8001 NE 107th St · Kansas City, MO 64157

$355,000

3 bd · 2.0 ba · 1,732 sqft · SingleFamily public records · 11 Days on market

Built 2003 9,148 sqft lot Est $450k · 21% under $36/mo HOA · 1% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +10.0/30.0
• Rent growth +4.9/5.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• DSCR +2.9/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful updated tri-level! This home has a brand new roof, all new carpet, upgraded landscaping, and a finished sub-basement with a full bath. The kitchen features real hardwood floors and new countertops. Master has a walk-in closet and a bathroom with a jetted tub and separate shower. Fenced in yard, with an oversized deck and lower level concrete patio. The kitchen features real hardwood floors and new countertops. Very close walking distance to pool and Kellybrook Elementary school. There has not been a radon test performed on this property before. Buyers are welcome to test for radon, however seller's will not contribute to a radon mitigation system installation.

Key facts

• Two toned cabinetry
• Community pool
• Updated lighting

Tags

• NEIGHBORHOOD WALKING TRAILS
• COMMUNITY POOL
• UPDATED LIGHTING
• GENEROUS SIZE KITCHEN
• TWO TONED CABINETRY
• GREAT ROOM WITH FIREPLACE

Property features AI

Finance

• HOA & community: Brookwater Management Company HOA; Community pool and trails; Annual HOA fee

Exterior

• Parking: Attached garage that faces the front; 2-car garage
• Security: Smart door lock
• Utilities: Public water; Public sewer
• Home design: Single-family attached residence; Side/side split, tri-level floor plan; Composition roof; Board & batten siding
• Construction: Board & batten siding construction; Composition roof; Finished below-grade space
• Exterior features: Deck; Patio; Balcony; Wood fencing; City lot

Interior

• Kitchen: Disposal; Microwave; Free-standing electric oven; Eat-in kitchen
• Bedrooms: 3 bedrooms (two on the second level, primary/live spaces on first level as noted)
• Flooring: Carpet; Ceramic tile; Luxury vinyl; Wood
• Bathrooms: 3 full bathrooms; Ceramic tile bathrooms; One bathroom with separate shower and tub; One bathroom with shower over tub; One bathroom with shower only
• Heating & cooling: Electric heating and electric cooling; Heat pump with gas option
• Interior features: Ceiling fans throughout; Painted cabinets; Smart thermostat; Vaulted ceilings; Walk-in closets; Finished basement with walk-out access and sump pump; Family room at garage level and great room (side/side split, tri-level floor plan)
• Laundry & utility: Laundry located in hall on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $-213 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $317k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (23.5% below list).
• Recommended offer: $272k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• Liberty 53 (suburban): math 41% / reading 59% proficiency, ranked #24 of 324 in MO (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Kellybrook Elem School (math 39% / reading 47%, grade F, #473 of 1,115 statewide, top 43%, 522 students, 28% FRL); Liberty North High School (math 25% / reading 75%, grade D+, #116 of 521 statewide, top 22%, 2,326 students, 18% FRL).
• Market conditions: Rents rising fast (+9.5%/yr); 240 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 341 units permitted in Clay County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 24y 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 $271,732 (23.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.77% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.57%
• DSCR: 0.89
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $450,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10502 N Wallace Ave	0.37mi	3/2.5	1,736 (+0%)	1mo	$340,000	$196	80
7701 NE 107th Ter	0.17mi	3/2.0	1,635 (-6%)	3mo	$424,990	$260	80
7610 NE 107th Ter	0.21mi	3/2.0	1,635 (-6%)	3mo	$439,990	$269	79
7709 NE 107th Ter	0.13mi	3/2.0	1,498 (-14%)	5mo	$384,990	$257	68
8403 NE 107th St	0.37mi	3/3.0	1,838 (+6%)	3mo	$345,000	$188	66
7700 NE 107th Ter	0.30mi	3/2.0	1,498 (-14%)	2mo	$409,990	$274	62
10615 N Ditman Ave	0.48mi	4/3.0 (+1)	1,638 (-5%)	2mo	$337,900	$206	58
11019 N Bristol Ave	0.66mi	3/2.0	1,631 (-6%)	3mo	$489,130	$300	57
11007 N Bristol Ave	0.66mi	3/2.0	1,631 (-6%)	5mo	$493,830	$303	56
7719 NE 103rd Ter	0.46mi	3/2.0	1,972 (+14%)	2mo	$614,900	$312	54
11027 N Mckinley Ave	0.73mi	3/2.5	1,521 (-12%)	0mo	$359,000	$236	44
8002 NE 111th Ter	0.59mi	4/2.5 (+1)	1,947 (+12%)	4mo	$393,000	$202	41

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.43×
• Total profit: $-56,742
• Equity at exit: $52,932

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-1,579
• Equity at exit: $30,694

Cash invested: $99,400 (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 64157

• Home prices YoY: -18.1%
• Rents YoY: 9.5%
• Active inventory: 240
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,717 medium
• Mortgage (P&I): −$1,862
• Tax from tax record: −$314 /mo · $3,768/yr
• Insurance: −$148
• HOA: −$36
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $-213

Break-even live

Break-even rent $2,987

Max offer price $317,387

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8952 NE 116th Pl Kansas City, MO	3.0	2.5	2071	$2,541	$1.23	43d	1	1.50mi

HOA detail

• Monthly dues: $36 · $432/yr
• Likely covers: landscapingpool

Listing history 14 events

1. 2026-06-07
   pricestatusdays on market $355,000 Pending 11 DOM
2. 2026-06-03
   days on market $365,000 Active 8 DOM
3. 2026-06-02
   days on market $365,000 Active 7 DOM
4. 2026-06-01
   days on market $365,000 Active 6 DOM
5. 2026-05-31
   days on market $365,000 Active 5 DOM
6. 2026-05-26
   listed $365,000 Active
7. 2018-03-02
   soldstatus
8. 2018-02-28
   soldstatus Sold 679-char remark

   Show marketing remark (679 chars)

   Wonderful updated tri-level! This home has a brand new roof, all new carpet, upgraded landscaping, and a finished sub-basement with a full bath. The kitchen features real hardwood floors and new countertops. Master has a walk-in closet and a bathroom with a jetted tub and separate shower. Fenced in yard, with an oversized deck and lower level concrete patio. The kitchen features real hardwood floors and new countertops. Very close walking distance to pool and Kellybrook Elementary school. There has not been a radon test performed on this property before. Buyers are welcome to test for radon, however seller's will not contribute to a radon mitigation system installation.

