7216 Coronado St · Kansas City, MO 64152

$225,000

2 bd · 2.0 ba · 1,144 sqft · SingleFamily public records · 4 Days on market

Built 1957 0.34 ac lot $197/sqft · 9% below area Est $249k · 9% under ↓ 2% since listing

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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).

• Cash flow +11.9/30.0
• ARV discount +11.8/15.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• DSCR +3.5/10.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Additional Photos and Info to come!

Key facts

• 0.34 acre lot
• Garage
• Built 1957

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-59 ($-711/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (19.3% below list).
• Recommended offer: $182k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $24k of equity ($2k loan paydown + $22k 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 $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $181,589 (19.3% 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 1957 — 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. 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: 0.81% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.13%
• DSCR: 0.95
• GRM: 10.3

CMA / ARV

• ARV (median comp): $248,603
• List price: $225,000
• Delta: -9.49%
• 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
7405 NW Autumn N/A	0.29mi	3/2.0 (+1)	1,148 (+0%)	18mo	$250,000	$218	66
7012 NW Avalon St	0.33mi	3/1.0 (+1)	1,173 (+2%)	16mo	$190,000	$162	58
6911 NW 76th Pl	0.46mi	3/1.5 (+1)	1,096 (-4%)	10mo	$240,000	$219	56
7210 NW Autumn St	0.31mi	3/2.0 (+1)	1,201 (+5%)	20mo	$265,000	$221	56
7000 NW Avalon St	0.36mi	3/1.0 (+1)	1,196 (+4%)	18mo	$185,000	$155	51
6800 NW Belvidere Ct	0.42mi	3/1.0 (+1)	1,064 (-7%)	14mo	$180,000	$169	48
7640 NW Milrey Dr	0.58mi	3/2.0 (+1)	1,275 (+12%)	3mo	$284,999	$224	46
7214 NW Autumn St	0.31mi	3/2.5 (+1)	1,263 (+10%)	20mo	$230,000	$182	45
6006 NW Valley Rd	0.52mi	2/1.0	1,287 (+12%)	11mo	$269,900	$210	42
7723 N Avalon St	0.66mi	3/1.0 (+1)	1,226 (+7%)	15mo	$244,900	$200	36
6928 NW Coronado St	0.40mi	3/1.0 (+1)	1,290 (+13%)	20mo	$200,000	$155	34
7408 NW 76th Pl	0.62mi	3/2.0 (+1)	1,022 (-11%)	19mo	$265,000	$259	32

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: 24.8%
• Equity multiple: 3.01×
• Total profit: $126,421
• Equity at exit: $202,698

10-year hold

• IRR: 22.9%
• Equity multiple: 7.25×
• Total profit: $393,508
• Equity at exit: $437,126

Cash invested: $63,000 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,816 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$220 /mo · $2,641/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-59

Break-even live

Break-even rent $1,891

Max offer price $214,539

Occupancy floor 98%

Sensitivity live

Price	-10% $68	-5% $4	+0% $-59	+5% $-123	+10% $-187
Rent	-10% $-203	-5% $-131	+0% $-59	+5% $13	+10% $84
Rate	-1.0pp $54	-0.5pp $-2	base $-59	+0.5pp $-118	+1.0pp $-177

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	0.09mi
7009 NW Avalon St Kansas City, MO	3.0	1.0	960	$1,795	$1.87	22d	1	0.36mi
7009 NW Avalon St Kansas City, MO	3.0	1.0	960	$1,795	$1.87	25d	1	0.36mi
6852 N Montrose Ave Kansas City, MO	3.0	2.0	960	$1,900	$1.98	21d	1	0.50mi
6201 NW 70th St Kansas City, MO	2.0	1.0–2.0	728	$1,225	$1.68	21d	1	0.56mi
6449 NW 70th St Kansas City, MO	1.0–2.0	1.0–2.0	939	$1,687	$1.80	4d	9	0.58mi
6904 NW 78th St Kansas City, MO	3.0	1.0	1450	$1,799	$1.24	22d	1	0.65mi
8031 NW Milrey Dr Kansas City, MO	1.0–2.0	1.0–1.5	870	$1,435	$1.65	3d	5	0.95mi
8101 NW Barrybrooke Dr Kansas City, MO	1.0–3.0	1.0–2.0	1020	$1,738	$1.70	3d	27	1.01mi
8199 NW Milrey Dr Kansas City, MO	3.0	2.5	1458	$2,070	$1.42	18d	8	1.06mi
8135 N Stoddard Ave Kansas City, MO	2.0	1.0	949	$1,225	$1.29	25d	1	1.09mi
6301 N Klamm Rd Kansas City, MO	1.0–3.0	1.0–2.0	1017	$1,818	$1.79	3d	27	1.28mi
5951 NW 63rd Ter Kansas City, MO	1.0–3.0	1.0–2.0	1111	$1,856	$1.67	3d	55	1.38mi
7223 NW 84th Ter Kansas City, MO	3.0	1.5	1038	$1,830	$1.76	18d	1	1.44mi
7223 NW 84th Ter Kansas City, MO	3.0	1.5	1038	$1,830	$1.76	25d	1	1.44mi

Listing history 20 events

1. 2026-06-21
   days on market $225,000 Active 4 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   statusdays on market $225,000 Active 1 DOM
4. 2026-06-17
   days on market $225,000 Coming Soon 86 DOM
5. 2026-06-16
   days on market $225,000 Coming Soon 85 DOM
6. 2026-06-15
   days on market $225,000 Coming Soon 84 DOM
7. 2026-06-13
   days on market $225,000 Coming Soon 82 DOM
8. 2026-06-13
   days on market $225,000 Coming Soon 81 DOM
9. 2026-06-09
   days on market $225,000 Coming Soon 78 DOM
10. 2026-06-08
    days on market $225,000 Coming Soon 77 DOM
11. 2026-06-07
    days on market $225,000 Coming Soon 76 DOM
12. 2026-06-03
    days on market $225,000 Coming Soon 72 DOM
13. 2026-06-02
    days on market $225,000 Coming Soon 71 DOM
14. 2026-06-01
    days on market $225,000 Coming Soon 70 DOM
15. 2026-05-31
    days on market $225,000 Coming Soon 69 DOM
16. 2026-03-23
    historical $225,000 35-char remark

    Show marketing remark (35 chars)

    Additional Photos and Info to come!

17. 2025-11-18
    price $193,900
18. 2025-11-10
    price $198,900
19. 2025-11-05
    price $214,900
20. 2025-10-23
    listed $229,900 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: $2,641 · $220/mo
• Projected year-2 tax: $2,641 · $220/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: $21,791
• − Mortgage interest: −$12,603
• − Property taxes: −$2,641
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − Depreciation: −$6,545
• Taxable loss: −$4,611
• Est. tax savings @ 24.0%: +$1,107
• After-tax cash flow: $396/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

-2.1% since first listed

5 events — show timeline

• 2026-03-23 Coming Soon $225,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-18 Price Changed $193,900 SOMO
• 2025-11-10 Price Changed $198,900 SOMO
• 2025-11-05 Price Changed $214,900 SOMO
• 2025-10-23 Listed $229,900 SOMO

Property tax history

+4.6%/yr

Latest (2025): $2,641 · +11.6% YoY. Source: county tax records.