8737 NW 82nd St · Kansas City, MO 64152

$205,000

3 bd · 2.5 ba · 1,104 sqft · Townhouse public records · 5 Days on market

Built 1991 2,613 sqft lot

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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).

• Cash flow +11.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• DSCR +3.3/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great investment opportunity! This 3 BR/2.5 BA is located not far from new (and established!) shops, restaurants, highway and the airport (less than 15 minutes!) as well as the Legends (20 minutes) and downtown Parkville! The eat-in Kitchen includes dishwasher, oven & microwave & sports tile floors for easy clean up! Carpet thru-out the rest of the home. Spacious living room with ceiling fan that walks out on to a deck with a beautiful view of the park-like backyard! Upstairs you will find two more bedrooms! The finished, walk-out Basement is perfect use for a 3rd BR (has a closet as well as a full BA) or another entertainment space! The detached 1 car garage also allows room for storage! Come check this one out today!

Key facts

• Open main level
• Walk-out lower level
• End-unit townhome

Tags

• END-UNIT TOWNHOME
• OPEN MAIN LEVEL
• WALK-OUT LOWER LEVEL
• GUEST SUITE
• HOME OFFICE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $205k.

Deal economics

• At list price, monthly cash flow is $-76 ($-910/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (22.9% below list).
• Recommended offer: $158k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: 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 at typical pace (median 18d 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).
• This rent is only 17% of the median local income ($115k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $20k 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 $57k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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 $158,027 (22.9% 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. 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: 0.77% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.58%
• DSCR: 0.93
• GRM: 10.8

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: 24.4%
• Equity multiple: 2.98×
• Total profit: $113,455
• Equity at exit: $184,680

10-year hold

• IRR: 22.6%
• Equity multiple: 7.16×
• Total profit: $353,740
• Equity at exit: $398,270

Cash invested: $57,400 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,580 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$164 /mo · $1,965/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-76

Break-even live

Break-even rent $1,676

Max offer price $191,609

Occupancy floor 100%

Sensitivity live

Price	-10% $40	-5% $-18	+0% $-76	+5% $-134	+10% $-192
Rent	-10% $-201	-5% $-138	+0% $-76	+5% $-13	+10% $49
Rate	-1.0pp $27	-0.5pp $-24	base $-76	+0.5pp $-129	+1.0pp $-183

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8710 NW 82 Ter Unit d Kansas City, MO	2.0	1.0	900	$1,225	$1.36	24d	1	0.07mi
8710 NW 82 Ter Apt B Kansas City, MO	2.0	1.5	900	$1,125	$1.25	45d	1	0.07mi
7223 NW 84th Ter Kansas City, MO	3.0	1.5	1038	$1,830	$1.76	24d	1	0.91mi
7223 NW 84th Ter Kansas City, MO	3.0	1.5	1038	$1,830	$1.76	17d	1	0.91mi
8135 N Stoddard Ave Kansas City, MO	2.0	1.0	949	$1,225	$1.29	24d	1	0.92mi
8787 NW Prairie View Rd Kansas City, MO	2.0	1.0–2.0	1046	$2,331	$2.23	2d	8	1.02mi
8199 NW Milrey Dr Kansas City, MO	3.0	2.5	1458	$2,070	$1.42	17d	8	1.03mi
8940 N Shannon Ave Kansas City, MO	1.0–2.0	1.0–2.0	937	$2,049	$2.19	2d	23	1.09mi
8031 NW Milrey Dr Kansas City, MO	1.0–2.0	1.0–1.5	870	$1,435	$1.65	2d	5	1.09mi
8811 N Congress Ave Kansas City, MO	1.0–3.0	1.0–2.0	1029	$2,028	$1.97	2d	16	1.15mi
6904 NW 78th St Kansas City, MO	3.0	1.0	1450	$1,799	$1.24	22d	1	1.22mi
8495 State Rte N Kansas City, MO	2.0–4.0	2.0–3.5	11173	$2,542	$0.23	2d	72	1.45mi
7441 NW Old Tiffany Springs Rd Kansas City, MO	1.0–2.0	1.0–2.0	958	$1,695	$1.77	4d	2	1.46mi