9. 2018-01-03
   status Pending 679-char remark

   Show marketing remark (679 chars)

   Wonderful updated tri-level! This home has a brand new roof, all new carpet, upgraded landscaping, and a finished sub-basement with a full bath. The kitchen features real hardwood floors and new countertops. Master has a walk-in closet and a bathroom with a jetted tub and separate shower. Fenced in yard, with an oversized deck and lower level concrete patio. The kitchen features real hardwood floors and new countertops. Very close walking distance to pool and Kellybrook Elementary school. There has not been a radon test performed on this property before. Buyers are welcome to test for radon, however seller's will not contribute to a radon mitigation system installation.

10. 2017-12-14
    historical Contingent - Accepting Backup Offers 679-char remark

    Show marketing remark (679 chars)

    Wonderful updated tri-level! This home has a brand new roof, all new carpet, upgraded landscaping, and a finished sub-basement with a full bath. The kitchen features real hardwood floors and new countertops. Master has a walk-in closet and a bathroom with a jetted tub and separate shower. Fenced in yard, with an oversized deck and lower level concrete patio. The kitchen features real hardwood floors and new countertops. Very close walking distance to pool and Kellybrook Elementary school. There has not been a radon test performed on this property before. Buyers are welcome to test for radon, however seller's will not contribute to a radon mitigation system installation.

11. 2017-11-29
    listed $214,900 Active 679-char remark

    Show marketing remark (679 chars)

    Wonderful updated tri-level! This home has a brand new roof, all new carpet, upgraded landscaping, and a finished sub-basement with a full bath. The kitchen features real hardwood floors and new countertops. Master has a walk-in closet and a bathroom with a jetted tub and separate shower. Fenced in yard, with an oversized deck and lower level concrete patio. The kitchen features real hardwood floors and new countertops. Very close walking distance to pool and Kellybrook Elementary school. There has not been a radon test performed on this property before. Buyers are welcome to test for radon, however seller's will not contribute to a radon mitigation system installation.

12. 2006-06-15
    soldstatus
13. 2003-04-03
    soldstatus 295-char remark

    Show marketing remark (295 chars)

    Separate family rm. Beautiful kitchen w/ hrdwd flr, lots cabinets, corner sink, slf cln smooth top rng. Gorgeous mst bath w/ whrlpl & separate shower. Add $1400 for FHA/VA. 10 yr Transferrable Structural warranty. Energy efficient heat pump w/ nat gas backup. ECD: 11/15/02 SIMULATED PHOTO

14. 2002-05-13
    listed $159,950 295-char remark

    Show marketing remark (295 chars)

    Separate family rm. Beautiful kitchen w/ hrdwd flr, lots cabinets, corner sink, slf cln smooth top rng. Gorgeous mst bath w/ whrlpl & separate shower. Add $1400 for FHA/VA. 10 yr Transferrable Structural warranty. Energy efficient heat pump w/ nat gas backup. ECD: 11/15/02 SIMULATED PHOTO

ⓘ 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: $3,768 · $314/mo
• Projected year-2 tax: $3,768 · $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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,608
• − Mortgage interest: −$19,886
• − Property taxes: −$3,768
• − Insurance: −$1,775
• − Repairs & maintenance: −$2,609
• − Management: −$2,609
• − HOA: −$432
• − Depreciation: −$10,327
• Taxable loss: −$8,798
• Est. tax savings @ 24.0%: +$2,111
• After-tax cash flow: $-444/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: Liberty 53
• NCES district ID: 2918540
• Math proficiency: 41% ▼ -9.00%
• Reading proficiency: 59% ▼ -3.00%
• Median HH income: $78,226
• Composite: 45.41/100
• National rank: #2624
• State rank: #24 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: Clay County · 220,651 people
• City population: 439,467
• Metro: Kansas City, MO-KS
• Population (ZIP): 23,030
• Household income: $149,526
• Rent vs Own: 9.1% rent · 90.9% own
• Severe rent burden: 87.0

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 (82%)
• Race & ethnicity: White 82% Asian 7% Two or more races 6% Hispanic / Latino 5% Black 3%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 92% English-only · Spanish 3% Other Asian/Pacific 2% Vietnamese 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: ▼ -43.38%
• Current HPI: 195.9921
• Rent YoY: ▲ 9.50%
• 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

+128.2% since first listed

9 events — show timeline

• 2026-05-26 Listed $365,000 Heartland MLS as Distributed by MLS Grid
• 2018-03-02 Sold (Public Records) — Public Records
• 2018-02-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-01-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2017-12-14 Contingent — Heartland MLS as Distributed by MLS Grid
• 2017-11-29 Listed $214,900 Heartland MLS as Distributed by MLS Grid
• 2006-06-15 Sold (Public Records) — Public Records
• 2003-04-03 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2002-05-13 Listed $159,950 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2025): $3,768 · +6.4% YoY. Source: county tax records.