8749 NW 82nd St · Kansas City, MO 64152

$155,000

2 bd · 1.5 ba · 1,056 sqft · Townhouse public records · 61 Days on market

Built 1990 5,236 sqft lot $147/sqft · 9% below area Est $170k · 9% under

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Why this score? — see what drove the C+ 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 +15.2/30.0
• ARV discount +11.5/15.0
• Appreciation +10.0/10.0
• DSCR +4.7/10.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great opportunity for investment or first time home buyer. Bones are good, but does need some cosmetic updates. The home features a bright and airy layout with neutral tones throughout, ready for your personal touch. A cozy gas fireplace is the focal point for the home's living room. In the kitchen, all appliances stay and the deck is accessed through the glass door in the eat-in kitchen. Both bedrooms are generously sized with plush carpeting, ceiling fans for year-round comfort, and ample closet space—including a convenient walk-in closet in the primary suite and mirrored sliding doors in the second bedroom. Enjoy a full bathroom upstairs featuring a large vanity and a practical tub/shower combo, plus a convenient half-bath on the main level for guests. No more trips to the laundromat! This unit includes a dedicated laundry closet on bedroom level, equipped with a washer and dryer set and overhead shelving for extra storage. Whether you’re a first-time homebuyer or looking to add to your investment portfolio, this townhouse is not to be missed. Schedule your showing TODAY.

Key facts

• Garage
• Built 1990
• Listed 61 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $155k.

Deal economics

• At list price, monthly cash flow is $53 ($635/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (11.0% below list).
• Recommended offer: $138k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 (+7.0%/yr); 264 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• This rent is only 14% of the median local income ($115k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Platte County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 7.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $137,907 (11.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.89% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.07
• GRM: 9.4

CMA / ARV

• ARV (median comp): $170,181
• List price: $155,000
• Delta: -8.92%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 7.03% rent growth · sell at horizon

5-year hold

• IRR: 26.7%
• Equity multiple: 3.16×
• Total profit: $93,604
• Equity at exit: $139,636

10-year hold

• IRR: 24.5%
• Equity multiple: 7.61×
• Total profit: $286,877
• Equity at exit: $301,131

Cash invested: $43,400 (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: 264
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,379 high
• Mortgage (P&I): −$813
• Tax from tax record: −$159 /mo · $1,910/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $53

Break-even live

Break-even rent $1,312

Max offer price $155,000

Occupancy floor 91%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8704 NW 82 Ter Unit B Kansas City, MO	1.0	1.0	1056	$999	$0.95	43d	1	0.06mi
8710 NW 82 Ter Unit d Kansas City, MO	2.0	1.0	900	$1,225	$1.36	23d	1	0.07mi
8710 NW 82 Ter Apt B Kansas City, MO	2.0	1.5	900	$1,125	$1.25	44d	1	0.07mi
7223 NW 84th Ter Kansas City, MO	3.0	1.5	1038	$1,830	$1.76	23d	1	0.91mi
7223 NW 84th Ter Kansas City, MO	3.0	1.5	1038	$1,830	$1.76	17d	1	0.91mi
8135 N Stoddard Ave Kansas City, MO	2.0	1.0	949	$1,225	$1.29	23d	1	0.92mi
8787 NW Prairie View Rd Kansas City, MO	2.0	1.0–2.0	1046	$2,331	$2.23	1d	8	1.02mi
8199 NW Milrey Dr Kansas City, MO	3.0	2.5	1458	$2,070	$1.42	17d	8	1.03mi
8940 N Shannon Ave Kansas City, MO	1.0–2.0	1.0–2.0	937	$2,049	$2.19	1d	23	1.09mi
8031 NW Milrey Dr Kansas City, MO	1.0–2.0	1.0–1.5	870	$1,435	$1.65	1d	5	1.09mi
8811 N Congress Ave Kansas City, MO	1.0–3.0	1.0–2.0	1029	$1,562	$1.52	1d	16	1.15mi
6904 NW 78th St Kansas City, MO	3.0	1.0	1450	$1,799	$1.24	21d	1	1.22mi
8495 State Rte N Kansas City, MO	2.0–4.0	2.0–3.5	11173	$2,010	$0.18	1d	72	1.45mi
7441 NW Old Tiffany Springs Rd Kansas City, MO	1.0–2.0	1.0–2.0	958	$1,695	$1.77	3d	2	1.46mi

Listing history 23 events

1. 2026-06-01
   status $155,000 Pending 61 DOM
2. 2026-05-31
   days on market $155,000 Active 61 DOM
3. 2026-04-24
   price $165,000 1103-char remark

   Show marketing remark (1103 chars)

   Great opportunity for investment or first time home buyer. Bones are good, but does need some cosmetic updates. The home features a bright and airy layout with neutral tones throughout, ready for your personal touch. A cozy gas fireplace is the focal point for the home's living room. In the kitchen, all appliances stay and the deck is accessed through the glass door in the eat-in kitchen. Both bedrooms are generously sized with plush carpeting, ceiling fans for year-round comfort, and ample closet space—including a convenient walk-in closet in the primary suite and mirrored sliding doors in the second bedroom. Enjoy a full bathroom upstairs featuring a large vanity and a practical tub/shower combo, plus a convenient half-bath on the main level for guests. No more trips to the laundromat! This unit includes a dedicated laundry closet on bedroom level, equipped with a washer and dryer set and overhead shelving for extra storage. Whether you’re a first-time homebuyer or looking to add to your investment portfolio, this townhouse is not to be missed. Schedule your showing TODAY.

