8813 North Rd · Pleasant Valley, MO 64068

$180,000

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 3 Days on market

Built 1963 0.35 ac lot $152/sqft · 33% below area Est $267k · 33% under

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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 +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.0/10.0
• Schools +3.8/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice size true ranch in the NKC School District. Good bones with hardwood floors, basement is plumbed for a bathroom. 2 car garage. Sits on a good sized lot. Roof new in 2022. Good foundation. House needs extensive work. This is a great opportunity for a handy homeowner to build equity NOW!

Key facts

• 0.35 acre lot
• 2 garage spots
• Built 1963

Property features AI

Exterior

• Parking: Attached garage facing front; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch floor plan; Residential property
• Construction: Frame construction with shingle siding; Composition roof; Full basement (unfinished) with garage entrance; Home age approximately 51–75 years
• Exterior features: Property marked as fixer / fixer up; City lot in city limits; Level lot; Paved road with public maintenance

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 3 bedrooms (all on the first floor)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Stained cabinets; Formal living room; Living and dining combo; Main floor bedrooms including a main floor primary bedroom; Full unfinished basement with garage entrance
• Laundry & utility: Laundry located in the basement / lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $81 ($969/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (10.4% below list).
• Recommended offer: $161k (10.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#112 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• North Kansas City 74 (urban): math 38% / reading 49% proficiency, ranked #98 of 324 in MO (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gracemor Elementary (math 23% / reading 35%, grade F, #842 of 1,115 statewide, top 76%, 630 students, 68% FRL); Winnetonka High (math 16% / reading 51%, grade F, #349 of 521 statewide, top 67%, 1,284 students, 60% FRL) — zoned schools average 64% FRL vs 37% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 44% district-wide (-12 pts) — the specific schools serving this property underperform the North Kansas City 74 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.7%/yr); 187 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $161,230 (10.4% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.92%
• DSCR: 1.09
• GRM: 9.3

CMA / ARV

• ARV (median comp): $266,847
• List price: $180,000
• Delta: -32.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8813 North Rd	0.00mi	3/1.0	1,188 (0%)	1mo	$180,000	$152	99
8707 Brenda Ln	0.26mi	3/2.0	1,198 (+1%)	12mo	$275,000	$230	73
8701 Brenda Ln	0.29mi	3/2.0	1,206 (+2%)	16mo	$275,000	$228	67
7004 N Chas Dr	0.57mi	3/1.0	1,144 (-4%)	10mo	$265,000	$232	59
7215 N Kentucky Ave	0.09mi	3/2.0	1,050 (-12%)	18mo	$254,900	$243	57
7408 N Lane Ave	0.33mi	3/2.0	1,015 (-15%)	0mo	$275,000	$271	56
7003 N Brookside Rd	0.71mi	3/1.5	1,252 (+5%)	7mo	$280,000	$224	50
9006 Catherine Rd	0.34mi	3/2.0	1,320 (+11%)	21mo	$289,900	$220	44
7117 Michael Ln	0.58mi	3/2.0	1,077 (-9%)	20mo	$199,900	$186	37
607 Glendale Rd	0.70mi	4/2.0 (+1)	1,330 (+12%)	2mo	$280,000	$211	37
7114 Michael Ln	0.60mi	3/2.5	1,344 (+13%)	20mo	$260,000	$193	27
410 Bancroft Ave	0.75mi	3/2.0	1,324 (+11%)	18mo	$264,900	$200	27

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 · 4.69% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.58×
• Total profit: $-21,246
• Equity at exit: $26,839

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-68
• Equity at exit: $15,563

Cash invested: $50,400 (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 64068

• Rents YoY: 4.7%
• Active inventory: 187
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$944
• Tax from tax record: −$174 /mo · $2,089/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $81

Break-even live

Break-even rent $1,510

Max offer price $180,000

Occupancy floor 90%

Sensitivity live

Price	-10% $183	-5% $132	+0% $81	+5% $30	+10% $-21
Rent	-10% $-47	-5% $17	+0% $81	+5% $144	+10% $208
Rate	-1.0pp $171	-0.5pp $127	base $81	+0.5pp $34	+1.0pp $-13

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7013 N Chas Dr Unit B Pleasant Valley, MO	2.0	2.0	950	$1,225	$1.29	5d	1	0.50mi
6713 S Brookside Rd Pleasant Valley, MO	3.0	2.0	1170	$1,966	$1.68	25d	1	0.82mi
7987 N Flintlock Rd Kansas City, MO	1.0–3.0	1.0–2.0	975	$2,041	$2.09	3d	22	1.01mi
405 Wilshire Blvd Liberty, MO	3.0	2.0	1026	$1,850	$1.80	17d	1	1.11mi
1260 U.S. 69 Liberty, MO	3.0	2.0	1086	$1,196	$1.10	12d	1	1.31mi

Listing history 4 events

1. 2026-05-09
   status Pending 292-char remark
2. 2026-05-07
   listed $180,000 Active 292-char remark
3. 2026-04-30
   historical $180,000 292-char remark
4. 2017-08-11
   soldstatus

ⓘ 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: $2,089 · $174/mo
• Projected year-2 tax: $2,089 · $174/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,348
• − Mortgage interest: −$10,083
• − Property taxes: −$2,089
• − Insurance: −$900
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$5,236
• Taxable loss: −$2,056
• Est. tax savings @ 24.0%: +$493
• After-tax cash flow: $1,462/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: North Kansas City 74
• NCES district ID: 2922800
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $55,444
• Composite: 37.88/100
• National rank: #4321
• State rank: #98 of 324 in MO

Livability — Pleasant Valley

• Score: 71/100
• State rank: #112
• US rank: #7111

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C- Housing A+ Health & safety B+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasant Valley, MO
• County: Clay County · 220,651 people
• Metro: Kansas City, MO-KS
• Population (ZIP): 37,758
• Household income: $92,297
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 695.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 5% Two or more races 5% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 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: ▼ -233.70%
• Current HPI: 223.1569
• Rent YoY: ▲ 4.69%
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2026-05-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-07 Listed $180,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-30 Coming Soon $180,000 Heartland MLS as Distributed by MLS Grid
• 2017-08-11 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,089 · +19.8% YoY. Source: county tax records.