active 638-char remark

    Show marketing remark (638 chars)

    Welcome to the Greystone reverse 1.5 story plan-a modern design that blends timeless style with functional living. This home features a bright, open layout and elegant finishes throughout. The main level showcases a gourmet-inspired kitchen with a spacious walk-in pantry, a cozy fireplace, and a covered rear deck ideal for relaxing or entertaining. You'll also find both the primary suite and a secondary bedroom conveniently located on the main floor. The finished lower level expands your living space with two additional bedrooms, a full bath, and a generous rec room-perfect for game nights, movie marathons, or entertaining guests.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°F today · 16 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: $28,320
• − Mortgage interest: −$35,949
• − Property taxes: −$9,627
• − Insurance: −$3,209
• − Repairs & maintenance: −$2,266
• − Management: −$2,266
• − HOA: −$552
• − Depreciation: −$18,670
• Taxable loss: −$44,218
• Est. tax savings @ 24.0%: +$10,612
• After-tax cash flow: $-20,789/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

+16.7% since first listed

2 events — show timeline

• 2025-12-16 Price Changed $525,000 Zillow
• 2025-09-10 Listed $450,000 Zillow