4. 2026-04-10
   status Active 1103-char remark

   Show marketing remark (1103 chars)

   Great opportunity for investment or first time home buyer. Bones are good, but does need some cosmetic updates. The home features a bright and airy layout with neutral tones throughout, ready for your personal touch. A cozy gas fireplace is the focal point for the home's living room. In the kitchen, all appliances stay and the deck is accessed through the glass door in the eat-in kitchen. Both bedrooms are generously sized with plush carpeting, ceiling fans for year-round comfort, and ample closet space—including a convenient walk-in closet in the primary suite and mirrored sliding doors in the second bedroom. Enjoy a full bathroom upstairs featuring a large vanity and a practical tub/shower combo, plus a convenient half-bath on the main level for guests. No more trips to the laundromat! This unit includes a dedicated laundry closet on bedroom level, equipped with a washer and dryer set and overhead shelving for extra storage. Whether you’re a first-time homebuyer or looking to add to your investment portfolio, this townhouse is not to be missed. Schedule your showing TODAY.

5. 2026-04-09
   historical Active Under Contract 1103-char remark

   Show marketing remark (1103 chars)

   Great opportunity for investment or first time home buyer. Bones are good, but does need some cosmetic updates. The home features a bright and airy layout with neutral tones throughout, ready for your personal touch. A cozy gas fireplace is the focal point for the home's living room. In the kitchen, all appliances stay and the deck is accessed through the glass door in the eat-in kitchen. Both bedrooms are generously sized with plush carpeting, ceiling fans for year-round comfort, and ample closet space—including a convenient walk-in closet in the primary suite and mirrored sliding doors in the second bedroom. Enjoy a full bathroom upstairs featuring a large vanity and a practical tub/shower combo, plus a convenient half-bath on the main level for guests. No more trips to the laundromat! This unit includes a dedicated laundry closet on bedroom level, equipped with a washer and dryer set and overhead shelving for extra storage. Whether you’re a first-time homebuyer or looking to add to your investment portfolio, this townhouse is not to be missed. Schedule your showing TODAY.

6. 2026-04-01
   listed $175,000 Active 1103-char remark

   Show marketing remark (1103 chars)

   Great opportunity for investment or first time home buyer. Bones are good, but does need some cosmetic updates. The home features a bright and airy layout with neutral tones throughout, ready for your personal touch. A cozy gas fireplace is the focal point for the home's living room. In the kitchen, all appliances stay and the deck is accessed through the glass door in the eat-in kitchen. Both bedrooms are generously sized with plush carpeting, ceiling fans for year-round comfort, and ample closet space—including a convenient walk-in closet in the primary suite and mirrored sliding doors in the second bedroom. Enjoy a full bathroom upstairs featuring a large vanity and a practical tub/shower combo, plus a convenient half-bath on the main level for guests. No more trips to the laundromat! This unit includes a dedicated laundry closet on bedroom level, equipped with a washer and dryer set and overhead shelving for extra storage. Whether you’re a first-time homebuyer or looking to add to your investment portfolio, this townhouse is not to be missed. Schedule your showing TODAY.

7. 2026-03-23
   historical $175,000 1103-char remark

   Show marketing remark (1103 chars)

   Great opportunity for investment or first time home buyer. Bones are good, but does need some cosmetic updates. The home features a bright and airy layout with neutral tones throughout, ready for your personal touch. A cozy gas fireplace is the focal point for the home's living room. In the kitchen, all appliances stay and the deck is accessed through the glass door in the eat-in kitchen. Both bedrooms are generously sized with plush carpeting, ceiling fans for year-round comfort, and ample closet space—including a convenient walk-in closet in the primary suite and mirrored sliding doors in the second bedroom. Enjoy a full bathroom upstairs featuring a large vanity and a practical tub/shower combo, plus a convenient half-bath on the main level for guests. No more trips to the laundromat! This unit includes a dedicated laundry closet on bedroom level, equipped with a washer and dryer set and overhead shelving for extra storage. Whether you’re a first-time homebuyer or looking to add to your investment portfolio, this townhouse is not to be missed. Schedule your showing TODAY.

