13201 NW Mohawk Rd · Kansas City, MO 64152

$185,000

3 bd · 1.0 ba · 1,060 sqft · SingleFamily public records · 7 Days on market

Built 1967 0.53 ac lot

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Why this score? — see what drove the B- 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 +22.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.3/10.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Immaculate home in unincorporated Platte County & Park Hill Schools. Sits on . 53 acre lot w plenty of outdoor spaces to enjoy the property: front deck, back patio (both covered & open air), AND a fire pit! Inside, this charming ranch style home has beautiful hardwoods & good sized rooms w lots of natural light. The owner has taken excellent care of this home & recently added beautiful landscaping for excellent curb appeal. Newer tankless water heater, dual-paned windows, vinyl siding. Close to amenities.

Key facts

• Spacious treed yard
• Carport
• Storage shed

Tags

• NEARLY 1/2 ACRE LOT
• HIGHLY RATED SCHOOL DISTRICT
• SPACIOUS TREED YARD
• GARDEN SPACE
• STORAGE SHED
• CARPORT

Property features AI

Finance

• HOA & community: No association fees; No maintenance provided

Exterior

• Parking: Attached parking; Carport
• Security: Security system; Smoke detector(s)
• Utilities: Public water; Septic tank; Cable available; High-speed internet available
• Home design: Single-family residence; Ranch floor plan; Residential property
• Construction: Vinyl siding; Composition roof
• Exterior features: Deck; Patio; Covered patio; Fire pit; Shed(s); Partial/other fencing; Corner lot; Paved road with public maintenance

Interior

• Kitchen: Microwave; Refrigerator; Electric range; Free-standing electric oven
• Bedrooms: 3 bedrooms; Main floor bedroom; Main floor primary bedroom
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Attic fan; Electric cooling
• Interior features: Ceiling fan(s); Storm windows; Storm door(s)
• Laundry & utility: Main level laundry room

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 $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 8.4% vs local median 3.9% in Kansas City — 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 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.
• 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.
• Market conditions: Rents rising fast (+7.0%/yr); 264 active listings in the ZIP; 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 $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Platte County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 7.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 27y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $185,000

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.42%
• DSCR: 1.33
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 7.03% rent growth · sell at horizon

5-year hold

• IRR: 31.3%
• Equity multiple: 3.49×
• Total profit: $129,173
• Equity at exit: $166,663

10-year hold

• IRR: 28.3%
• Equity multiple: 8.40×
• Total profit: $383,488
• Equity at exit: $359,414

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 64152

• Home prices YoY: 4.7%
• Rents YoY: 7.0%
• Active inventory: 264
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,907 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$139 /mo · $1,669/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $320

Break-even live

Break-even rent $1,502

Max offer price $185,000

Occupancy floor 78%

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: —

Listing history 23 events

1. 2026-05-15
   status Pending
2. 2026-05-11
   status Active
3. 2026-05-11
   price $185,000
4. 2026-04-15
   historical
5. 2026-04-07
   status Pending
6. 2026-04-06
   status Active
7. 2026-04-06
   historical
8. 2026-04-02
   listed $200,000 Active
9. 2020-05-22
   soldstatus
10. 2020-05-21
    soldstatus Sold 535-char remark

    Show marketing remark (535 chars)

    Immaculate home in unincorporated Platte County & Park Hill Schools. Sits on . 53 acre lot w plenty of outdoor spaces to enjoy the property: front deck, back patio (both covered & open air), AND a fire pit! Inside, this charming ranch style home has beautiful hardwoods & good sized rooms w lots of natural light. The owner has taken excellent care of this home & recently added beautiful landscaping for excellent curb appeal. Newer tankless water heater, dual-paned windows, vinyl siding. Close to amenities.

11. 2020-05-12
    status Pending 535-char remark

    Show marketing remark (535 chars)

    Immaculate home in unincorporated Platte County & Park Hill Schools. Sits on . 53 acre lot w plenty of outdoor spaces to enjoy the property: front deck, back patio (both covered & open air), AND a fire pit! Inside, this charming ranch style home has beautiful hardwoods & good sized rooms w lots of natural light. The owner has taken excellent care of this home & recently added beautiful landscaping for excellent curb appeal. Newer tankless water heater, dual-paned windows, vinyl siding. Close to amenities.

