8673 NE 97th Ter · Kansas City, MO 64157

$270,000

3 bd · 2.0 ba · 1,520 sqft · Townhouse public records · 1 Days on market

Built 2004 1,742 sqft lot Est $243k · 11% over $15/mo HOA · 1% 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).

• Cash flow +20.0/30.0
• DSCR +6.3/10.0
• 1% rule +5.0/10.0
• Rent growth +4.9/5.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Terrifically maintained 3 Bedroom end unit townhome w/ brand new carpeting throughout (Nov 2016), plus neutral color/décor! Kitchen w/ lots of cabinets, pantry, plus all appliances stay with the home. Open floor plan with corner fireplace in great room that walks out to private patio. Bedrooms 2 and 3 share their own full bath. Master BR bath with double vanity and walk in closet. Maintenance provided home provides snow removal, lawn care, all exterior maintenance, & includes sprinkler system. Ready for you today! $400.00 once a year HOA fee. The monthly HOA is 106.00.

Key facts

• $15 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Not in flood plain; Lot size approx. 1,742 square feet
• Financial info: Living area and specific financials not included
• HOA & community: HOA with annual fee ($175); Community pool; HOA covers building maintenance, lawn service, snow removal, maintenance-free exterior

Exterior

• Parking: Attached garage facing front (1 garage space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Attached townhouse; 2-story floor plan; Residential property
• Construction: Frame construction with vinyl siding; Composition roof; Full concrete basement
• Exterior features: Patio; Porch; Adjoins greenspace; City lot; Level yard; In-ground sprinkler system

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Electric range; Pantry
• Bedrooms: 3 bedrooms (all on second level)
• Flooring: Carpet; Vinyl in dining/kitchen areas
• Bathrooms: 3 full bathrooms; 1 half bathroom; Double vanity in a bathroom
• Heating & cooling: Heat pump with gas; Electric cooling
• Interior features: Ceiling fans; Pantry; Walk-in closets; Smoke detector(s)
• Laundry & utility: Laundry located on bedroom level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $270k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/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 $269k (0.4% below list).
• Recommended offer: $269k (0.4% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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.
• Liberty 53 (suburban): math 41% / reading 59% proficiency, ranked #24 of 324 in MO (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Shoal Creek Elem. (math 63% / reading 68%, grade B+, #63 of 1,115 statewide, top 6%, 883 students, 8% FRL); Liberty North High School (math 25% / reading 75%, grade D+, #116 of 521 statewide, top 22%, 2,326 students, 18% FRL) — zoned schools at 13% FRL track the district average.
• Market conditions: Rents rising fast (+9.5%/yr); 240 active listings in the ZIP; high-income renter base; 341 units permitted in Clay County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Clay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $76k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y 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 $268,901 (0.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 1.00% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $243,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8633 NE 98th Ct	0.06mi	3/2.5	1,538 (+1%)	3mo	$259,900	$169	91
9831 N Lewis Ave	0.15mi	3/2.5	1,519 (-0%)	4mo	$239,888	$158	88
8654 NE 97th St	0.05mi	3/2.5	1,520 (0%)	10mo	$265,000	$174	88
8659 NE 97th Ter	0.03mi	3/2.5	1,498 (-1%)	11mo	$255,000	$170	85
8601 NE 97th St	0.11mi	3/2.5	1,517 (-0%)	13mo	$235,000	$155	82
8662 NE 97th Ter	0.03mi	3/2.5	1,607 (+6%)	7mo	$250,000	$156	81
8614 NE 98th Ct	0.12mi	2/2.5 (-1)	1,451 (-4%)	3mo	$229,900	$158	77
8675 NE 97th St	0.06mi	3/2.5	1,607 (+6%)	14mo	$255,000	$159	74
8616 NE 97th St	0.08mi	3/2.5	1,607 (+6%)	14mo	$257,000	$160	73
8635 NE 97th St	0.09mi	3/2.5	1,607 (+6%)	15mo	$245,000	$152	72
9705 N Lewis Ave	0.06mi	2/2.5 (-1)	1,451 (-4%)	15mo	$237,500	$164	70
9756 N Lewis Ave	0.05mi	2/2.5 (-1)	1,451 (-4%)	16mo	$245,000	$169	69

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.89×
• Total profit: $-8,385
• Equity at exit: $40,258

10-year hold

• IRR: 11.6%
• Equity multiple: 2.12×
• Total profit: $84,607
• Equity at exit: $23,345

Cash invested: $75,600 (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 64157

• Home prices YoY: -18.1%
• Rents YoY: 9.5%
• Active inventory: 240
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,689 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$249 /mo · $2,984/yr
• Insurance: −$112
• HOA: −$15
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $332

Break-even live

Break-even rent $2,268

Max offer price $270,000

Occupancy floor 83%

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: landscapingsnow removalexterior maint.

Listing history 1 events

1. 2026-06-07
   listed $270,000 Pending 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: $2,984 · $249/mo
• Projected year-2 tax: $2,984 · $249/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 2/10 Low
• 🌡 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,268
• − Mortgage interest: −$15,124
• − Property taxes: −$2,984
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,581
• − Management: −$2,581
• − HOA: −$180
• − Depreciation: −$7,855
• Taxable loss: −$387
• Est. tax savings @ 24.0%: +$93
• After-tax cash flow: $4,080/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: Liberty 53
• NCES district ID: 2918540
• Math proficiency: 41% ▼ -9.00%
• Reading proficiency: 59% ▼ -3.00%
• Median HH income: $78,226
• Composite: 45.41/100
• National rank: #2624
• State rank: #24 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: Clay County · 220,651 people
• City population: 439,467
• Metro: Kansas City, MO-KS
• Population (ZIP): 23,030
• Household income: $149,526
• Rent vs Own: 9.1% rent · 90.9% own
• Severe rent burden: 87.0

Population outlook (Clay County) Hauer SSP2

• Today (2025): 266,022 people
• By 2030: 280,057 · +5.3%
• By 2040: 306,153 · +15.1%
• By 2050: 328,630 · +23.5%
• By 2075: 375,182 · +41.0%
• By 2100: 392,861 · +47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Asian 7% Two or more races 6% Hispanic / Latino 5% Black 3%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 92% English-only · Spanish 3% Other Asian/Pacific 2% Vietnamese 1%

Political lean MEDSL · Clay

• 2024 margin: Lean R (+5.6) · D 46.4% · R 52.0% · Other 1.6%
• 2008→2024 swing: -4.9pp toward R · 2008: -0.7pp · 2024: -5.6pp
• All cycles: 2024: R+5.6 2020: R+4.1 2016: R+11.1 2012: R+8.4 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.38%
• Current HPI: 195.9921
• Rent YoY: ▲ 9.50%
• 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

+116.2% since first listed

11 events — show timeline

• 2026-06-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-27 Listed $270,000 Heartland MLS as Distributed by MLS Grid
• 2022-02-11 Price Changed $1,650 RENT.
• 2021-11-30 Sold (Public Records) — Public Records
• 2016-12-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-12-21 Sold (Public Records) — Public Records
• 2016-12-13 Pending — Heartland MLS as Distributed by MLS Grid
• 2016-11-23 Contingent — Heartland MLS as Distributed by MLS Grid
• 2016-11-16 Listed $132,900 Heartland MLS as Distributed by MLS Grid
• 2004-01-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-01-02 Listed $124,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.2%/yr

Latest (2025): $2,984 · +8.8% YoY. Source: county tax records.