7901 NW 122nd Ct · Kansas City, MO 64163

$199,999

3 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 3 Days on market

Built 2003 3,920 sqft lot $180/mo HOA · 15% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Schools +4.8/10.0
• Cash flow +4.7/30.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This 3 bedroom, 2 bath home is move in ready! Granite counters in the kitchen, all new carpet, and new paint throughout, will make for the perfect place to enjoy with friends and family. Trees along. the side and back of the home make for a private patio. Don't forget, this home is a short walk to the community pool! Perfect starter home or investment property!

Key facts

• 3,920 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Other: Inside city limits
• Financial info: Annual tax information available
• HOA & community: HOA: KC Property Solutions; Monthly association fee of $180 covering lawn service and snow removal; Community amenities include clubhouse, play area, pool, and trails; Lawn maintenance handled by association

Exterior

• Parking: Detached garage (garage faces front); Off-street parking; 1 garage space
• Security: Smoke detectors
• Utilities: Public water; Public sewer; High-speed internet available
• Home design: Single family residence; Ranch floor plan; Approximately 1,200 above-grade living area; Age: 21–30 years
• Construction: Vinyl siding; Composition roof; Crawl space foundation
• Exterior features: Private maintenance road; Paved road

Interior

• Kitchen: Granite counters; Cooktop; Electric range; Microwave; Dishwasher; Disposal; Refrigerator; Stainless steel appliances; Water purifier; Eat-in kitchen / kitchen-dining combo
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Luxury vinyl; Linoleum (in some bathrooms)
• Bathrooms: 2 full bathrooms; Bathroom features include double vanity and shower over tub
• Heating & cooling: Electric heating; Electric cooling (has cooling)
• Interior features: Ceiling fans; Painted cabinets; Window coverings; Seller provides home warranty (Cinch) with $100 deductible
• Laundry & utility: Washer and dryer included; Laundry located in the kitchen on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $-494 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (43.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (39.6% below list).
• Recommended offer: $113k (43.6% below list) — sets the bar for cash-flow.

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.
• Platte County R-III (town): math 48% / reading 60% proficiency, ranked #22 of 324 in MO (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 14 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 234 units permitted in Platte County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (1.8% local appreciation)).
• Platte County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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 $112,707 (43.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.60% ✗
• Cap rate: 3.33%
• Cash-on-cash: -10.59%
• DSCR: 0.53
• GRM: 13.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.65×
• Total profit: $-19,747
• Equity at exit: $76,707

10-year hold

• IRR: -1.3%
• Equity multiple: 0.82×
• Total profit: $-9,831
• Equity at exit: $108,811

Cash invested: $56,000 (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 64163

• Home prices YoY: 0.9%
• Active inventory: 14
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$137 /mo · $1,643/yr
• Insurance: −$83
• HOA: −$180
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-494

Break-even live

Break-even rent $1,834

Max offer price $112,707

Occupancy floor —

Sensitivity live

Price	-10% $-381	-5% $-438	+0% $-494	+5% $-551	+10% $-607
Rent	-10% $-590	-5% $-542	+0% $-494	+5% $-446	+10% $-399
Rate	-1.0pp $-393	-0.5pp $-443	base $-494	+0.5pp $-546	+1.0pp $-599

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 6 St Ferrelview, MO	3.0	2.0	1136	$1,182	$1.04	2d	1	0.35mi
407 N Garrison Ave Apt 108 Kansas City, MO	1.0–2.0	1.0	752	$1,250	$1.66	2d	2	0.36mi

HOA detail

• Monthly dues: $180 · $2,160/yr
• Likely covers: pool

Listing history 12 events

1. 2026-05-06
   status Pending 1811-char remark
2. 2026-05-02
   listed $199,999 Active 1811-char remark
3. 2026-04-28
   historical $199,999 1811-char remark
4. 2021-10-14
   soldstatus
5. 2021-10-12
   soldstatus Closed 365-char remark

   Show marketing remark (365 chars)

   This 3 bedroom, 2 bath home is move in ready! Granite counters in the kitchen, all new carpet, and new paint throughout, will make for the perfect place to enjoy with friends and family. Trees along. the side and back of the home make for a private patio. Don't forget, this home is a short walk to the community pool! Perfect starter home or investment property!

