7808 N Nodaway Ave · Kansas City, MO 64152

$450,000

5 bd · 3.5 ba · 2,602 sqft · SingleFamily public records · 8 Days on market

Built 1998 8,198 sqft lot Est $450k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +1.0/10.0

Listing remarks MLS

Back on Market, no fault of sellers Rare true 5-bedroom home in Park Hill School District! Don’t miss this opportunity. This beautiful 1.5 story home was built to last. This well maintained, one family-owned home, is situated close to schools, Zona Rosa district, trails, highway access, yet backs to country living, and beautiful skies. The first floor was designed with ADA compliance in mind. From raised outlets, to accessible roll-in shower, there is so much love and care planned. Enjoy watching the horses in the fields and arena behind your home as you drink your morning coffee on the large deck. Home boasts main floor laundry, double oven, roll-out shelves in pantry, gas log fireplace, newer roof, and new thermal windows. GOOGLE FIBER! On the 2nd floor, don’t miss the deep soaker tub in the bathroom, and multiple walk-in closets. The walk-out basement has a 5th bedroom and separate bathroom. There is over 400 square feet of unfinished space for a workshop, garage, or home gym. The family room features floor to ceiling windows to watch the activities outside all year long!

Key facts

• 8,198 sq ft lot
• 2 garage spots
• Built 1998

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-707 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $325k (27.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (38.0% below list).
• Recommended offer: $279k (38.0% below list) — sets the bar for 1% rule.

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: Prairie Point Elem. (math 49% / reading 48%, grade D, #334 of 1,115 statewide, top 30%, 422 students, 29% FRL); Plaza Middle (math 37% / reading 51%, grade D, #121 of 391 statewide, top 32%, 715 students, 30% 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); 268 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 234 units permitted in Platte County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $48k of equity ($3k loan paydown + $45k appreciation (10.0% local appreciation)).
• Platte County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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 $279,043 (38.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.62% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.74%
• DSCR: 0.70
• GRM: 13.4

CMA / ARV

• ARV (on-the-fly): $450,146
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7808 N Nodaway Ave	0.00mi	5/3.5	2,602 (0%)	1mo	$450,000	$173	99
8123 NW 80 St	0.17mi	4/2.5 (-1)	2,628 (+1%)	8mo	$430,000	$164	75
8112 NW 81 Ct	0.31mi	4/3.5 (-1)	2,568 (-1%)	6mo	$400,000	$156	73
9305 NW 80th St	0.58mi	4/3.0 (-1)	2,689 (+3%)	2mo	$450,000	$167	59
7642 N Atkins Pl	0.27mi	4/2.5 (-1)	2,796 (+8%)	9mo	$440,000	$157	58
9301 NW 80th St	0.57mi	4/3.0 (-1)	2,467 (-5%)	1mo	$485,000	$197	57
7708 N Atkins Pl	0.32mi	4/3.5 (-1)	2,984 (+15%)	4mo	$440,000	$147	52
8705 NW 74th St	0.66mi	4/2.5 (-1)	2,500 (-4%)	7mo	$499,900	$200	48
7809 NW Scenic Dr	0.73mi	4/3.0 (-1)	2,780 (+7%)	2mo	$599,900	$216	46
8204 NW 74th St	0.64mi	4/3.0 (-1)	2,259 (-13%)	1mo	$440,000	$195	40
8216 NW Forest Dr	0.72mi	4/2.5 (-1)	2,318 (-11%)	1mo	$929,000	$401	38
7421 NW 76th Ter	0.64mi	4/2.5 (-1)	2,240 (-14%)	4mo	$330,000	$147	35

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: 20.5%
• Equity multiple: 2.68×
• Total profit: $211,716
• Equity at exit: $405,396

10-year hold

• IRR: 19.5%
• Equity multiple: 6.45×
• Total profit: $686,828
• Equity at exit: $874,251

Cash invested: $126,000 (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: 268
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $2,790 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$365 /mo · $4,375/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $-707

Break-even live

Break-even rent $3,686

Max offer price $325,023

Occupancy floor —

Sensitivity live

Price	-10% $-453	-5% $-580	+0% $-707	+5% $-835	+10% $-962
Rent	-10% $-928	-5% $-818	+0% $-707	+5% $-597	+10% $-487
Rate	-1.0pp $-481	-0.5pp $-593	base $-707	+0.5pp $-824	+1.0pp $-943