8. 2019-09-19
   soldstatus
9. 2019-09-16
   soldstatus Sold 468-char remark

   Show marketing remark (468 chars)

   Back on the market thru no fault of the sellers, buyer decided not to follow thru with the purchase. Copper Creek 2 story townhouse offers living room with fireplace, kitchen/dining room and 2 spacious bedrooms with 1.5 baths. The laundry is conveniently located on the second level. 1 car garage, large deck, fenced back yard, backs to trees, and a great area! There are no active HOA dues currently and there has never been any HOA dues associated wth this property.

10. 2019-08-14
    status Pending 468-char remark

    Show marketing remark (468 chars)

    Back on the market thru no fault of the sellers, buyer decided not to follow thru with the purchase. Copper Creek 2 story townhouse offers living room with fireplace, kitchen/dining room and 2 spacious bedrooms with 1.5 baths. The laundry is conveniently located on the second level. 1 car garage, large deck, fenced back yard, backs to trees, and a great area! There are no active HOA dues currently and there has never been any HOA dues associated wth this property.

11. 2019-08-03
    status Active 468-char remark

    Show marketing remark (468 chars)

    Back on the market thru no fault of the sellers, buyer decided not to follow thru with the purchase. Copper Creek 2 story townhouse offers living room with fireplace, kitchen/dining room and 2 spacious bedrooms with 1.5 baths. The laundry is conveniently located on the second level. 1 car garage, large deck, fenced back yard, backs to trees, and a great area! There are no active HOA dues currently and there has never been any HOA dues associated wth this property.

12. 2019-08-03
    historical Contingent - Accepting Backup Offers 468-char remark

    Show marketing remark (468 chars)

    Back on the market thru no fault of the sellers, buyer decided not to follow thru with the purchase. Copper Creek 2 story townhouse offers living room with fireplace, kitchen/dining room and 2 spacious bedrooms with 1.5 baths. The laundry is conveniently located on the second level. 1 car garage, large deck, fenced back yard, backs to trees, and a great area! There are no active HOA dues currently and there has never been any HOA dues associated wth this property.

13. 2019-07-13
    status Pending 468-char remark

    Show marketing remark (468 chars)

    Back on the market thru no fault of the sellers, buyer decided not to follow thru with the purchase. Copper Creek 2 story townhouse offers living room with fireplace, kitchen/dining room and 2 spacious bedrooms with 1.5 baths. The laundry is conveniently located on the second level. 1 car garage, large deck, fenced back yard, backs to trees, and a great area! There are no active HOA dues currently and there has never been any HOA dues associated wth this property.

14. 2019-07-12
    listed $105,000 Active 468-char remark

    Show marketing remark (468 chars)

    Back on the market thru no fault of the sellers, buyer decided not to follow thru with the purchase. Copper Creek 2 story townhouse offers living room with fireplace, kitchen/dining room and 2 spacious bedrooms with 1.5 baths. The laundry is conveniently located on the second level. 1 car garage, large deck, fenced back yard, backs to trees, and a great area! There are no active HOA dues currently and there has never been any HOA dues associated wth this property.

15. 2010-10-03
    historical
16. 2010-07-25
    listed $79,950
17. 2009-07-26
    historical
18. 2008-12-07
    listed $94,950
19. 2007-04-10
    soldstatus
20. 2007-01-19
    listed $89,000
21. 2003-02-24
    soldstatus
22. 2003-02-21
    soldstatus
23. 2002-09-03
    listed $87,500

ⓘ 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: $1,910 · $159/mo
• Projected year-2 tax: $1,910 · $159/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: $16,549
• − Mortgage interest: −$8,682
• − Property taxes: −$1,910
• − Insurance: −$775
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$4,509
• Taxable loss: −$1,975
• Est. tax savings @ 24.0%: +$474
• After-tax cash flow: $1,109/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

+88.6% since first listed

21 events — show timeline

• 2026-04-24 Price Changed $165,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-10 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-09 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-04-01 Listed $175,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-23 Coming Soon $175,000 Heartland MLS as Distributed by MLS Grid
• 2019-09-19 Sold (Public Records) — Public Records
• 2019-09-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-08-14 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-08-03 Relisted — Heartland MLS as Distributed by MLS Grid
• 2019-08-03 Contingent — Heartland MLS as Distributed by MLS Grid
• 2019-07-13 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-07-12 Listed $105,000 Heartland MLS as Distributed by MLS Grid
• 2010-10-03 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2010-07-25 Listed $79,950 Heartland MLS as Distributed by MLS Grid
• 2009-07-26 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2008-12-07 Listed $94,950 Heartland MLS as Distributed by MLS Grid
• 2007-04-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-01-19 Listed $89,000 Heartland MLS as Distributed by MLS Grid
• 2003-02-24 Sold (Public Records) — Public Records
• 2003-02-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2002-09-03 Listed $87,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.5%/yr

Latest (2025): $1,910 · +11.6% YoY. Source: county tax records.