6706 S Brookside Rd · Pleasant Valley, MO 64068

$240,000

2 bd · 1.0 ba · 876 sqft · SingleFamily public records · 3 Days on market

Built 2003 0.27 ac lot Est $170k · 41% over

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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).

• Cash flow +5.1/30.0
• Schools +3.8/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Whether you're looking for your first home or your next buy and hold, this one's worth looking ant. Nicely Updated 2 bed 1 bath home situated on a HUGE city lot!!! Nicely updated kitchen that walks out to the back. Full basement with plenty of space for storage.

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 2003

Property features AI

Finance

• Other: Seller provides warranty; Estimated living area reported as 1,707 square feet; Below-grade finished area reported

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Split entry floor plan; Residential property
• Construction: Frame construction with wood siding; Composition roof
• Exterior features: Wood fencing; Lot approximately 11,761 square feet

Interior

• Kitchen: Eat-in kitchen; Pantry
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Electric cooling (central air)
• Interior features: Painted cabinets; Pantry; Vaulted ceilings; Walk-in closet(s); Finished basement; Eat-in kitchen
• Laundry & utility: Laundry on lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-557 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (41.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (50.2% below list).
• Recommended offer: $120k (50.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#112 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools D-, amenities F.
• North Kansas City 74 (urban): math 38% / reading 49% proficiency, ranked #98 of 324 in MO (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.7%/yr); 189 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 341 units permitted in Clay County in 2024 (40 in 5+ unit buildings).
• This rent is only 16% of the median local income ($92k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Clay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 26y 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 $119,557 (50.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.50% ✗
• Cap rate: 3.51%
• Cash-on-cash: -9.95%
• DSCR: 0.56
• GRM: 16.7

CMA / ARV

• ARV (on-the-fly): $169,944
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6706 S Brookside Ave	0.00mi	2/1.0	876 (0%)	23mo	$155,000	$177	81
6713 S Elm St	0.34mi	2/1.0	900 (+3%)	2mo	$174,900	$194	77
6900 Sobbie Rd	0.39mi	3/2.0 (+1)	880 (+0%)	3mo	$159,900	$182	70
6409 Ravena Rd	0.38mi	3/1.0 (+1)	880 (+0%)	9mo	$225,000	$256	69
6906 Fulton Rd	0.61mi	3/1.0 (+1)	835 (-5%)	15mo	$179,000	$214	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.69% rent growth · sell at horizon

5-year hold

• IRR: -32.7%
• Equity multiple: -0.08×
• Total profit: $-72,374
• Equity at exit: $35,785

10-year hold

• IRR: -31.9%
• Equity multiple: -0.49×
• Total profit: $-100,237
• Equity at exit: $20,751

Cash invested: $67,200 (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 64068

• Rents YoY: 4.7%
• Active inventory: 189
• Price-to-rent: 16.7×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$143 /mo · $1,714/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-557

Break-even live

Break-even rent $1,901

Max offer price $141,613

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1260 U.S. 69 Liberty, MO	3.0	2.0	1086	$1,196	$1.10	10d	1	0.48mi
7013 N Chas Dr Unit B Pleasant Valley, MO	2.0	2.0	950	$1,225	$1.29	4d	1	0.51mi
8208 Chas Cir Unit 7 Pleasant Valley, MO	1.0	1.0	1000	$1,080	$1.08	43d	1	0.67mi

Listing history 3 events

1. 2026-06-07
   statusdays on market $240,000 Pending 3 DOM
2. 2026-06-05
   remarks 699-char remark
3. 2026-06-05
   listed $240,000 Active 1 DOM

ⓘ 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: $1,714 · $143/mo
• Projected year-2 tax: $2,328 · $194/mo
• Expected delta: +$614/yr (+$51/mo · 35.8%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,347
• − Mortgage interest: −$13,444
• − Property taxes: −$1,714
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$6,982
• Taxable loss: −$11,289
• Est. tax savings @ 24.0%: +$2,709
• After-tax cash flow: $-3,974/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: North Kansas City 74
• NCES district ID: 2922800
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $55,444
• Composite: 37.88/100
• National rank: #4321
• State rank: #98 of 324 in MO

Livability — Pleasant Valley

• Score: 71/100
• State rank: #112
• US rank: #7111

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasant Valley, MO
• County: Clay County · 220,651 people
• Metro: Kansas City, MO-KS
• Population (ZIP): 37,758
• Household income: $92,297
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 695.0

Population outlook (Clay County) Hauer SSP2

• Today (2025): 266,022 people
• By 2030: 280,057 · +5.3%
• By 2040: 306,153 · +15.1%
• By 2050: 328,630 · +23.5%
• By 2075: 375,182 · +41.0%
• By 2100: 392,861 · +47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 5% Two or more races 5% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Clay

• 2024 margin: Lean R (+5.6) · D 46.4% · R 52.0% · Other 1.6%
• 2008→2024 swing: -4.9pp toward R · 2008: -0.7pp · 2024: -5.6pp
• All cycles: 2024: R+5.6 2020: R+4.1 2016: R+11.1 2012: R+8.4 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -233.70%
• Current HPI: 223.1569
• Rent YoY: ▲ 4.69%
• 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

+445.5% since first listed

31 events — show timeline

• 2026-06-04 Listed $240,000 Heartland MLS as Distributed by MLS Grid
• 2026-06-03 Coming Soon $240,000 Heartland MLS as Distributed by MLS Grid
• 2024-07-11 Sold (Public Records) — Public Records
• 2024-07-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-06-12 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-05-10 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-04-23 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-04-03 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-03-30 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-03-28 Listed $155,000 Heartland MLS as Distributed by MLS Grid
• 2020-04-08 Sold (Public Records) — Public Records
• 2020-04-08 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-03-08 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-03-05 Listed $185,000 Heartland MLS as Distributed by MLS Grid
• 2017-06-08 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2017-05-11 Pending — Heartland MLS as Distributed by MLS Grid
• 2017-05-10 Listed $155,000 Heartland MLS as Distributed by MLS Grid
• 2007-05-22 Sold (Public Records) — Public Records
• 2007-05-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-04-28 Listed $92,500 Heartland MLS as Distributed by MLS Grid
• 2005-01-27 Sold (Public Records) — Public Records
• 2005-01-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-07-30 Listed $89,900 Heartland MLS as Distributed by MLS Grid
• 2003-10-17 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-05-12 Listed $90,000 Heartland MLS as Distributed by MLS Grid
• 2001-07-20 Sold (Public Records) — Public Records
• 2001-07-18 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2001-05-14 Listed $84,900 Heartland MLS as Distributed by MLS Grid
• 2000-11-03 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2000-10-26 Sold (Public Records) — Public Records
• 2000-06-29 Listed $44,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2025): $1,714 · +18.5% YoY. Source: county tax records.