7911 N Stoddard Ave · Kansas City, MO 64152

$320,000

3 bd · 2.5 ba · 1,552 sqft · SingleFamily public records · 7 Days on market

Built 1979 0.25 ac lot $206/sqft · 6% above area Est $301k · 6% over

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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
• Cash flow +7.0/30.0
• ARV discount +4.7/15.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.2/10.0

Listing remarks MLS

Beautiful home completely remodeled throughout! Gorgeous eat-in kitchen with upgraded cabinets, granite countertops and new LVT flooring! Nice family room w all new paint and carpet! Terrific rec room w newly tiled fireplace! 3 large bedrooms w all new paint and carpet! All bathrooms remodeled w updated tiles, flooring and vanities! Double tiered deck! Wonderful lot with mature trees. Award winning park hill schools! Priced for fast sale

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1979

Property features AI

Exterior

• Parking: Attached garage facing front; 2-car garage
• Utilities: Public water; Public sewer; Electric cooling; Forced air heating
• Home design: Single family residence; Residential property; Tri-level floor plan; Living area approximately 1,552; Below-grade finished area present
• Construction: Frame construction; Composition roof; Full basement
• Exterior features: Deck; City lot

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full baths; 1 half bath
• Interior features: Ceiling fan(s); Pantry; Fireplace in the family room; Family room on garage level
• Laundry & utility: Washer and dryer; Laundry on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-467 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (25.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (34.4% below list).
• Recommended offer: $210k (34.4% below list) — sets the bar for 1% rule.

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: 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.
• Zoned schools: Prairie Point Elem. (math 49% / reading 48%, grade D, #334 of 1,115 statewide, top 30%, 422 students, 29% FRL); Park Hill High (math 70% / reading 71%, grade B+, #9 of 521 statewide, top 2%, 1,857 students, 25% FRL).
• Market conditions: Rents rising fast (+7.0%/yr); 264 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k 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 ~$55k 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.
• 4 sale attempts since 7y 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 $209,873 (34.4% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.66% ✗
• Cap rate: 4.54%
• Cash-on-cash: -6.26%
• DSCR: 0.72
• GRM: 12.7

CMA / ARV

• ARV (median comp): $301,114
• List price: $320,000
• Delta: 6.27%
• 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
7316 NW 78th St	0.12mi	3/2.5	1,626 (+5%)	1mo	$315,000	$194	86
7425 NW 79th St	0.13mi	3/2.5	1,497 (-4%)	3mo	$319,900	$214	86
6915 NW 79th Ter	0.16mi	3/1.5	1,612 (+4%)	1mo	$310,000	$192	81
7009 NW 80th St	0.09mi	3/2.0	1,676 (+8%)	0mo	$290,000	$173	81
6927 NW 76th Ter	0.34mi	3/2.0	1,558 (+0%)	3mo	$281,000	$180	79
6929 NW 80th St	0.14mi	3/2.0	1,640 (+6%)	4mo	$269,900	$165	79
8042 N Stoddard Ave	0.19mi	3/2.5	1,697 (+9%)	2mo	$315,000	$186	73
7314 NW 73rd Ter	0.75mi	3/2.0	1,548 (-0%)	2mo	$299,000	$193	61
6905 NW 75th St	0.57mi	3/1.0	1,480 (-5%)	2mo	$239,900	$162	58
8126 NW 77th Ct	0.67mi	3/2.5	1,680 (+8%)	0mo	$365,000	$217	55
7308 NW Hemple Ave	0.74mi	3/2.0	1,688 (+9%)	4mo	$230,000	$136	46
7313 N Avalon St	0.73mi	3/2.0	1,713 (+10%)	2mo	$265,000	$155	45

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: 20.9%
• Equity multiple: 2.71×
• Total profit: $153,357
• Equity at exit: $288,281

10-year hold

• IRR: 19.8%
• Equity multiple: 6.54×
• Total profit: $496,091
• Equity at exit: $621,690

Cash invested: $89,600 (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: 264
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $2,099 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$314 /mo · $3,765/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-467

