4819 N Revere St · Riverside, MO 64151

$260,000

3 bd · 1.5 ba · 1,550 sqft · SingleFamily public records · 20 Days on market

Built 1973 10,001 sqft lot Est $237k · 10% over

---

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 +13.0/30.0
• Schools +4.5/10.0
• DSCR +3.9/10.0
• Rent growth +3.7/5.0
• ARV discount +3.2/15.0
• 1% rule +3.1/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 3 bedroom side to side split home with double car garage in back! Eat in kitchen and rec room in basement. This property is being sold as is with no sellers disclosures. Fax or email all offers accompanied with pre-approval or proof of funds. GMAC financing available - see supplements for details.

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1973

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-15 ($-184/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (19.2% below list).
• Recommended offer: $210k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 0.3% in Riverside — 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 55/100 on livability (#723 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, crime F, amenities 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: Southeast Elem. (math 45% / reading 49%, grade D-, #347 of 1,115 statewide, top 35%, 500 students, 32% FRL); Park Hill South High (math 67% / reading 69%, grade B, #13 of 521 statewide, top 2%, 1,860 students, 25% FRL).
• Market conditions: Rents rising fast (+4.8%/yr); 166 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 234 units permitted in Platte County in 2024 (0 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 $8k of value loss. Plan a longer hold.
• Platte County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $210,183 (19.2% 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 1973 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 6.22%
• Cash-on-cash: -0.25%
• DSCR: 0.99
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $237,150
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4937 NW Woody Creek Ln	0.09mi	3/2.0	1,560 (+1%)	7mo	$285,000	$183	87
4803 NW Woody Creek Ln	0.11mi	3/2.0	1,536 (-1%)	7mo	$275,000	$179	85
4961 NW Woody Creek Ln	0.10mi	3/2.0	1,512 (-2%)	9mo	$225,000	$149	82
6111 NW 49th Ter	0.13mi	3/2.0	1,620 (+4%)	12mo	$245,000	$151	74
6108 NW 49th Ter	0.17mi	3/1.0	1,678 (+8%)	7mo	$214,900	$128	71
6108 NW 51st Ter	0.32mi	3/1.0	1,624 (+5%)	7mo	$249,000	$153	69
6600 NW 50th St	0.33mi	3/2.0	1,604 (+4%)	15mo	$295,000	$184	64
6261 NW 48th St	0.17mi	3/2.0	1,735 (+12%)	8mo	$240,000	$138	63
6110 NW 51st Ter	0.33mi	3/1.0	1,701 (+10%)	8mo	$214,900	$126	60
6500 NW 49th St	0.25mi	3/1.5	1,319 (-15%)	9mo	$235,000	$178	56
5720 NW 51st St	0.26mi	2/1.0 (-1)	1,696 (+9%)	12mo	$235,500	$139	55
5101 NW Woody Creek Ln	0.25mi	3/2.0	1,709 (+10%)	18mo	$294,900	$173	55

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 · 4.8% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.46×
• Total profit: $-39,273
• Equity at exit: $38,767

10-year hold

• IRR: -3.7%
• Equity multiple: 0.74×
• Total profit: $-19,130
• Equity at exit: $22,480

Cash invested: $72,800 (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 64151

• Rents YoY: 4.8%
• Active inventory: 166
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,102 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$204 /mo · $2,447/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-15

Break-even live

Break-even rent $2,121

Max offer price $257,298

Occupancy floor 96%

Sensitivity live

Price	-10% $132	-5% $58	+0% $-15	+5% $-89	+10% $-162
Rent	-10% $-181	-5% $-98	+0% $-15	+5% $68	+10% $151
Rate	-1.0pp $116	-0.5pp $51	base $-15	+0.5pp $-83	+1.0pp $-151

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4803 NW Woody Creek Ln Kansas City, MO	3.0	2.0	1536	$2,130	$1.39	24d	1	0.13mi
6469 NW 49th St Kansas City, MO	3.0	2.0	1536	$2,090	$1.36	44d	1	0.23mi
5630 NW Hillside Dr Kansas City, MO	3.0	1.0	1600	$1,750	$1.09	4d	1	1.49mi

Listing history 8 events

1. 2026-04-23
   status Pending
2. 2026-04-08
   historical Active Under Contract
3. 2026-04-04
   listed $260,000 Active
4. 2026-04-03
   historical $260,000
5. 2012-10-30
   soldstatus 304-char remark

   Show marketing remark (304 chars)

   Great 3 bedroom side to side split home with double car garage in back! Eat in kitchen and rec room in basement. This property is being sold as is with no sellers disclosures. Fax or email all offers accompanied with pre-approval or proof of funds. GMAC financing available - see supplements for details.

6. 2012-10-03
   listed $59,900 304-char remark

   Show marketing remark (304 chars)

   Great 3 bedroom side to side split home with double car garage in back! Eat in kitchen and rec room in basement. This property is being sold as is with no sellers disclosures. Fax or email all offers accompanied with pre-approval or proof of funds. GMAC financing available - see supplements for details.

7. 2005-11-01
   soldstatus
8. 1999-10-18
   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: $2,447 · $204/mo
• Projected year-2 tax: $2,522 · $210/mo
• Expected delta: +$75/yr (+$6/mo · 3.1%)

ⓘ 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: $25,222
• − Mortgage interest: −$14,564
• − Property taxes: −$2,447
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,018
• − Management: −$2,018
• − Depreciation: −$7,564
• Taxable loss: −$4,689
• Est. tax savings @ 24.0%: +$1,125
• After-tax cash flow: $942/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 — Riverside

• Score: 55/100
• State rank: #723
• US rank: #23098

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Platte County · 100,198 people
• City population: 4,463
• Metro: Kansas City, MO-KS
• Population (ZIP): 28,526
• Household income: $92,876
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 1013.0

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 (72%)
• Race & ethnicity: White 72% Black 12% Hispanic / Latino 8% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Romanian 2% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 4% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -225.06%
• Current HPI: 241.6626
• Rent YoY: ▲ 4.80%
• 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

+334.1% since first listed

8 events — show timeline

• 2026-04-23 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-08 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-04-04 Listed $260,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-03 Coming Soon $260,000 Heartland MLS as Distributed by MLS Grid
• 2012-10-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2012-10-03 Listed $59,900 Heartland MLS as Distributed by MLS Grid
• 2005-11-01 Sold (Public Records) — Public Records
• 1999-10-18 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,447 · +4.7% YoY. Source: county tax records.