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8310 NW 77th Ter Kansas City, MO	4.0	2.5	1792	$2,399	$1.34	5d	1	0.10mi
7907 NW Westside Dr Kansas City, MO	4.0	3.5	3003	$3,450	$1.15	12d	1	1.22mi

Listing history 10 events

1. 2026-04-24
   status Pending
2. 2026-04-16
   listed $450,000 Active
3. 2026-03-20
   historical $450,000
4. 2023-06-22
   soldstatus Closed 1104-char remark

   Show marketing remark (1104 chars)

   Back on Market, no fault of sellers Rare true 5-bedroom home in Park Hill School District! Don’t miss this opportunity. This beautiful 1.5 story home was built to last. This well maintained, one family-owned home, is situated close to schools, Zona Rosa district, trails, highway access, yet backs to country living, and beautiful skies. The first floor was designed with ADA compliance in mind. From raised outlets, to accessible roll-in shower, there is so much love and care planned. Enjoy watching the horses in the fields and arena behind your home as you drink your morning coffee on the large deck. Home boasts main floor laundry, double oven, roll-out shelves in pantry, gas log fireplace, newer roof, and new thermal windows. GOOGLE FIBER! On the 2nd floor, don’t miss the deep soaker tub in the bathroom, and multiple walk-in closets. The walk-out basement has a 5th bedroom and separate bathroom. There is over 400 square feet of unfinished space for a workshop, garage, or home gym. The family room features floor to ceiling windows to watch the activities outside all year long!

5. 2023-06-22
   soldstatus

   Show marketing remark (1104 chars)

   Back on Market, no fault of sellers Rare true 5-bedroom home in Park Hill School District! Don’t miss this opportunity. This beautiful 1.5 story home was built to last. This well maintained, one family-owned home, is situated close to schools, Zona Rosa district, trails, highway access, yet backs to country living, and beautiful skies. The first floor was designed with ADA compliance in mind. From raised outlets, to accessible roll-in shower, there is so much love and care planned. Enjoy watching the horses in the fields and arena behind your home as you drink your morning coffee on the large deck. Home boasts main floor laundry, double oven, roll-out shelves in pantry, gas log fireplace, newer roof, and new thermal windows. GOOGLE FIBER! On the 2nd floor, don’t miss the deep soaker tub in the bathroom, and multiple walk-in closets. The walk-out basement has a 5th bedroom and separate bathroom. There is over 400 square feet of unfinished space for a workshop, garage, or home gym. The family room features floor to ceiling windows to watch the activities outside all year long!

6. 2023-05-28
   status Pending 1104-char remark

   Show marketing remark (1104 chars)

   Back on Market, no fault of sellers Rare true 5-bedroom home in Park Hill School District! Don’t miss this opportunity. This beautiful 1.5 story home was built to last. This well maintained, one family-owned home, is situated close to schools, Zona Rosa district, trails, highway access, yet backs to country living, and beautiful skies. The first floor was designed with ADA compliance in mind. From raised outlets, to accessible roll-in shower, there is so much love and care planned. Enjoy watching the horses in the fields and arena behind your home as you drink your morning coffee on the large deck. Home boasts main floor laundry, double oven, roll-out shelves in pantry, gas log fireplace, newer roof, and new thermal windows. GOOGLE FIBER! On the 2nd floor, don’t miss the deep soaker tub in the bathroom, and multiple walk-in closets. The walk-out basement has a 5th bedroom and separate bathroom. There is over 400 square feet of unfinished space for a workshop, garage, or home gym. The family room features floor to ceiling windows to watch the activities outside all year long!

7. 2023-05-26
   status Active 1104-char remark

   Show marketing remark (1104 chars)

   Back on Market, no fault of sellers Rare true 5-bedroom home in Park Hill School District! Don’t miss this opportunity. This beautiful 1.5 story home was built to last. This well maintained, one family-owned home, is situated close to schools, Zona Rosa district, trails, highway access, yet backs to country living, and beautiful skies. The first floor was designed with ADA compliance in mind. From raised outlets, to accessible roll-in shower, there is so much love and care planned. Enjoy watching the horses in the fields and arena behind your home as you drink your morning coffee on the large deck. Home boasts main floor laundry, double oven, roll-out shelves in pantry, gas log fireplace, newer roof, and new thermal windows. GOOGLE FIBER! On the 2nd floor, don’t miss the deep soaker tub in the bathroom, and multiple walk-in closets. The walk-out basement has a 5th bedroom and separate bathroom. There is over 400 square feet of unfinished space for a workshop, garage, or home gym. The family room features floor to ceiling windows to watch the activities outside all year long!