Break-even live

Break-even rent $2,690

Max offer price $237,467

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8199 NW Milrey Dr Kansas City, MO	3.0	2.5	1458	$2,070	$1.42	17d	8	0.25mi
6904 NW 78th St Kansas City, MO	3.0	1.0	1450	$1,799	$1.24	21d	1	0.26mi
7641 N Stoddard Ave Kansas City, MO	3.0	2.0	1766	$2,200	$1.25	43d	1	0.30mi
8101 NW Barrybrooke Dr Kansas City, MO	1.0–3.0	1.0–2.0	1020	$2,166	$2.12	1d	27	0.65mi
8310 NW 77th Ter Kansas City, MO	4.0	2.5	1792	$2,399	$1.34	4d	1	0.75mi
6905 NW 72nd Ter Kansas City, MO	3.0	1.0	1465	$2,000	$1.37	4d	1	0.91mi
8320 N Nodaway Ave Kansas City, MO	3.0	2.5	1600	$1,995	$1.25	43d	1	0.91mi
8787 NW Prairie View Rd Kansas City, MO	2.0	1.0–2.0	1046	$2,331	$2.23	1d	8	0.97mi
8811 N Congress Ave Kansas City, MO	1.0–3.0	1.0–2.0	1029	$2,028	$1.97	1d	16	1.21mi
8940 N Shannon Ave Kansas City, MO	1.0–2.0	1.0–2.0	937	$2,049	$2.19	1d	23	1.25mi
8504 N Cosby Ave Kansas City, MO	1.0–3.0	1.0–2.0	1110	$1,987	$1.79	3d	18	1.27mi
6449 NW 70th St Kansas City, MO	1.0–2.0	1.0–2.0	939	$1,687	$1.80	3d	9	1.43mi
7441 NW Old Tiffany Springs Rd Kansas City, MO	1.0–2.0	1.0–2.0	958	$1,695	$1.77	4d	2	1.45mi

Listing history 10 events

1. 2026-05-07
   historical $320,000 11-char remark
2. 2020-03-17
   soldstatus
3. 2020-03-16
   soldstatus Sold 441-char remark

   Show marketing remark (441 chars)

   Beautiful home completely remodeled throughout! Gorgeous eat-in kitchen with upgraded cabinets, granite countertops and new LVT flooring! Nice family room w all new paint and carpet! Terrific rec room w newly tiled fireplace! 3 large bedrooms w all new paint and carpet! All bathrooms remodeled w updated tiles, flooring and vanities! Double tiered deck! Wonderful lot with mature trees. Award winning park hill schools! Priced for fast sale

4. 2020-02-16
   status Pending 441-char remark

   Show marketing remark (441 chars)

   Beautiful home completely remodeled throughout! Gorgeous eat-in kitchen with upgraded cabinets, granite countertops and new LVT flooring! Nice family room w all new paint and carpet! Terrific rec room w newly tiled fireplace! 3 large bedrooms w all new paint and carpet! All bathrooms remodeled w updated tiles, flooring and vanities! Double tiered deck! Wonderful lot with mature trees. Award winning park hill schools! Priced for fast sale

5. 2020-02-14
   listed $224,950 Active 441-char remark

   Show marketing remark (441 chars)

   Beautiful home completely remodeled throughout! Gorgeous eat-in kitchen with upgraded cabinets, granite countertops and new LVT flooring! Nice family room w all new paint and carpet! Terrific rec room w newly tiled fireplace! 3 large bedrooms w all new paint and carpet! All bathrooms remodeled w updated tiles, flooring and vanities! Double tiered deck! Wonderful lot with mature trees. Award winning park hill schools! Priced for fast sale

6. 2019-11-12
   historical
7. 2019-10-28
   price $159,950
8. 2019-10-23
   status Active
9. 2019-10-10
   status Pending
10. 2019-10-08
    listed $169,950 Active

ⓘ 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: $3,765 · $314/mo
• Projected year-2 tax: $3,765 · $314/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 ≥107°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: $25,185
• − Mortgage interest: −$17,925
• − Property taxes: −$3,765
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − Depreciation: −$9,309
• Taxable loss: −$11,444
• Est. tax savings @ 24.0%: +$2,747
• After-tax cash flow: $-2,860/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

+88.3% since first listed

12 events — show timeline

• 2026-05-27 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-21 Listed $320,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-07 Coming Soon $320,000 Heartland MLS as Distributed by MLS Grid
• 2020-03-17 Sold (Public Records) — Public Records
• 2020-03-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-02-16 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-02-14 Listed $224,950 Heartland MLS as Distributed by MLS Grid
• 2019-11-12 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-10-28 Price Changed $159,950 Heartland MLS as Distributed by MLS Grid
• 2019-10-23 Relisted — Heartland MLS as Distributed by MLS Grid
• 2019-10-10 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-10-08 Listed $169,950 Heartland MLS as Distributed by MLS Grid

Property tax history

+8.7%/yr

Latest (2025): $3,765 · +11.6% YoY. Source: county tax records.