7610 NW Westside Dr · Weatherby Lake, MO 64152

$545,000

3 bd · 3.0 ba · 5,394 sqft · SingleFamily public records · 59 Days on market

Built 1978 0.42 ac lot $101/sqft · 51% below area Est $612k · 11% under $44/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).

• ARV discount +12.4/15.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Cash flow +1.6/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

If you’ve been searching for a home where the view makes you pause every time you see it, this is it. Located in Weatherby Lake with the water just across the street and easy access to the W1 access area with a courtesy dock, this property offers an impressive lot and a lifestyle to match. This lake access is easy and convenient. With a setting that delivers both views and accessibility, this property offers a rare opportunity to enjoy the lake lifestyle you’ve been looking for. Thoughtfully positioned as a second-tier home, it provides exceptional value and an opportunity to enjoy the full lifestyle without first-tier pricing. The main level is designed for both comfort and everyday living, featuring a welcoming living room with a fireplace and direct access to the deck, where you can sit back, relax, and take in the water views. A formal dining area flows into the kitchen, complete with custom cabinetry and granite countertops, along with access to a second deck for even more outdoor enjoyment. For year-round comfort, the all-seasons sunroom, heated and cooled, offers the perfect place to unwind while staying connected to the outdoors. All three bedrooms are conveniently located on the main level, including a generously sized primary suite with access to the bathroom and primary closet. An updated hall bathroom serves the additional bedrooms and guests. The finished walkout lower level expands your living space with a large second living area featuring a fireplace and direct views of the water, which truly set this home apart. This level also includes a non-conforming bedroom, an additional bathroom, and a dedicated laundry space, offering flexibility for guests, entertaining, or additional living needs. This home has been well cared for and is ready for its next chapter, offering a rare opportunity to enjoy the Weatherby Lake lifestyle with incredible views, convenient access, and inviting spaces both inside and out.

Key facts

• 0.42 acre lot
• 2 garage spots
• Built 1978

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $545k.

Deal economics

• At list price, monthly cash flow is $-2k ($-25k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (68.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (60.6% below list).
• Recommended offer: $175k (68.0% below list) — sets the bar for cash-flow.

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); 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) — zoned schools at 25% FRL track the district average.
• Market conditions: Rents rising fast (+7.0%/yr); 268 active listings in the ZIP; 1 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 $58k of equity ($4k loan paydown + $54k 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 ~$94k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($529k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 29y 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 $174,528 (68.0% 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. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 68% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.39% ✗
• Cap rate: 1.68%
• Cash-on-cash: -16.49%
• DSCR: 0.27
• GRM: 21.2

CMA / ARV

• ARV (median comp): $612,140
• List price: $545,000
• Delta: -10.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8210 NW Roberts Rd	0.73mi	4/4.5 (+1)	5,176 (-4%)	3mo	$699,000	$135	46
7607 N Caldwell Ave	0.39mi	4/3.5 (+1)	4,791 (-11%)	21mo	$895,000	$187	39

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: 13.5%
• Equity multiple: 2.13×
• Total profit: $172,361
• Equity at exit: $490,979

10-year hold

• IRR: 14.2%
• Equity multiple: 5.16×
• Total profit: $634,320
• Equity at exit: $1,058,815

Cash invested: $152,600 (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 64152

• Home prices YoY: 4.7%
• Rents YoY: 7.0%
• Active inventory: 268
• Price-to-rent: 21.2×

Monthly cashflow live

• Estimated rent: $2,147 medium
• Mortgage (P&I): −$2,858
• Tax from tax record: −$664 /mo · $7,973/yr
• Insurance: −$227
• HOA: −$44
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-2,097

Break-even live

Break-even rent $4,802

Max offer price $174,528

Occupancy floor —

Sensitivity live

Price	-10% $-1,789	-5% $-1,943	+0% $-2,097	+5% $-2,251	+10% $-2,406
Rent	-10% $-2,267	-5% $-2,182	+0% $-2,097	+5% $-2,012	+10% $-1,928
Rate	-1.0pp $-1,823	-0.5pp $-1,959	base $-2,097	+0.5pp $-2,238	+1.0pp $-2,382

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: $136,250
• Closing costs: $16,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8495 State Rte N Kansas City, MO	2.0–4.0	2.0–3.5	11173	$2,542	$0.23	3d	72	1.04mi

HOA detail

• Monthly dues: $44 · $528/yr
• Likely covers: water

Listing history 26 events

1. 2026-06-21
   days on market $545,000 Active 59 DOM
2. 2026-06-18
   days on market $545,000 Active 56 DOM
3. 2026-06-17
   days on market $545,000 Active 55 DOM
4. 2026-06-16
   days on market $545,000 Active 54 DOM
5. 2026-06-15
   days on market $545,000 Active 53 DOM
6. 2026-06-13
   days on market $545,000 Active 51 DOM
7. 2026-06-13
   days on market $545,000 Active 50 DOM
8. 2026-06-09
   days on market $545,000 Active 47 DOM
9. 2026-06-08
   days on market $545,000 Active 46 DOM
10. 2026-06-07
    days on market $545,000 Active 45 DOM
11. 2026-06-03
    days on market $545,000 Active 41 DOM
12. 2026-06-02
    days on market $545,000 Active 40 DOM
13. 2026-06-01
    days on market $545,000 Active 39 DOM
14. 2026-05-31
    days on market $545,000 Active 38 DOM
15. 2026-04-24
    listed $545,000 Active 1965-char remark