8. 2023-05-25
   historical 1104-char remark

   Show marketing remark (1104 chars)

   Back on Market, no fault of sellers Rare true 5-bedroom home in Park Hill School District! Don’t miss this opportunity. This beautiful 1.5 story home was built to last. This well maintained, one family-owned home, is situated close to schools, Zona Rosa district, trails, highway access, yet backs to country living, and beautiful skies. The first floor was designed with ADA compliance in mind. From raised outlets, to accessible roll-in shower, there is so much love and care planned. Enjoy watching the horses in the fields and arena behind your home as you drink your morning coffee on the large deck. Home boasts main floor laundry, double oven, roll-out shelves in pantry, gas log fireplace, newer roof, and new thermal windows. GOOGLE FIBER! On the 2nd floor, don’t miss the deep soaker tub in the bathroom, and multiple walk-in closets. The walk-out basement has a 5th bedroom and separate bathroom. There is over 400 square feet of unfinished space for a workshop, garage, or home gym. The family room features floor to ceiling windows to watch the activities outside all year long!

9. 2023-05-14
   status Pending 1104-char remark

   Show marketing remark (1104 chars)

   Back on Market, no fault of sellers Rare true 5-bedroom home in Park Hill School District! Don’t miss this opportunity. This beautiful 1.5 story home was built to last. This well maintained, one family-owned home, is situated close to schools, Zona Rosa district, trails, highway access, yet backs to country living, and beautiful skies. The first floor was designed with ADA compliance in mind. From raised outlets, to accessible roll-in shower, there is so much love and care planned. Enjoy watching the horses in the fields and arena behind your home as you drink your morning coffee on the large deck. Home boasts main floor laundry, double oven, roll-out shelves in pantry, gas log fireplace, newer roof, and new thermal windows. GOOGLE FIBER! On the 2nd floor, don’t miss the deep soaker tub in the bathroom, and multiple walk-in closets. The walk-out basement has a 5th bedroom and separate bathroom. There is over 400 square feet of unfinished space for a workshop, garage, or home gym. The family room features floor to ceiling windows to watch the activities outside all year long!

10. 2023-05-11
    listed $370,000 Active 1104-char remark

    Show marketing remark (1104 chars)

    Back on Market, no fault of sellers Rare true 5-bedroom home in Park Hill School District! Don’t miss this opportunity. This beautiful 1.5 story home was built to last. This well maintained, one family-owned home, is situated close to schools, Zona Rosa district, trails, highway access, yet backs to country living, and beautiful skies. The first floor was designed with ADA compliance in mind. From raised outlets, to accessible roll-in shower, there is so much love and care planned. Enjoy watching the horses in the fields and arena behind your home as you drink your morning coffee on the large deck. Home boasts main floor laundry, double oven, roll-out shelves in pantry, gas log fireplace, newer roof, and new thermal windows. GOOGLE FIBER! On the 2nd floor, don’t miss the deep soaker tub in the bathroom, and multiple walk-in closets. The walk-out basement has a 5th bedroom and separate bathroom. There is over 400 square feet of unfinished space for a workshop, garage, or home gym. The family room features floor to ceiling windows to watch the activities outside all year long!

ⓘ 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: $4,375 · $365/mo
• Projected year-2 tax: $4,375 · $365/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: $33,485
• − Mortgage interest: −$25,207
• − Property taxes: −$4,375
• − Insurance: −$2,250
• − Repairs & maintenance: −$2,679
• − Management: −$2,679
• − Depreciation: −$13,091
• Taxable loss: −$16,795
• Est. tax savings @ 24.0%: +$4,031
• After-tax cash flow: $-4,459/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

+21.6% since first listed

10 events — show timeline

• 2026-04-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-16 Listed $450,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-20 Coming Soon $450,000 Heartland MLS as Distributed by MLS Grid
• 2023-06-22 Sold (Public Records) — Public Records
• 2023-06-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-05-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-05-26 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-05-25 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-05-14 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-05-11 Listed $370,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2025): $4,375 · +11.6% YoY. Source: county tax records.