6. 2021-09-12
   status Pending 365-char remark

   Show marketing remark (365 chars)

   This 3 bedroom, 2 bath home is move in ready! Granite counters in the kitchen, all new carpet, and new paint throughout, will make for the perfect place to enjoy with friends and family. Trees along. the side and back of the home make for a private patio. Don't forget, this home is a short walk to the community pool! Perfect starter home or investment property!

7. 2021-09-10
   listed $154,000 Active 365-char remark

   Show marketing remark (365 chars)

   This 3 bedroom, 2 bath home is move in ready! Granite counters in the kitchen, all new carpet, and new paint throughout, will make for the perfect place to enjoy with friends and family. Trees along. the side and back of the home make for a private patio. Don't forget, this home is a short walk to the community pool! Perfect starter home or investment property!

8. 2012-05-24
   soldstatus

   Show marketing remark (623 chars)

   Come check out this cute 3 bedroom 2 full bath! Sets on a corner lot with a nice level yard. Walking distance to community swimming pool and club house. Fresh interior paint, new carpet and vinyl flooring being installed by 2/27/2012. Just minutes from KCI Airport, I-29 and 435 Hwys. This is a HomePath Fannie Mae Property. Purchase this property for as little as 3% down! Approved for HomePath Mortgage and HomePath Renovation Mortgage Financing! First 15 Day on the Market Available to Owner Occupant offers only! All owner Occupant buyer must sign a OOC form and P. A. found in Supplements. All offers must submit P. A.

9. 2012-02-22
   listed $62,500

   Show marketing remark (623 chars)

   Come check out this cute 3 bedroom 2 full bath! Sets on a corner lot with a nice level yard. Walking distance to community swimming pool and club house. Fresh interior paint, new carpet and vinyl flooring being installed by 2/27/2012. Just minutes from KCI Airport, I-29 and 435 Hwys. This is a HomePath Fannie Mae Property. Purchase this property for as little as 3% down! Approved for HomePath Mortgage and HomePath Renovation Mortgage Financing! First 15 Day on the Market Available to Owner Occupant offers only! All owner Occupant buyer must sign a OOC form and P. A. found in Supplements. All offers must submit P. A.

10. 2007-06-20
    soldstatus
11. 2007-06-20
    soldstatus
12. 2007-02-09
    listed $114,900

ⓘ 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: $1,643 · $137/mo
• Projected year-2 tax: $1,940 · $162/mo
• Expected delta: +$297/yr (+$25/mo · 18.1%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,505
• − Mortgage interest: −$11,203
• − Property taxes: −$1,643
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − HOA: −$2,160
• − Depreciation: −$5,818
• Taxable loss: −$9,640
• Est. tax savings @ 24.0%: +$2,314
• After-tax cash flow: $-3,616/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: Platte County R-III
• NCES district ID: 2925230
• Math proficiency: 48% ▼ -5.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $65,548
• Composite: 47.55/100
• National rank: #2266
• State rank: #22 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
• City population: 439,467
• Population (ZIP): 1,062

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 (75%)
• Race & ethnicity: White 75% Black 13% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Lithuanian 4% Romanian 2% Scotch-Irish 2%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% German/W. Germanic 2% Other Indo-European 2%

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: ▲ 1.80%
• Current HPI: 202.5627
• Rent YoY: —
• Metro: —
• 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

+74.1% since first listed

15 events — show timeline

• 2026-05-28 Sold (Public Records) — Public Records
• 2026-05-28 Sold (Public Records) — Public Records
• 2026-05-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2026-05-06 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-02 Listed $199,999 Heartland MLS as Distributed by MLS Grid
• 2026-04-28 Coming Soon $199,999 Heartland MLS as Distributed by MLS Grid
• 2021-10-14 Sold (Public Records) — Public Records
• 2021-10-12 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-09-12 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-09-10 Listed $154,000 Heartland MLS as Distributed by MLS Grid
• 2012-05-24 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2012-02-22 Listed $62,500 Heartland MLS as Distributed by MLS Grid
• 2007-06-20 Sold (Public Records) — Public Records
• 2007-06-20 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-02-09 Listed $114,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2025): $1,643 · +5.8% YoY. Source: county tax records.