8126 NW 77th Ct · Kansas City, MO 64152

$365,000

3 bd · 2.5 ba · 1,680 sqft · SingleFamily public records · 3 Days on market

Built 2003 8,799 sqft lot $217/sqft · at area comps Est $360k · at est.

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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
• ARV discount +6.9/15.0
• Cash flow +6.7/30.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +1.0/10.0

Listing remarks MLS

Fantastic corner lot with so many upgrades, including a boot bench right off the 2-car garage which fits 2 SUVs. With the newer roof, gutters, 4" downspouts, HVAC unit, comfort-height toilets, and door hardware, there is hardly anything for you to do besides move in and live worry-free for years to come. This 3-bedroom, 2 1/2-bath, sought-after reverse 1.5 offers all the conveniences of one-level living. The kitchen has painted cabinets, stainless steel appliances, two pantries, and pull-out shelving and pot racks. The oversized master bedroom leaves ample room even with a king-sized bed and the en-suite offers updated flooring and vanity. On the lower level, you'll find two more over-sized bedrooms with walk-in closets and tons of storage with built-in shelving, plus a laundry area if you choose not to use the hook-up on the main-level. The large screened-in porch is the perfect setup to enjoy the outdoors and the new shed installed on a platform adds additional storage for all your outdoor tools and toys. Universally designed doorways, hallway, and staircase allows comfortable living with the widest range of situations. Located conveniently near Zona Rosa, grocery stores, restaurants, and the airport, this prime location and thoughtfully updated home is a must-see.

Key facts

• Screened-in porch
• Fenced backyard
• 8,799 sq ft lot

Tags

• FENCED BACKYARD
• SCREENED-IN PORCH

Property features AI

Finance

• Other: Living area reported as 1,680 total; Above-grade finished area reported as 1,040; Below-grade finished area reported as 640
• HOA & community: No association fees

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Attached property
• Construction: Vinyl siding; Composition roof; Built 21–30 years ago
• Exterior features: Corner lot; Not in a flood plain

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Electric cooling (central)
• Interior features: Ranch floor plan; Finished full basement with sump pump

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-577 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (27.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (38.2% below list).
• Recommended offer: $226k (38.2% 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); 268 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $39k of equity ($3k loan paydown + $36k 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 ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y 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 $225,728 (38.2% 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. 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. 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: 0.62% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.78%
• DSCR: 0.70
• GRM: 13.5

CMA / ARV

• ARV (median comp): $359,846
• List price: $365,000
• Delta: 1.43%
• 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
8126 NW 77th Ct	0.00mi	3/2.5	1,680 (0%)	0mo	$365,000	$217	100
8700 NW 81st Ter	0.49mi	3/2.5	1,681 (+0%)	5mo	$296,000	$176	73
8032 N Everton Ave	0.37mi	3/2.0	1,609 (-4%)	5mo	$315,000	$196	70
8042 N Stoddard Ave	0.61mi	3/2.5	1,697 (+1%)	2mo	$315,000	$186	68
8604 NW 81st Ter	0.47mi	4/3.0 (+1)	1,708 (+2%)	1mo	$304,000	$178	68
7316 NW 78th St	0.57mi	3/2.5	1,626 (-3%)	1mo	$315,000	$194	67
7406 NW Belvidere Pkwy	0.57mi	3/2.0	1,622 (-4%)	4mo	$281,000	$173	62
8020 N Everton Ave	0.34mi	3/2.5	1,909 (+14%)	1mo	$300,000	$157	60
7518 76th Pl	0.45mi	3/2.5	1,852 (+10%)	3mo	$302,000	$163	60
7425 NW 79th St	0.55mi	3/2.5	1,497 (-11%)	3mo	$319,900	$214	54
6927 NW 76th Ter	0.72mi	3/2.0	1,558 (-7%)	3mo	$281,000	$180	50
7545 NW 75th St	0.58mi	2/1.5 (-1)	1,428 (-15%)	5mo	$285,000	$200	35

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: 20.5%
• Equity multiple: 2.68×
• Total profit: $171,469
• Equity at exit: $328,821

10-year hold

• IRR: 19.5%
• Equity multiple: 6.44×
• Total profit: $556,456
• Equity at exit: $709,115

Cash invested: $102,200 (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 64152

• Home prices YoY: 4.7%
• Rents YoY: 7.0%
• Active inventory: 268
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $2,257 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$295 /mo · $3,534/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-577

