7307 NW Winter Ave · Kansas City, MO 64152

$250,000

3 bd · 1.0 ba · 1,363 sqft · SingleFamily public records · 158 Days on market

Built 1957 9,731 sqft lot $183/sqft · at area comps Est $277k · 10% under

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Why this score? — see what drove the C 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 +11.9/15.0
• Cash flow +11.7/30.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• DSCR +3.4/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to this well-maintained and thoughtfully updated 3 bedroom, 2 bathroom residence. This home offers a functional layout with an open kitchen that flows seamlessly into the living space, creating a comfortable environment for everyday living and entertaining. The extra room in the finished sub-basement provides exceptional versatility and can be used as a non-conforming bedroom, school room, play room, home office, or additional family room — offering flexible space to meet a variety of needs. Recent improvements include a newly rebuilt deck, a private patio addition, a finished basement, and a backyard fire pit, making the outdoor spaces just as enjoyable as the interior. The large yard, attached garage, and convenient location near shopping and grocery stores further enhance the appeal of this home. The current owners have cherished this home as the place they started their life together, and it shows in the care and pride of ownership throughout. This is a wonderful opportunity to enjoy a move-in ready home with space, updates, and a location that truly works for everyday living.

Key facts

• 9,731 sq ft lot
• Garage
• Built 1957

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-75 ($-894/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (20.9% below list).
• Recommended offer: $198k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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); 268 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $27k of equity ($2k loan paydown + $25k 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 $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $197,728 (20.9% 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 158 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.79% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.28%
• DSCR: 0.94
• GRM: 10.5

CMA / ARV

• ARV (median comp): $277,073
• List price: $250,000
• Delta: -9.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6803 NW 72nd Ter	0.25mi	3/1.5	1,358 (-0%)	2mo	$255,000	$188	84
7300 73rd St	0.05mi	3/1.5	1,449 (+6%)	4mo	$235,000	$162	82
7201 NW 73rd St	0.07mi	3/2.0	1,512 (+11%)	2mo	$279,900	$185	72
6905 NW 75th St	0.26mi	3/1.0	1,480 (+9%)	2mo	$239,900	$162	72
7314 NW 73rd Ter	0.07mi	3/2.0	1,548 (+14%)	2mo	$299,000	$193	68
7545 NW 75th St	0.31mi	2/1.5 (-1)	1,428 (+5%)	5mo	$285,000	$200	67
7603 N Avalon St	0.38mi	3/2.0	1,425 (+4%)	7mo	$299,000	$210	65
7640 NW Milrey Dr	0.46mi	3/2.0	1,275 (-6%)	3mo	$284,999	$224	62
7000 NW Belvidere Pkwy	0.34mi	3/2.0	1,523 (+12%)	4mo	$280,000	$184	57
7945 NW 74th St	0.47mi	3/2.0	1,485 (+9%)	6mo	$339,900	$229	54
6921 NW 79th St	0.71mi	3/2.0	1,440 (+6%)	4mo	$299,000	$208	50
6927 NW 76th Ter	0.43mi	3/2.0	1,558 (+14%)	3mo	$281,000	$180	49

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: 24.6%
• Equity multiple: 3.00×
• Total profit: $139,726
• Equity at exit: $225,220

10-year hold

• IRR: 22.8%
• Equity multiple: 7.22×
• Total profit: $435,050
• Equity at exit: $485,695

Cash invested: $70,000 (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 64152

• Home prices YoY: 4.7%
• Rents YoY: 7.0%
• Active inventory: 268
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,977 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$221 /mo · $2,657/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-75

Break-even live

Break-even rent $2,072

Max offer price $236,836

Occupancy floor 99%

Sensitivity live

Price	-10% $67	-5% $-4	+0% $-75	+5% $-145	+10% $-216
Rent	-10% $-231	-5% $-153	+0% $-75	+5% $4	+10% $82
Rate	-1.0pp $51	-0.5pp $-11	base $-75	+0.5pp $-139	+1.0pp $-205