    Show marketing remark (1965 chars)

    If you’ve been searching for a home where the view makes you pause every time you see it, this is it. Located in Weatherby Lake with the water just across the street and easy access to the W1 access area with a courtesy dock, this property offers an impressive lot and a lifestyle to match. This lake access is easy and convenient. With a setting that delivers both views and accessibility, this property offers a rare opportunity to enjoy the lake lifestyle you’ve been looking for. Thoughtfully positioned as a second-tier home, it provides exceptional value and an opportunity to enjoy the full lifestyle without first-tier pricing. The main level is designed for both comfort and everyday living, featuring a welcoming living room with a fireplace and direct access to the deck, where you can sit back, relax, and take in the water views. A formal dining area flows into the kitchen, complete with custom cabinetry and granite countertops, along with access to a second deck for even more outdoor enjoyment. For year-round comfort, the all-seasons sunroom, heated and cooled, offers the perfect place to unwind while staying connected to the outdoors. All three bedrooms are conveniently located on the main level, including a generously sized primary suite with access to the bathroom and primary closet. An updated hall bathroom serves the additional bedrooms and guests. The finished walkout lower level expands your living space with a large second living area featuring a fireplace and direct views of the water, which truly set this home apart. This level also includes a non-conforming bedroom, an additional bathroom, and a dedicated laundry space, offering flexibility for guests, entertaining, or additional living needs. This home has been well cared for and is ready for its next chapter, offering a rare opportunity to enjoy the Weatherby Lake lifestyle with incredible views, convenient access, and inviting spaces both inside and out.

16. 2026-04-17
    historical $545,000 1965-char remark

    Show marketing remark (1965 chars)

    If you’ve been searching for a home where the view makes you pause every time you see it, this is it. Located in Weatherby Lake with the water just across the street and easy access to the W1 access area with a courtesy dock, this property offers an impressive lot and a lifestyle to match. This lake access is easy and convenient. With a setting that delivers both views and accessibility, this property offers a rare opportunity to enjoy the lake lifestyle you’ve been looking for. Thoughtfully positioned as a second-tier home, it provides exceptional value and an opportunity to enjoy the full lifestyle without first-tier pricing. The main level is designed for both comfort and everyday living, featuring a welcoming living room with a fireplace and direct access to the deck, where you can sit back, relax, and take in the water views. A formal dining area flows into the kitchen, complete with custom cabinetry and granite countertops, along with access to a second deck for even more outdoor enjoyment. For year-round comfort, the all-seasons sunroom, heated and cooled, offers the perfect place to unwind while staying connected to the outdoors. All three bedrooms are conveniently located on the main level, including a generously sized primary suite with access to the bathroom and primary closet. An updated hall bathroom serves the additional bedrooms and guests. The finished walkout lower level expands your living space with a large second living area featuring a fireplace and direct views of the water, which truly set this home apart. This level also includes a non-conforming bedroom, an additional bathroom, and a dedicated laundry space, offering flexibility for guests, entertaining, or additional living needs. This home has been well cared for and is ready for its next chapter, offering a rare opportunity to enjoy the Weatherby Lake lifestyle with incredible views, convenient access, and inviting spaces both inside and out.

17. 2026-03-16
    historical
18. 2026-01-25
    status Active
19. 2026-01-20
    historical Active Under Contract
20. 2025-12-02
    price $599,900
21. 2025-09-19
    listed $615,000 Active
22. 2025-09-12
    historical
23. 2001-04-02
    soldstatus
24. 2000-10-31
    listed $199,900
25. 1997-06-16
    soldstatus
26. 1997-02-04
    listed $169,950

ⓘ 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: $7,973 · $664/mo
• Projected year-2 tax: $7,973 · $664/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 ≥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: $25,768
• − Mortgage interest: −$30,528
• − Property taxes: −$7,973
• − Insurance: −$2,725
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − HOA: −$528
• − Depreciation: −$15,855
• Taxable loss: −$35,964
• Est. tax savings @ 24.0%: +$8,631
• After-tax cash flow: $-16,535/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

+220.7% since first listed

12 events — show timeline

• 2026-04-24 Listed $545,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-17 Coming Soon $545,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-16 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-01-25 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-01-20 Contingent — Heartland MLS as Distributed by MLS Grid
• 2025-12-02 Price Changed $599,900 Heartland MLS as Distributed by MLS Grid
• 2025-09-19 Listed $615,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-12 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2001-04-02 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2000-10-31 Listed $199,900 Heartland MLS as Distributed by MLS Grid
• 1997-06-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1997-02-04 Listed $169,950 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2025): $7,973 · +11.3% YoY. Source: county tax records.