200 NW 63rd Ter · Gladstone, MO 64118

$185,000

3 bd · 1.0 ba · 948 sqft · SingleFamily public records · 179 Days on market

Built 1957 0.25 ac lot $195/sqft · at area comps Est $244k · 24% 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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Northland ranch featuring three bedrooms and one bath on a spacious quarter-acre lot. The backyard is fully privacy fenced, offering plenty of room for pets, kids, or entertaining outdoors. This home sits in a quiet neighborhood with easy highway access and nearby shopping and dining. Great opportunity for anyone looking for an affordable Northland home with room to grow.

Key facts

• Privacy fenced
• Quiet neighborhood
• Easy highway access

Tags

• PRIVACY FENCED
• QUARTER-ACRE LOT
• QUIET NEIGHBORHOOD
• EASY HIGHWAY ACCESS
• NEARBY SHOPPING
• NEARBY DINING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/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 $157k (15.3% below list).
• Recommended offer: $157k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.4% in Gladstone — 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 76/100 on livability (#44 in MO, #3,612 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• North Kansas City 74 (urban): math 38% / reading 49% proficiency, ranked #98 of 324 in MO (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.2%/yr); 183 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $156,682 (15.3% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.85% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.16%
• DSCR: 1.10
• GRM: 9.8

CMA / ARV

• ARV (median comp): $243,953
• List price: $185,000
• Delta: -24.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6114 N Main St	0.27mi	2/1.0 (-1)	886 (-6%)	5mo	$177,500	$200	67
103 NE 67th St	0.44mi	2/1.0 (-1)	988 (+4%)	8mo	$219,950	$223	61
614 NE 66th Ter	0.70mi	3/1.0	976 (+3%)	10mo	$219,900	$225	54
6401 N Central St	0.10mi	3/1.5	1,080 (+14%)	20mo	$249,900	$231	54
404 NE 67th Pl	0.63mi	3/1.0	988 (+4%)	14mo	$225,000	$228	52
601 NE 67th Pl	0.72mi	3/1.0	976 (+3%)	16mo	$217,950	$223	48
501 NE Shady Lane Dr	0.49mi	3/1.0	1,064 (+12%)	12mo	$200,000	$188	47
502 NE 67th St	0.62mi	3/1.0	988 (+4%)	23mo	$210,000	$213	45
6100 N Charlotte St	0.72mi	3/1.0	1,050 (+11%)	13mo	$225,000	$214	38
406 NE 67th Ter	0.67mi	2/1.0 (-1)	816 (-14%)	23mo	$199,500	$244	21

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 · 3.2% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.54×
• Total profit: $-23,786
• Equity at exit: $27,584

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-12,006
• Equity at exit: $15,995

Cash invested: $51,800 (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 64118

• Rents YoY: 3.2%
• Active inventory: 183
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,567 high
• Mortgage (P&I): −$970
• Tax from tax record: −$97 /mo · $1,168/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $93

Break-even live

Break-even rent $1,449

Max offer price $185,000

Occupancy floor 89%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
325 NW 62nd Ter Kansas City, MO	2.0	1.0	780	$1,150	$1.47	23d	1	0.19mi
6024 N Jefferson St Kansas City, MO	1.0–3.0	1.0–2.0	1109	$1,595	$1.44	2d	11	0.43mi
5710 N Belleview Ave Kansas City, MO	2.0–3.0	2.0	960	$1,579	$1.64	7d	1	0.78mi
450 NE 68th St Kansas City, MO	1.0–2.0	1.0–1.5	835	$1,305	$1.56	2d	17	0.79mi
1428 NW 64th Ter Kansas City, MO	2.0	1.0	960	$1,345	$1.40	7d	1	0.82mi
6011 N Forest Ave Kansas City, MO	3.0	1.0	986	$1,595	$1.62	7d	1	0.93mi
5400 N Summit St Kansas City, MO	1.0–3.0	1.0–2.0	988	$2,261	$2.29	1d	44	1.24mi
6943 N Bedford Ave Kansas City, MO	1.0–3.0	1.0–3.0	1257	$2,450	$1.95	23d	6	1.39mi
8800 N Ames Ave Kansas City, MO	1.0–2.0	1.0–2.0	1069	$1,969	$1.84	1d	28	1.47mi

Listing history 17 events

1. 2026-02-23
   price $185,000 383-char remark

   Show marketing remark (383 chars)

   Charming Northland ranch featuring three bedrooms and one bath on a spacious quarter-acre lot. The backyard is fully privacy fenced, offering plenty of room for pets, kids, or entertaining outdoors. This home sits in a quiet neighborhood with easy highway access and nearby shopping and dining. Great opportunity for anyone looking for an affordable Northland home with room to grow.