Break-even live

Break-even rent $2,988

Max offer price $262,991

Occupancy floor —

Sensitivity live

Price	-10% $-371	-5% $-474	+0% $-577	+5% $-681	+10% $-784
Rent	-10% $-756	-5% $-667	+0% $-577	+5% $-488	+10% $-399
Rate	-1.0pp $-394	-0.5pp $-485	base $-577	+0.5pp $-672	+1.0pp $-768

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8310 NW 77th Ter Kansas City, MO	4.0	2.5	1792	$2,399	$1.34	5d	1	0.10mi
7641 N Stoddard Ave Kansas City, MO	3.0	2.0	1766	$2,200	$1.25	45d	1	0.63mi
8320 N Nodaway Ave Kansas City, MO	3.0	2.5	1600	$1,995	$1.25	45d	1	0.65mi
8199 NW Milrey Dr Kansas City, MO	3.0	2.5	1458	$2,070	$1.42	18d	8	0.84mi
6904 NW 78th St Kansas City, MO	3.0	1.0	1450	$1,799	$1.24	22d	1	0.84mi
6905 NW 72nd Ter Kansas City, MO	3.0	1.0	1465	$2,000	$1.37	5d	1	1.10mi
8787 NW Prairie View Rd Kansas City, MO	2.0	1.0–2.0	1046	$2,331	$2.23	3d	8	1.23mi
8418 NW 68th St Kansas City, MO	3.0	1.5	1714	$2,141	$1.25	11d	1	1.29mi
8101 NW Barrybrooke Dr Kansas City, MO	1.0–3.0	1.0–2.0	1020	$2,166	$2.12	3d	27	1.31mi
8940 N Shannon Ave Kansas City, MO	1.0–2.0	1.0–2.0	937	$2,049	$2.19	3d	23	1.41mi
8811 N Congress Ave Kansas City, MO	1.0–3.0	1.0–2.0	1029	$2,028	$1.97	3d	16	1.43mi

Listing history 13 events

1. 2026-05-03
   status Pending 669-char remark
2. 2026-04-30
   listed $365,000 Active 669-char remark
3. 2024-03-08
   soldstatus
4. 2024-03-06
   soldstatus Closed 1292-char remark

   Show marketing remark (1292 chars)

   Fantastic corner lot with so many upgrades, including a boot bench right off the 2-car garage which fits 2 SUVs. With the newer roof, gutters, 4" downspouts, HVAC unit, comfort-height toilets, and door hardware, there is hardly anything for you to do besides move in and live worry-free for years to come. This 3-bedroom, 2 1/2-bath, sought-after reverse 1.5 offers all the conveniences of one-level living. The kitchen has painted cabinets, stainless steel appliances, two pantries, and pull-out shelving and pot racks. The oversized master bedroom leaves ample room even with a king-sized bed and the en-suite offers updated flooring and vanity. On the lower level, you'll find two more over-sized bedrooms with walk-in closets and tons of storage with built-in shelving, plus a laundry area if you choose not to use the hook-up on the main-level. The large screened-in porch is the perfect setup to enjoy the outdoors and the new shed installed on a platform adds additional storage for all your outdoor tools and toys. Universally designed doorways, hallway, and staircase allows comfortable living with the widest range of situations. Located conveniently near Zona Rosa, grocery stores, restaurants, and the airport, this prime location and thoughtfully updated home is a must-see.

5. 2024-01-24
   status Pending 1292-char remark

   Show marketing remark (1292 chars)

   Fantastic corner lot with so many upgrades, including a boot bench right off the 2-car garage which fits 2 SUVs. With the newer roof, gutters, 4" downspouts, HVAC unit, comfort-height toilets, and door hardware, there is hardly anything for you to do besides move in and live worry-free for years to come. This 3-bedroom, 2 1/2-bath, sought-after reverse 1.5 offers all the conveniences of one-level living. The kitchen has painted cabinets, stainless steel appliances, two pantries, and pull-out shelving and pot racks. The oversized master bedroom leaves ample room even with a king-sized bed and the en-suite offers updated flooring and vanity. On the lower level, you'll find two more over-sized bedrooms with walk-in closets and tons of storage with built-in shelving, plus a laundry area if you choose not to use the hook-up on the main-level. The large screened-in porch is the perfect setup to enjoy the outdoors and the new shed installed on a platform adds additional storage for all your outdoor tools and toys. Universally designed doorways, hallway, and staircase allows comfortable living with the widest range of situations. Located conveniently near Zona Rosa, grocery stores, restaurants, and the airport, this prime location and thoughtfully updated home is a must-see.

