7805 NW Roberts Rd · Weatherby Lake, MO 64152

$499,000

4 bd · 3.0 ba · 2,388 sqft · SingleFamily public records · 1 Days on market

Built 1992 0.38 ac lot Est $499k · at est. $54/mo HOA · 2% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.1/30.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.5/10.0

Listing remarks MLS

Weatherby Lake living at its best. Updated 4 bedroom home with new kitchen & baths. New carpet, oversized Trex decking. Finished walk/out basement with fireplace and 4th bedroom. New energy efficient windows, roof replaced in 2006. All appliances are included with property. All New Interior Paint. Private fenced treed yard. Oversized deck and patio for out door entertaining. 3 Fireplaces. Everything has been done here. Move in ready. Seller to provide a 1 year home warranty. Spacious master suite w/ vaulted ceilings and fireplace. 275 acre lake includes fishing, swimming, sailing, and boating and a variety of recreational activities. Weatherby Lake one time user fee in the amount of $2,400 due at closing.

Key facts

• 0.38 acre lot
• 2 garage spots
• Built 1992

Property features AI

Finance

• HOA & community: Member of Weatherby Lake Improvement Company; Annual association fee of $650; Community amenities: community center, storage, play area, tennis courts, trails

Exterior

• Parking: Attached 2-car garage; Has garage
• Utilities: Public water; Grinder pump sewer
• Home design: Single-family residence; Residential property; Side/side split design; 31–40 years old
• Construction: Vinyl siding; Composition roof; Basement
• Exterior features: Deck; Patio; Metal and wood fencing; Lake privileges

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator; Electric range; Breakfast area / Eat-in kitchen and formal dining options
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling (central)
• Interior features: Vaulted ceilings; Walk-in closets; Side/side split floor plan; Basement bedroom; Walk-out basement access; 3 fireplaces (including hearth room and basement)
• Laundry & utility: Laundry on bedroom level; Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $499k.

Deal economics

• At list price, monthly cash flow is $-927 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $335k (32.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $308k (38.2% below list).
• Recommended offer: $308k (38.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#199 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: Hawthorn Elem. (math 61% / reading 63%, grade B, #98 of 1,115 statewide, top 10%, 452 students, 19% FRL); Park Hill High (math 70% / reading 71%, grade B+, #9 of 521 statewide, top 2%, 1,857 students, 25% FRL) — zoned schools at 22% FRL track the district average.
• Zoned-school proficiency averages 66% at this address vs 50% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Park Hill average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+7.0%/yr); 264 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 234 units permitted in Platte County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $53k of equity ($3k loan paydown + $50k 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 ~$86k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 $308,407 (38.2% 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. 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: 4.06%
• Cash-on-cash: -7.96%
• DSCR: 0.65
• GRM: 13.5

CMA / ARV

• ARV (on-the-fly): $499,092
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7805 NW Roberts Rd	0.00mi	4/3.0	2,388 (0%)	1mo	$499,000	$209	99
10806 NW 75th Ter	0.38mi	4/3.0	2,444 (+2%)	1mo	$465,000	$190	77
7816 NW Roberts Rd	0.07mi	4/3.5	2,635 (+10%)	12mo	$679,950	$258	68
7612 NW Valley Rd	0.24mi	4/2.0	2,226 (-7%)	10mo	$455,000	$204	66
7506 NW Kerns Dr	0.40mi	4/3.5	2,446 (+2%)	14mo	$600,000	$245	64
7904 NW Potomac Ave	0.41mi	5/3.0 (+1)	2,300 (-4%)	8mo	$525,000	$228	63
7613 NW Valley Rd	0.22mi	3/2.0 (-1)	2,226 (-7%)	9mo	$399,900	$180	62
10307 Barry Rd	0.71mi	4/3.0	2,490 (+4%)	6mo	$300,000	$120	55
8008 NW Pleasant Ford Rd	0.39mi	3/2.0 (-1)	2,190 (-8%)	17mo	$689,900	$315	45
10207 NW Barry Rd	0.72mi	3/2.0 (-1)	2,622 (+10%)	3mo	$365,000	$139	38

