7690 N Everton Ave · Kansas City, MO 64152

$430,000

4 bd · 3.5 ba · 2,974 sqft · SingleFamily public records · 34 Days on market

Built 2003 7,915 sqft lot Est $464k · 7% under

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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 +10.8/15.0
• Appreciation +10.0/10.0
• Cash flow +6.3/30.0
• Schools +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.6/10.0

Listing remarks MLS

If PRIVACY & GREAT KITCHEN are important, this is your house. Backs to heavily treed horse farm, Dynamite kitchen opens to GRT RM w/ many windows overlooking trees. LOTS OF SQ FOOTAGE FOR THE $/walk-ins in 3 BRs/hardwood from entry thru to kitchen/beautifully finished walk out LL w/ wet bar. See Add Re Open plan-Upgraded appliances & carpet, nice woodwork, abundance of Birch cabinets, some w/ glass fronts, sitting area off MBR, tile floors in baths, close to all the new shops and restaurants at Zona Rosa, NO earnings tax

Key facts

• 7,915 sq ft lot
• 3 garage spots
• Built 2003

Property features AI

Finance

• Other: Above-grade finished living area reported (public records); Below-grade finished area reported (public records)
• HOA & community: Has HOA

Exterior

• Parking: Attached garage with garage door opener; 3-car garage
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; 2-story floor plan; Residential property
• Construction: Frame and stucco construction; Composition roof; Finished full basement with walk-out access
• Exterior features: Deck; Patio; Partial wood fencing; City lot in a cul-de-sac; Level lot

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Exhaust fan; Microwave; Built-in oven; Electric range
• Bedrooms: 4 bedrooms (some on second level)
• Flooring: Wood flooring; Carpet in bedrooms and living areas
• Bathrooms: 3 full bathrooms; 1 half bathroom; Primary bath with double vanity and shower-only
• Heating & cooling: Forced air heating; Heat pump heating and cooling; Electric cooling
• Interior features: Ceiling fans; Pantry; Vaulted ceilings; Walk-in closets; Wet bar; Skylights; Thermal windows; Wood windows; Storm doors
• Laundry & utility: Laundry room on bedroom level

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $430k.

Deal economics

• At list price, monthly cash flow is $-768 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (31.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (39.0% below list).
• Recommended offer: $262k (39.0% 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); Plaza Middle (math 37% / reading 51%, grade D, #121 of 391 statewide, top 32%, 715 students, 30% 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; 1 comparable units currently listed for rent nearby; 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 $46k of equity ($3k loan paydown + $43k 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 ~$74k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($417k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask is 65% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $262,096 (39.0% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
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: 0.61% ✗
• Cap rate: 4.15%
• Cash-on-cash: -7.65%
• DSCR: 0.66
• GRM: 13.7

CMA / ARV

• ARV (on-the-fly): $463,944
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7708 N Atkins Pl	0.44mi	4/3.5	2,984 (+0%)	4mo	$440,000	$147	75
7370 N Lamar Ave	0.41mi	5/3.5 (+1)	3,038 (+2%)	1mo	$515,000	$170	72
7808 N Nodaway Ave	0.28mi	5/3.5 (+1)	2,602 (-12%)	1mo	$450,000	$173	61
7660 N Pomona Pl	0.43mi	4/3.5	3,200 (+8%)	8mo	$450,000	$141	61
7654 Atkins Pl	0.35mi	4/3.0	3,278 (+10%)	8mo	$449,900	$137	58
7809 NW Scenic Dr	0.68mi	4/3.0	2,780 (-6%)	2mo	$599,900	$216	54
8104 NW 80th St	0.49mi	3/3.5 (-1)	3,209 (+8%)	9mo	$390,000	$122	51
9305 NW 80th St	0.64mi	4/3.0	2,689 (-10%)	2mo	$450,000	$167	51
8123 NW 80 St	0.44mi	4/2.5	2,628 (-12%)	8mo	$430,000	$164	50
8112 NW 81 Ct	0.58mi	4/3.5	2,568 (-14%)	6mo	$400,000	$156	45
7611 NW 74th St	0.66mi	3/3.5 (-1)	2,658 (-11%)	8mo	$399,900	$150	40
9302 NW 77th St	0.50mi	3/2.5 (-1)	3,394 (+14%)	9mo	$529,000	$156	37

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: 19.9%
• Equity multiple: 2.63×
• Total profit: $196,303
• Equity at exit: $387,378

10-year hold

• IRR: 19.0%
• Equity multiple: 6.34×
• Total profit: $642,828
• Equity at exit: $835,395

