5539 Northwest Adrian Avenue

• Address: 5539 Northwest Adrian Avenue, Houston Lake, MO 64151
• Property Type: Single Family Residence
• Specs: 3 Beds | 2.5 Baths | 1,100 SqFt (Note: User input 13,022 SqFt is likely a lot size error; public records confirm 1,100 SqFt living area).
• List Price: $300,000 ($273/SqFt)
• Status: Active (FSBO)
• Days on Market: 211 days

• Market Hotness Score: 55/100
  • Inventory: Low inventory in Houston Lake, but demand is tempered by interest rates.
  • Price Trends: The broader 64151 zip code has a median price around $378,000, but smaller, older homes in Houston Lake typically trade at a lower price point.

Market Pulse

The Houston Lake market is a small, niche enclave. The property has been on the market for over 7 months, suggesting the "total renovation" premium is not being supported by local buyers. The area is largely car-dependent, and competition from nearby Kansas City Northland developments often draws buyers away from older, smaller stock.

• ARV Range: $220,000 – $260,000
• ARV Midpoint: $240,000
• As-Is Range: $200,000 – $230,000
• As-Is Midpoint: $215,000

• Seller's Estimate: $25,000 (Claimed "Total Renovation")
• Analyst Note: If the property is truly "turnkey" as described, repairs should be $0. However, given the 211 days on market, a buyer should budget $5,000–$10,000 for "punch list" items or deferred maintenance not captured in the seller's description.

• Estimated Rent: $1,600 – $1,850/month.
• Cashflow Analysis: At a $300,000 purchase price, the property will not cashflow. A purchase price closer to $200,000 would be required to meet the 1% rule.

• Assessed Value: Not confirmed (Platte County Assessor data requires specific parcel lookup).
• Distress Signals: High DOM (211 days) is a major signal of an overpriced listing. No public records of foreclosure or liens found.