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: 19.7%
• Equity multiple: 2.62×
• Total profit: $225,740
• Equity at exit: $449,539

10-year hold

• IRR: 18.9%
• Equity multiple: 6.31×
• Total profit: $742,218
• Equity at exit: $969,447

Cash invested: $139,720 (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: 13.5×

Monthly cashflow live

• Estimated rent: $3,084 medium
• Mortgage (P&I): −$2,617
• Tax from tax record: −$485 /mo · $5,815/yr
• Insurance: −$208
• HOA: −$54
• Vacancy / Maint / Mgmt: −$648
• Net cashflow: $-927

Break-even live

Break-even rent $4,257

Max offer price $335,261

Occupancy floor —

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7907 NW Westside Dr Kansas City, MO	4.0	3.5	3003	$3,450	$1.15	11d	1	0.18mi
8495 State Rte N Kansas City, MO	2.0–4.0	2.0–3.5	11173	$3,073	$0.28	2d	72	0.85mi
8310 NW 77th Ter Kansas City, MO	4.0	2.5	1792	$2,399	$1.34	4d	1	1.36mi
8320 N Nodaway Ave Kansas City, MO	3.0	2.5	1600	$1,995	$1.25	44d	1	1.48mi

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 7 events

1. 2026-05-01
   status Pending
2. 2026-05-01
   listed $499,000 Active
3. 2015-11-10
   soldstatus
4. 2015-11-06
   soldstatus 721-char remark

   Show marketing remark (721 chars)

   Weatherby Lake living at its best. Updated 4 bedroom home with new kitchen & baths. New carpet, oversized Trex decking. Finished walk/out basement with fireplace and 4th bedroom. New energy efficient windows, roof replaced in 2006. All appliances are included with property. All New Interior Paint. Private fenced treed yard. Oversized deck and patio for out door entertaining. 3 Fireplaces. Everything has been done here. Move in ready. Seller to provide a 1 year home warranty. Spacious master suite w/ vaulted ceilings and fireplace. 275 acre lake includes fishing, swimming, sailing, and boating and a variety of recreational activities. Weatherby Lake one time user fee in the amount of $2,400 due at closing.

5. 2015-09-16
   listed $250,000 721-char remark

   Show marketing remark (721 chars)

   Weatherby Lake living at its best. Updated 4 bedroom home with new kitchen & baths. New carpet, oversized Trex decking. Finished walk/out basement with fireplace and 4th bedroom. New energy efficient windows, roof replaced in 2006. All appliances are included with property. All New Interior Paint. Private fenced treed yard. Oversized deck and patio for out door entertaining. 3 Fireplaces. Everything has been done here. Move in ready. Seller to provide a 1 year home warranty. Spacious master suite w/ vaulted ceilings and fireplace. 275 acre lake includes fishing, swimming, sailing, and boating and a variety of recreational activities. Weatherby Lake one time user fee in the amount of $2,400 due at closing.

6. 2015-09-14
   historical
7. 2015-08-05
   listed $280,000

ⓘ 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: $5,815 · $485/mo
• Projected year-2 tax: $5,815 · $485/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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,009
• − Mortgage interest: −$27,952
• − Property taxes: −$5,815
• − Insurance: −$2,495
• − Repairs & maintenance: −$2,961
• − Management: −$2,961
• − HOA: −$648
• − Depreciation: −$14,516
• Taxable loss: −$20,339
• Est. tax savings @ 24.0%: +$4,881
• After-tax cash flow: $-6,241/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 — Weatherby Lake

• Score: 67/100
• State rank: #199
• US rank: #10203

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weatherby Lake, MO
• County: Platte County · 100,198 people
• 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

+78.2% since first listed

7 events — show timeline

• 2026-05-01 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-01 Listed $499,000 Heartland MLS as Distributed by MLS Grid
• 2015-11-10 Sold (Public Records) — Public Records
• 2015-11-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-09-16 Listed $250,000 Heartland MLS as Distributed by MLS Grid
• 2015-09-14 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2015-08-05 Listed $280,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2025): $5,815 · +11.3% YoY. Source: county tax records.