2. 2026-01-08
   price $193,000 383-char remark

   Show marketing remark (383 chars)

   Charming Northland ranch featuring three bedrooms and one bath on a spacious quarter-acre lot. The backyard is fully privacy fenced, offering plenty of room for pets, kids, or entertaining outdoors. This home sits in a quiet neighborhood with easy highway access and nearby shopping and dining. Great opportunity for anyone looking for an affordable Northland home with room to grow.

3. 2025-12-11
   price $200,000 383-char remark

   Show marketing remark (383 chars)

   Charming Northland ranch featuring three bedrooms and one bath on a spacious quarter-acre lot. The backyard is fully privacy fenced, offering plenty of room for pets, kids, or entertaining outdoors. This home sits in a quiet neighborhood with easy highway access and nearby shopping and dining. Great opportunity for anyone looking for an affordable Northland home with room to grow.

4. 2025-11-28
   listed $210,000 Active 383-char remark

   Show marketing remark (383 chars)

   Charming Northland ranch featuring three bedrooms and one bath on a spacious quarter-acre lot. The backyard is fully privacy fenced, offering plenty of room for pets, kids, or entertaining outdoors. This home sits in a quiet neighborhood with easy highway access and nearby shopping and dining. Great opportunity for anyone looking for an affordable Northland home with room to grow.

5. 2025-10-16
   historical
6. 2025-10-16
   listed $215,000 Active
7. 2025-10-09
   historical
8. 2025-09-12
   soldstatus
9. 2014-11-12
   soldstatus
10. 2014-11-10
    soldstatus
11. 2014-03-27
    listed $90,000
12. 2013-07-26
    listed $102,500
13. 2002-05-30
    soldstatus
14. 2002-05-30
    soldstatus
15. 2002-05-07
    listed $71,900
16. 1999-07-30
    soldstatus
17. 1999-06-16
    listed $66,900

ⓘ 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: $1,168 · $97/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$626/yr (+$52/mo · 53.6%)

ⓘ 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 ≥106°F today · 17 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: $18,802
• − Mortgage interest: −$10,363
• − Property taxes: −$1,168
• − Insurance: −$925
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$5,382
• Taxable loss: −$2,044
• Est. tax savings @ 24.0%: +$491
• After-tax cash flow: $1,609/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: North Kansas City 74
• NCES district ID: 2922800
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $55,444
• Composite: 37.88/100
• National rank: #4321
• State rank: #98 of 324 in MO

Livability — Gladstone

• Score: 76/100
• State rank: #44
• US rank: #3612

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment C+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gladstone, MO
• County: Clay County · 220,651 people
• City population: 41,984
• Metro: Kansas City, MO-KS
• Population (ZIP): 41,984
• Household income: $74,740
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1629.0

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 (72%)
• Race & ethnicity: White 72% Black 10% Hispanic / Latino 10% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 4% Arabic 1% Other Asian/Pacific 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: ▼ -250.16%
• Current HPI: 240.9626
• Rent YoY: ▲ 3.20%
• 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

+176.5% since first listed

17 events — show timeline

• 2026-02-23 Price Changed $185,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-08 Price Changed $193,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-11 Price Changed $200,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-28 Listed $210,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-16 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-10-16 Listed $215,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-09 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2025-09-12 Sold (Public Records) — Public Records
• 2014-11-12 Sold (Public Records) — Public Records
• 2014-11-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2014-03-27 Listed $90,000 Heartland MLS as Distributed by MLS Grid
• 2013-07-26 Listed $102,500 Heartland MLS as Distributed by MLS Grid
• 2002-05-30 Sold (Public Records) — Public Records
• 2002-05-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2002-05-07 Listed $71,900 Heartland MLS as Distributed by MLS Grid
• 1999-07-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1999-06-16 Listed $66,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+0.6%/yr

Latest (2025): $1,168 · +1.9% YoY. Source: county tax records.