12. 2020-04-27
    historical Contingent - Accepting Backup Offers 535-char remark

    Show marketing remark (535 chars)

    Immaculate home in unincorporated Platte County & Park Hill Schools. Sits on . 53 acre lot w plenty of outdoor spaces to enjoy the property: front deck, back patio (both covered & open air), AND a fire pit! Inside, this charming ranch style home has beautiful hardwoods & good sized rooms w lots of natural light. The owner has taken excellent care of this home & recently added beautiful landscaping for excellent curb appeal. Newer tankless water heater, dual-paned windows, vinyl siding. Close to amenities.

13. 2020-04-19
    status Pending 535-char remark

    Show marketing remark (535 chars)

    Immaculate home in unincorporated Platte County & Park Hill Schools. Sits on . 53 acre lot w plenty of outdoor spaces to enjoy the property: front deck, back patio (both covered & open air), AND a fire pit! Inside, this charming ranch style home has beautiful hardwoods & good sized rooms w lots of natural light. The owner has taken excellent care of this home & recently added beautiful landscaping for excellent curb appeal. Newer tankless water heater, dual-paned windows, vinyl siding. Close to amenities.

14. 2020-04-16
    listed $149,000 Active 535-char remark

    Show marketing remark (535 chars)

    Immaculate home in unincorporated Platte County & Park Hill Schools. Sits on . 53 acre lot w plenty of outdoor spaces to enjoy the property: front deck, back patio (both covered & open air), AND a fire pit! Inside, this charming ranch style home has beautiful hardwoods & good sized rooms w lots of natural light. The owner has taken excellent care of this home & recently added beautiful landscaping for excellent curb appeal. Newer tankless water heater, dual-paned windows, vinyl siding. Close to amenities.

15. 2015-07-09
    soldstatus
16. 2015-07-07
    soldstatus 384-char remark

    Show marketing remark (384 chars)

    BOM-NO FAULT OF SELLER!! * * DOLL HOUSE * * IMMACULATE!!! 3 Bedroom home on beautiful . 5 acre lot. Very low utility bills, energy efficient windows, extra blanket of insulation, new energy saving TANKLESS water heater & so much more! PRICED TO SELL FAST!! Convenient to AAA rated Park Hill Schools, Zona Rosa and church. THIS IS COUNTRY LIVING AT THE CITYS' DOORSTEP! HURRY!!

17. 2015-04-24
    listed $119,700 384-char remark

    Show marketing remark (384 chars)

    BOM-NO FAULT OF SELLER!! * * DOLL HOUSE * * IMMACULATE!!! 3 Bedroom home on beautiful . 5 acre lot. Very low utility bills, energy efficient windows, extra blanket of insulation, new energy saving TANKLESS water heater & so much more! PRICED TO SELL FAST!! Convenient to AAA rated Park Hill Schools, Zona Rosa and church. THIS IS COUNTRY LIVING AT THE CITYS' DOORSTEP! HURRY!!

18. 2007-09-17
    soldstatus
19. 2007-09-13
    soldstatus
20. 2007-07-06
    listed $109,950
21. 1999-12-01
    soldstatus
22. 1999-11-30
    soldstatus
23. 1999-10-12
    listed $90,500

ⓘ 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: $1,669 · $139/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$125/yr (+$10/mo · 7.5%)

ⓘ 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: $22,885
• − Mortgage interest: −$10,363
• − Property taxes: −$1,669
• − Insurance: −$925
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − Depreciation: −$5,382
• Taxable income: $885
• Est. tax owed @ 24.0%: −$212
• After-tax cash flow: $3,631/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

• 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

+104.4% since first listed

23 events — show timeline

• 2026-05-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-11 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-05-11 Price Changed $185,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-15 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-06 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-06 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-02 Listed $200,000 Heartland MLS as Distributed by MLS Grid
• 2020-05-22 Sold (Public Records) — Public Records
• 2020-05-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-05-12 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-04-27 Contingent — Heartland MLS as Distributed by MLS Grid
• 2020-04-19 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-04-16 Listed $149,000 Heartland MLS as Distributed by MLS Grid
• 2015-07-09 Sold (Public Records) — Public Records
• 2015-07-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-04-24 Listed $119,700 Heartland MLS as Distributed by MLS Grid
• 2007-09-17 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-09-13 Sold (Public Records) — Public Records
• 2007-07-06 Listed $109,950 Heartland MLS as Distributed by MLS Grid
• 1999-12-01 Sold (Public Records) — Public Records
• 1999-11-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1999-10-12 Listed $90,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2025): $1,669 · +12.0% YoY. Source: county tax records.