8120-8122 N Stoddard Ave · Kansas City, MO 64152

$379,000

2 bd · 2.0 ba · 1,260 sqft · MultiFamily public records · 6 Days on market

Built 1979 9,753 sqft lot

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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 +16.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Welcome to this fabulous split entry duplex with spacious living room, kitchen with plenty of cabinet space, laundry closet & two spacious bedrooms all on main level. Finished lower level with family room & possible non-conforming 3 bedroom and/or office. Spacious backyard with mature trees. Minutes to shopping, dining & major highways. Located in Park Hill School District. This duplex is currently leased until April 2020 for $1000/month. The other side is avail also - MLS 2172922. Seller wiling to combine on one deed. Buyer’s agent to confirm room measurements, square footage, lot size and school district information.

Key facts

• 9,753 sq ft lot
• Garage
• Built 1979

Property features AI

Finance

• Financial info: Property used as residential income (duplex with two units)

Exterior

• Parking: Attached garage (2 total parking spaces)
• Utilities: Public water; Public sewer; Individual water heaters; Individual heat and air
• Home design: Duplex (residential income property); 2 stories
• Construction: Frame construction; Composition roof
• Exterior features: Covered patio; Porch; Fenced yard

Interior

• Kitchen: Dishwasher; Free-standing electric oven; Range/oven; Refrigerator
• Bedrooms: Two 2-bedroom units (each unit is 2 bedrooms)
• Bathrooms: Each unit has 2 bathrooms
• Heating & cooling: Natural gas heating; Electric cooling; Individual heating and air for units
• Interior features: Dishwasher; Free-standing electric oven
• Laundry & utility: Individual washer and dryer in each unit; Hot water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $379k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive. Per door: $113/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $342k (9.7% below list).
• Recommended offer: $342k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: 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); 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); 264 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 runs 36% of the median local income ($115k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $41k of equity ($3k loan paydown + $38k 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 $106k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$65k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $342,200 (9.7% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1979 — 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. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.56%
• DSCR: 1.11
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 27.5%
• Equity multiple: 3.22×
• Total profit: $235,240
• Equity at exit: $341,433

10-year hold

• IRR: 25.2%
• Equity multiple: 7.74×
• Total profit: $715,767
• Equity at exit: $736,314

Cash invested: $106,120 (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: 18.5×

Monthly cashflow live

• Estimated rent: $3,422 high
• Mortgage (P&I): −$1,988
• Tax from tax record: −$331 /mo · $3,978/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $226

Break-even live

Break-even rent $3,135

Max offer price $379,000

Occupancy floor 88%

Sensitivity live

Price	-10% $441	-5% $334	+0% $226	+5% $119	+10% $12
Rent	-10% $-44	-5% $91	+0% $226	+5% $362	+10% $497
Rate	-1.0pp $417	-0.5pp $323	base $226	+0.5pp $128	+1.0pp $28

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$3,422
Total (2 units)			$3,422

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8135 N Stoddard Ave Kansas City, MO	2.0	1.0	949	$1,225	$1.29	24d	1	0.07mi
8199 NW Milrey Dr Kansas City, MO	3.0	2.5	1458	$2,070	$1.42	18d	8	0.16mi
8031 NW Milrey Dr Kansas City, MO	1.0–2.0	1.0–1.5	870	$1,435	$1.65	2d	5	0.22mi
7223 NW 84th Ter Kansas City, MO	3.0	1.5	1038	$1,830	$1.76	24d	1	0.39mi
7223 NW 84th Ter Kansas City, MO	3.0	1.5	1038	$1,830	$1.76	18d	1	0.39mi
6904 NW 78th St Kansas City, MO	3.0	1.0	1450	$1,799	$1.24	22d	1	0.46mi
7641 N Stoddard Ave Kansas City, MO	3.0	2.0	1766	$2,200	$1.25	44d	1	0.50mi
8101 NW Barrybrooke Dr Kansas City, MO	1.0–3.0	1.0–2.0	1020	$1,738	$1.70	2d	27	0.71mi
8787 NW Prairie View Rd Kansas City, MO	2.0	1.0–2.0	1046	$2,331	$2.23	2d	8	0.76mi
8320 N Nodaway Ave Kansas City, MO	3.0	2.5	1600	$1,995	$1.25	44d	1	0.77mi
8704 NW 82 Ter Unit B Kansas City, MO	1.0	1.0	1056	$999	$0.95	44d	1	0.86mi
8710 NW 82 Ter Unit d Kansas City, MO	2.0	1.0	900	$1,225	$1.36	24d	1	0.90mi
8710 NW 82 Ter Apt B Kansas City, MO	2.0	1.5	900	$1,125	$1.25	45d	1	0.90mi
8811 N Congress Ave Kansas City, MO	1.0–3.0	1.0–2.0	1029	$1,562	$1.52	2d	16	1.00mi
8940 N Shannon Ave Kansas City, MO	1.0–2.0	1.0–2.0	937	$2,049	$2.19	2d	23	1.04mi
6905 NW 72nd Ter Kansas City, MO	3.0	1.0	1465	$2,000	$1.37	4d	1	1.12mi
8504 N Cosby Ave Kansas City, MO	1.0–3.0	1.0–2.0	1110	$1,588	$1.43	3d	18	1.18mi
7441 NW Old Tiffany Springs Rd Kansas City, MO	1.0–2.0	1.0–2.0	958	$1,695	$1.77	4d	2	1.24mi
7009 NW Avalon St Kansas City, MO	3.0	1.0	960	$1,795	$1.87	24d	1	1.42mi
7009 NW Avalon St Kansas City, MO	3.0	1.0	960	$1,795	$1.87	22d	1	1.42mi

Listing history 6 events

1. 2026-06-18
   days on market $379,000 Active 6 DOM
2. 2026-06-17
   days on market $379,000 Active 5 DOM
3. 2026-06-16
   days on market $379,000 Active 4 DOM
4. 2026-06-15
   days on market $379,000 Active 3 DOM
5. 2026-06-13
   remarks 695-char remark
6. 2026-06-13
   listed $379,000 Active 1 DOM

ⓘ 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: $3,978 · $331/mo
• Projected year-2 tax: $3,978 · $331/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: $41,064
• − Mortgage interest: −$21,230
• − Property taxes: −$3,978
• − Insurance: −$1,895
• − Repairs & maintenance: −$3,285
• − Management: −$3,285
• − Depreciation: −$11,025
• Taxable loss: −$3,634
• Est. tax savings @ 24.0%: +$872
• After-tax cash flow: $3,590/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

+161.4% since first listed

7 events — show timeline

• 2026-06-12 Listed $379,000 Heartland MLS as Distributed by MLS Grid
• 2026-06-10 Coming Soon $379,000 Heartland MLS as Distributed by MLS Grid
• 2019-12-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-10-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-09-11 Price Changed $127,500 Heartland MLS as Distributed by MLS Grid
• 2019-08-25 Price Changed $135,000 Heartland MLS as Distributed by MLS Grid
• 2019-08-02 Listed $145,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+9.5%/yr

Latest (2025): $3,978 · +11.6% YoY. Source: county tax records.