Cash invested: $120,400 (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: 268
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $2,621 medium
• Mortgage (P&I): −$2,255
• Tax from tax record: −$404 /mo · $4,851/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $-768

Break-even live

Break-even rent $3,593

Max offer price $294,363

Occupancy floor —

Sensitivity live

Price	-10% $-524	-5% $-646	+0% $-768	+5% $-890	+10% $-1,011
Rent	-10% $-975	-5% $-871	+0% $-768	+5% $-664	+10% $-561
Rate	-1.0pp $-551	-0.5pp $-658	base $-768	+0.5pp $-879	+1.0pp $-993

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: $107,500
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7907 NW Westside Dr Kansas City, MO	4.0	3.5	3003	$3,450	$1.15	12d	1	1.21mi

Listing history 23 events

1. 2026-06-21
   days on market $430,000 Coming Soon 34 DOM
2. 2026-06-18
   days on market $430,000 Coming Soon 31 DOM
3. 2026-06-17
   days on market $430,000 Coming Soon 30 DOM
4. 2026-06-16
   days on market $430,000 Coming Soon 29 DOM
5. 2026-06-15
   days on market $430,000 Coming Soon 28 DOM
6. 2026-06-13
   days on market $430,000 Coming Soon 26 DOM
7. 2026-06-13
   days on market $430,000 Coming Soon 25 DOM
8. 2026-06-09
   days on market $430,000 Coming Soon 22 DOM
9. 2026-06-08
   days on market $430,000 Coming Soon 21 DOM
10. 2026-06-07
    days on market $430,000 Coming Soon 20 DOM
11. 2026-06-03
    days on market $430,000 Coming Soon 16 DOM
12. 2026-06-02
    days on market $430,000 Coming Soon 15 DOM
13. 2026-06-01
    days on market $430,000 Coming Soon 14 DOM
14. 2026-05-31
    days on market $430,000 Coming Soon 13 DOM
15. 2026-05-18
    historical $430,000
16. 2025-10-03
    historical
17. 2025-09-16
    historical
18. 2008-06-09
    soldstatus
19. 2008-06-09
    soldstatus
20. 2008-06-05
    soldstatus 538-char remark

    Show marketing remark (538 chars)

    If PRIVACY & GREAT KITCHEN are important, this is your house. Backs to heavily treed horse farm, Dynamite kitchen opens to GRT RM w/ many windows overlooking trees. LOTS OF SQ FOOTAGE FOR THE $/walk-ins in 3 BRs/hardwood from entry thru to kitchen/beautifully finished walk out LL w/ wet bar. See Add Re Open plan-Upgraded appliances & carpet, nice woodwork, abundance of Birch cabinets, some w/ glass fronts, sitting area off MBR, tile floors in baths, close to all the new shops and restaurants at Zona Rosa, NO earnings tax

21. 2008-03-18
    listed $260,000 538-char remark

    Show marketing remark (538 chars)

    If PRIVACY & GREAT KITCHEN are important, this is your house. Backs to heavily treed horse farm, Dynamite kitchen opens to GRT RM w/ many windows overlooking trees. LOTS OF SQ FOOTAGE FOR THE $/walk-ins in 3 BRs/hardwood from entry thru to kitchen/beautifully finished walk out LL w/ wet bar. See Add Re Open plan-Upgraded appliances & carpet, nice woodwork, abundance of Birch cabinets, some w/ glass fronts, sitting area off MBR, tile floors in baths, close to all the new shops and restaurants at Zona Rosa, NO earnings tax

22. 2003-07-10
    soldstatus
23. 2003-01-22
    listed $239,950

ⓘ 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: $4,851 · $404/mo
• Projected year-2 tax: $4,851 · $404/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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,452
• − Mortgage interest: −$24,087
• − Property taxes: −$4,851
• − Insurance: −$2,150
• − Repairs & maintenance: −$2,516
• − Management: −$2,516
• − Depreciation: −$12,509
• Taxable loss: −$17,177
• Est. tax savings @ 24.0%: +$4,123
• After-tax cash flow: $-5,091/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

• 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

+79.2% since first listed

9 events — show timeline

• 2026-05-18 Coming Soon $430,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-03 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-09-16 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2008-06-09 Sold (Public Records) — Public Records
• 2008-06-09 Sold (Public Records) — Public Records
• 2008-06-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-03-18 Listed $260,000 Heartland MLS as Distributed by MLS Grid
• 2003-07-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-01-22 Listed $239,950 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2025): $4,851 · +4.6% YoY. Source: county tax records.