6. 2024-01-15
   listed $309,900 Active 1292-char remark

   Show marketing remark (1292 chars)

   Fantastic corner lot with so many upgrades, including a boot bench right off the 2-car garage which fits 2 SUVs. With the newer roof, gutters, 4" downspouts, HVAC unit, comfort-height toilets, and door hardware, there is hardly anything for you to do besides move in and live worry-free for years to come. This 3-bedroom, 2 1/2-bath, sought-after reverse 1.5 offers all the conveniences of one-level living. The kitchen has painted cabinets, stainless steel appliances, two pantries, and pull-out shelving and pot racks. The oversized master bedroom leaves ample room even with a king-sized bed and the en-suite offers updated flooring and vanity. On the lower level, you'll find two more over-sized bedrooms with walk-in closets and tons of storage with built-in shelving, plus a laundry area if you choose not to use the hook-up on the main-level. The large screened-in porch is the perfect setup to enjoy the outdoors and the new shed installed on a platform adds additional storage for all your outdoor tools and toys. Universally designed doorways, hallway, and staircase allows comfortable living with the widest range of situations. Located conveniently near Zona Rosa, grocery stores, restaurants, and the airport, this prime location and thoughtfully updated home is a must-see.

7. 2017-07-28
   soldstatus
8. 2017-07-26
   soldstatus Sold

   Show marketing remark (451 chars)

   Gorgeous one level living at its finest! 1st floor laundry, 1st floor 17x14 master bedroom, double attached garage, all wrapped in no maintenance siding. Br #2 and #3 are huge in lower level and a large bonus room for a future office/exercise room, etc. Property backyard is to corner utility boxes. Great neighborhood! Great Location, close to everything. Minutes to Zona Rosa, shopping and restaurants. Park Hill School District, the finest schools.

9. 2017-06-13
   historical Contingent

   Show marketing remark (451 chars)

   Gorgeous one level living at its finest! 1st floor laundry, 1st floor 17x14 master bedroom, double attached garage, all wrapped in no maintenance siding. Br #2 and #3 are huge in lower level and a large bonus room for a future office/exercise room, etc. Property backyard is to corner utility boxes. Great neighborhood! Great Location, close to everything. Minutes to Zona Rosa, shopping and restaurants. Park Hill School District, the finest schools.

10. 2017-05-25
    listed $179,900 Active

    Show marketing remark (451 chars)

    Gorgeous one level living at its finest! 1st floor laundry, 1st floor 17x14 master bedroom, double attached garage, all wrapped in no maintenance siding. Br #2 and #3 are huge in lower level and a large bonus room for a future office/exercise room, etc. Property backyard is to corner utility boxes. Great neighborhood! Great Location, close to everything. Minutes to Zona Rosa, shopping and restaurants. Park Hill School District, the finest schools.

11. 2009-07-16
    soldstatus
12. 2009-07-15
    soldstatus
13. 2009-05-28
    listed $159,900

ⓘ 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: $3,534 · $295/mo
• Projected year-2 tax: $3,540 · $295/mo
• Expected delta: +$6/yr (+$1/mo · 0.2%)

ⓘ 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: $27,087
• − Mortgage interest: −$20,446
• − Property taxes: −$3,534
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − Depreciation: −$10,618
• Taxable loss: −$13,670
• Est. tax savings @ 24.0%: +$3,281
• After-tax cash flow: $-3,649/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

+128.3% since first listed

14 events — show timeline

• 2026-06-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2026-05-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-30 Listed $365,000 Heartland MLS as Distributed by MLS Grid
• 2024-03-08 Sold (Public Records) — Public Records
• 2024-03-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-01-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-01-15 Listed $309,900 Heartland MLS as Distributed by MLS Grid
• 2017-07-28 Sold (Public Records) — Public Records
• 2017-07-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2017-06-13 Contingent — Heartland MLS as Distributed by MLS Grid
• 2017-05-25 Listed $179,900 Heartland MLS as Distributed by MLS Grid
• 2009-07-16 Sold (Public Records) — Public Records
• 2009-07-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-05-28 Listed $159,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2025): $3,534 · +11.6% YoY. Source: county tax records.