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6905 NW 72nd Ter Kansas City, MO	3.0	1.0	1465	$2,000	$1.37	5d	1	0.20mi
7641 N Stoddard Ave Kansas City, MO	3.0	2.0	1766	$2,200	$1.25	44d	1	0.47mi
7009 NW Avalon St Kansas City, MO	3.0	1.0	960	$1,795	$1.87	22d	1	0.47mi
7009 NW Avalon St Kansas City, MO	3.0	1.0	960	$1,795	$1.87	24d	1	0.47mi
6904 NW 78th St Kansas City, MO	3.0	1.0	1450	$1,799	$1.24	22d	1	0.61mi
6852 N Montrose Ave Kansas City, MO	3.0	2.0	960	$1,900	$1.98	20d	1	0.64mi
6449 NW 70th St Kansas City, MO	1.0–2.0	1.0–2.0	939	$1,687	$1.80	4d	9	0.76mi
6201 NW 70th St Kansas City, MO	2.0	1.0–2.0	728	$1,225	$1.68	21d	1	0.76mi
8031 NW Milrey Dr Kansas City, MO	1.0–2.0	1.0–1.5	870	$1,435	$1.65	2d	5	0.89mi
8310 NW 77th Ter Kansas City, MO	4.0	2.5	1792	$2,399	$1.34	5d	1	0.95mi
6725 NW Hilldale Dr Kansas City, MO	3.0	2.0	1629	$2,300	$1.41	18d	1	0.96mi
8199 NW Milrey Dr Kansas City, MO	3.0	2.5	1458	$2,070	$1.42	18d	8	0.99mi
8135 N Stoddard Ave Kansas City, MO	2.0	1.0	949	$1,225	$1.29	24d	1	1.00mi
8101 NW Barrybrooke Dr Kansas City, MO	1.0–3.0	1.0–2.0	1020	$2,166	$2.12	2d	27	1.06mi
8418 NW 68th St Kansas City, MO	3.0	1.5	1714	$2,141	$1.25	11d	1	1.11mi
7223 NW 84th Ter Kansas City, MO	3.0	1.5	1038	$1,830	$1.76	24d	1	1.35mi
7223 NW 84th Ter Kansas City, MO	3.0	1.5	1038	$1,830	$1.76	18d	1	1.35mi
6301 N Klamm Rd Kansas City, MO	1.0–3.0	1.0–2.0	1017	$2,251	$2.21	3d	27	1.39mi
8320 N Nodaway Ave Kansas City, MO	3.0	2.5	1600	$1,995	$1.25	44d	1	1.47mi
8710 NW 82 Ter Apt B Kansas City, MO	2.0	1.5	900	$1,125	$1.25	45d	1	1.49mi
8710 NW 82 Ter Unit d Kansas City, MO	2.0	1.0	900	$1,225	$1.36	24d	1	1.49mi

Listing history 18 events

1. 2026-06-21
   days on market $250,000 Coming Soon 158 DOM
2. 2026-06-18
   days on market $250,000 Coming Soon 155 DOM
3. 2026-06-17
   days on market $250,000 Coming Soon 154 DOM
4. 2026-06-16
   days on market $250,000 Coming Soon 153 DOM
5. 2026-06-15
   days on market $250,000 Coming Soon 152 DOM
6. 2026-06-13
   days on market $250,000 Coming Soon 150 DOM
7. 2026-06-13
   days on market $250,000 Coming Soon 149 DOM
8. 2026-06-09
   days on market $250,000 Coming Soon 146 DOM
9. 2026-06-08
   days on market $250,000 Coming Soon 145 DOM
10. 2026-06-07
    days on market $250,000 Coming Soon 144 DOM
11. 2026-06-03
    days on market $250,000 Coming Soon 140 DOM
12. 2026-06-02
    days on market $250,000 Coming Soon 139 DOM
13. 2026-06-01
    days on market $250,000 Coming Soon 138 DOM
14. 2026-05-31
    days on market $250,000 Coming Soon 137 DOM
15. 2026-01-14
    historical $250,000 1116-char remark

    Show marketing remark (1116 chars)

    Welcome home to this well-maintained and thoughtfully updated 3 bedroom, 2 bathroom residence. This home offers a functional layout with an open kitchen that flows seamlessly into the living space, creating a comfortable environment for everyday living and entertaining. The extra room in the finished sub-basement provides exceptional versatility and can be used as a non-conforming bedroom, school room, play room, home office, or additional family room — offering flexible space to meet a variety of needs. Recent improvements include a newly rebuilt deck, a private patio addition, a finished basement, and a backyard fire pit, making the outdoor spaces just as enjoyable as the interior. The large yard, attached garage, and convenient location near shopping and grocery stores further enhance the appeal of this home. The current owners have cherished this home as the place they started their life together, and it shows in the care and pride of ownership throughout. This is a wonderful opportunity to enjoy a move-in ready home with space, updates, and a location that truly works for everyday living.

16. 2019-10-01
    soldstatus
17. 2018-02-27
    soldstatus
18. 2017-06-20
    soldstatus

ⓘ 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: $2,657 · $221/mo
• Projected year-2 tax: $2,657 · $221/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: $23,727
• − Mortgage interest: −$14,004
• − Property taxes: −$2,657
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,898
• − Management: −$1,898
• − Depreciation: −$7,273
• Taxable loss: −$5,252
• Est. tax savings @ 24.0%: +$1,261
• After-tax cash flow: $366/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

• Census place: Kansas City, MO
• 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

4 events — show timeline

• 2026-01-14 Coming Soon $250,000 Heartland MLS as Distributed by MLS Grid
• 2019-10-01 Sold (Public Records) — Public Records
• 2018-02-27 Sold (Public Records) — Public Records
• 2017-06-20 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $2,657 · +11.6% YoY. Source: county tax records.