8213 NW Mace Rd · Kansas City, MO 64152

$165,000

2 bd · 2.0 ba · 1,380 sqft · Townhouse public records · 57 Days on market

Built 1987 3,049 sqft lot $120/sqft · 32% below area Est $162k · at est.

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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 +14.9/30.0
• Appreciation +10.0/10.0
• ARV discount +6.7/15.0
• DSCR +4.6/10.0
• 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

Long term tenant moved out of state. selling in AS-IS condition with all faults. inspection is welcome. seller will do no clean up or repair. * public record shows 1380 SQFT. Buyer & Buyer agent to verify the SQFT.

Key facts

• 2 garage spots
• Listed 57 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $165k.

Deal economics

• At list price, monthly cash flow is $49 ($587/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 $146k (11.2% below list).
• Recommended offer: $146k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 15% 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 $18k 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 $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $146,472 (11.2% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 9.4

CMA / ARV

• ARV (median comp): $162,023
• List price: $165,000
• Delta: 1.84%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8727 NW 82nd St	0.09mi	2/2.5	1,414 (+2%)	13mo	$175,000	$124	78
7917 NW 79th Pl	0.68mi	3/2.0 (+1)	1,384 (+0%)	20mo	$220,000	$159	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: 26.6%
• Equity multiple: 3.15×
• Total profit: $99,162
• Equity at exit: $148,645

10-year hold

• IRR: 24.4%
• Equity multiple: 7.59×
• Total profit: $304,310
• Equity at exit: $320,559

Cash invested: $46,200 (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: $1,465 high
• Mortgage (P&I): −$865
• Tax from tax record: −$174 /mo · $2,090/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $49

Break-even live

Break-even rent $1,403

Max offer price $165,000

Occupancy floor 92%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8710 NW 82 Ter Apt B Kansas City, MO	2.0	1.5	900	$1,125	$1.25	44d	1	0.07mi
8710 NW 82 Ter Unit d Kansas City, MO	2.0	1.0	900	$1,225	$1.36	23d	1	0.07mi
8704 NW 82 Ter Unit B Kansas City, MO	1.0	1.0	1056	$999	$0.95	43d	1	0.10mi
8320 N Nodaway Ave Kansas City, MO	3.0	2.5	1600	$1,995	$1.25	43d	1	0.26mi
7223 NW 84th Ter Kansas City, MO	3.0	1.5	1038	$1,830	$1.76	23d	1	0.96mi
7223 NW 84th Ter Kansas City, MO	3.0	1.5	1038	$1,830	$1.76	17d	1	0.96mi
8135 N Stoddard Ave Kansas City, MO	2.0	1.0	949	$1,225	$1.29	23d	1	0.98mi
8787 NW Prairie View Rd Kansas City, MO	2.0	1.0–2.0	1046	$2,331	$2.23	1d	8	1.07mi
8199 NW Milrey Dr Kansas City, MO	3.0	2.5	1458	$2,070	$1.42	17d	8	1.08mi
8940 N Shannon Ave Kansas City, MO	1.0–2.0	1.0–2.0	937	$2,049	$2.19	1d	23	1.12mi
7641 N Stoddard Ave Kansas City, MO	3.0	2.0	1766	$2,200	$1.25	43d	1	1.13mi
8031 NW Milrey Dr Kansas City, MO	1.0–2.0	1.0–1.5	870	$1,435	$1.65	1d	5	1.14mi
8811 N Congress Ave Kansas City, MO	1.0–3.0	1.0–2.0	1029	$1,562	$1.52	1d	16	1.19mi
6904 NW 78th St Kansas City, MO	3.0	1.0	1450	$1,799	$1.24	21d	1	1.27mi
8495 State Rte N Kansas City, MO	2.0–4.0	2.0–3.5	11173	$2,010	$0.18	1d	72	1.40mi
7441 NW Old Tiffany Springs Rd Kansas City, MO	1.0–2.0	1.0–2.0	958	$1,695	$1.77	3d	2	1.50mi

Listing history 13 events

1. 2026-06-09
   days on market $165,000 Active 57 DOM
2. 2026-06-08
   days on market $165,000 Active 56 DOM
3. 2026-06-07
   days on market $165,000 Active 55 DOM
4. 2026-06-03
   days on market $165,000 Active 51 DOM
5. 2026-06-02
   days on market $165,000 Active 50 DOM
6. 2026-06-01
   days on market $165,000 Active 49 DOM
7. 2026-05-31
   days on market $165,000 Active 48 DOM
8. 2026-04-13
   listed $165,000 Active 220-char remark

   Show marketing remark (220 chars)

   Long term tenant moved out of state. selling in AS-IS condition with all faults. inspection is welcome. seller will do no clean up or repair. * public record shows 1380 SQFT. Buyer & Buyer agent to verify the SQFT.

9. 2016-12-22
   soldstatus Sold 196-char remark

   Show marketing remark (196 chars)

   Great investment opportunity - Currently leased and well maintained. Property Sold "AS-IS" "WHERE IS" WITH ANY AND ALL FAULTS. Inspection are welcome for buyers knowledge only.

10. 2016-10-05
    status Pending 196-char remark

    Show marketing remark (196 chars)

    Great investment opportunity - Currently leased and well maintained. Property Sold "AS-IS" "WHERE IS" WITH ANY AND ALL FAULTS. Inspection are welcome for buyers knowledge only.

11. 2016-09-08
    listed $69,500 Active 196-char remark

    Show marketing remark (196 chars)

    Great investment opportunity - Currently leased and well maintained. Property Sold "AS-IS" "WHERE IS" WITH ANY AND ALL FAULTS. Inspection are welcome for buyers knowledge only.

12. 2015-08-04
    soldstatus
13. 2014-11-11
    listed $75,000

ⓘ 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: $2,090 · $174/mo
• Projected year-2 tax: $2,090 · $174/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: $17,577
• − Mortgage interest: −$9,243
• − Property taxes: −$2,090
• − Insurance: −$825
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$4,800
• Taxable loss: −$2,193
• Est. tax savings @ 24.0%: +$526
• After-tax cash flow: $1,114/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

+120.0% since first listed

6 events — show timeline

• 2026-04-13 Listed $165,000 Heartland MLS as Distributed by MLS Grid
• 2016-12-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-10-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2016-09-08 Listed $69,500 Heartland MLS as Distributed by MLS Grid
• 2015-08-04 Sold (Public Records) — Public Records
• 2014-11-11 Listed $75,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2025): $2,090 · +11.6% YoY. Source: county tax records.