Listing history 9 events

1. 2026-04-27
   status Pending
2. 2026-04-26
   status Active
3. 2026-03-24
   status Pending
4. 2026-03-20
   listed $205,000 Active
5. 2023-12-29
   soldstatus
6. 2023-01-05
   soldstatus Closed 745-char remark

   Show marketing remark (745 chars)

   Great investment opportunity! This 3 BR/2.5 BA is located not far from new (and established!) shops, restaurants, highway and the airport (less than 15 minutes!) as well as the Legends (20 minutes) and downtown Parkville! The eat-in Kitchen includes dishwasher, oven & microwave & sports tile floors for easy clean up! Carpet thru-out the rest of the home. Spacious living room with ceiling fan that walks out on to a deck with a beautiful view of the park-like backyard! Upstairs you will find two more bedrooms! The finished, walk-out Basement is perfect use for a 3rd BR (has a closet as well as a full BA) or another entertainment space! The detached 1 car garage also allows room for storage! Come check this one out today!

7. 2023-01-05
   soldstatus

   Show marketing remark (745 chars)

   Great investment opportunity! This 3 BR/2.5 BA is located not far from new (and established!) shops, restaurants, highway and the airport (less than 15 minutes!) as well as the Legends (20 minutes) and downtown Parkville! The eat-in Kitchen includes dishwasher, oven & microwave & sports tile floors for easy clean up! Carpet thru-out the rest of the home. Spacious living room with ceiling fan that walks out on to a deck with a beautiful view of the park-like backyard! Upstairs you will find two more bedrooms! The finished, walk-out Basement is perfect use for a 3rd BR (has a closet as well as a full BA) or another entertainment space! The detached 1 car garage also allows room for storage! Come check this one out today!

8. 2022-12-19
   status Pending 745-char remark

   Show marketing remark (745 chars)

   Great investment opportunity! This 3 BR/2.5 BA is located not far from new (and established!) shops, restaurants, highway and the airport (less than 15 minutes!) as well as the Legends (20 minutes) and downtown Parkville! The eat-in Kitchen includes dishwasher, oven & microwave & sports tile floors for easy clean up! Carpet thru-out the rest of the home. Spacious living room with ceiling fan that walks out on to a deck with a beautiful view of the park-like backyard! Upstairs you will find two more bedrooms! The finished, walk-out Basement is perfect use for a 3rd BR (has a closet as well as a full BA) or another entertainment space! The detached 1 car garage also allows room for storage! Come check this one out today!

9. 2022-12-13
   listed $109,900 Active 745-char remark

   Show marketing remark (745 chars)

   Great investment opportunity! This 3 BR/2.5 BA is located not far from new (and established!) shops, restaurants, highway and the airport (less than 15 minutes!) as well as the Legends (20 minutes) and downtown Parkville! The eat-in Kitchen includes dishwasher, oven & microwave & sports tile floors for easy clean up! Carpet thru-out the rest of the home. Spacious living room with ceiling fan that walks out on to a deck with a beautiful view of the park-like backyard! Upstairs you will find two more bedrooms! The finished, walk-out Basement is perfect use for a 3rd BR (has a closet as well as a full BA) or another entertainment space! The detached 1 car garage also allows room for storage! Come check this one out today!

ⓘ 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: $1,965 · $164/mo
• Projected year-2 tax: $1,988 · $166/mo
• Expected delta: +$23/yr (+$2/mo · 1.2%)

ⓘ 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: $18,963
• − Mortgage interest: −$11,483
• − Property taxes: −$1,965
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$5,964
• Taxable loss: −$4,508
• Est. tax savings @ 24.0%: +$1,082
• After-tax cash flow: $172/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

+86.5% since first listed

9 events — show timeline

• 2026-04-27 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-26 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-20 Listed $205,000 Heartland MLS as Distributed by MLS Grid
• 2023-12-29 Sold (Public Records) — Public Records
• 2023-01-05 Sold (Public Records) — Public Records
• 2023-01-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-12-19 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-12-13 Listed $109,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.7%/yr

Latest (2025): $1,965 · +11.6% YoY. Source: county tax records.