6200 E 150th Ter · Grandview, MO 64030

$149,000

3 bd · 1.0 ba · 980 sqft · SingleFamily public records · 35 Days on market

Built 1960 7,164 sqft lot $152/sqft · 17% below area Est $180k · 17% 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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Whether you are looking for your next flip, rental property, or a place to make your own, this Grandview ranch is packed with potential for the right buyer willing to put in a little work. Offering 980 square feet, the home features three bedrooms, one bathroom, a partially finished basement, and a nice-sized backyard with plenty of outdoor space to enjoy. Conveniently located within walking distance to Belvidere Elementary, the property is also just minutes from nearby parks, schools, shopping, dining, and easy highway access, putting everyday essentials and commuting routes right at your fingertips. Property is being sold in its present condition. Seller will make no repairs.

Key facts

• Nice sized backyard
• Easy highway access
• 7,164 sq ft lot

Tags

• PARTIALLY FINISHED BASEMENT
• NICE SIZED BACKYARD
• MINUTES FROM NEARBY PARKS
• EASY HIGHWAY ACCESS

Property features AI

Finance

• Other: Lot approximately 7,164 square feet

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Attached property; Ranch-style, one story
• Construction: Frame construction with wood siding; Composition roof; Built approximately 51–75 years ago
• Exterior features: Patio; Metal fencing

Interior

• Kitchen: Kitchen on the main level; Kitchen/dining combo
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom on the main level with shower over tub
• Heating & cooling: Forced air heating (electric and natural gas); Electric cooling
• Interior features: Ranch floor plan; 7 total rooms; Full basement with concrete floor
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/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 $139k (6.5% below list).
• Recommended offer: $139k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 5.0% in Grandview — 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 61/100 on livability (#454 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Grandview C-4 (suburban): math 17% / reading 32% proficiency, ranked #284 of 324 in MO (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Belvidere Elem. (math 17% / reading 27%, grade F, #910 of 1,115 statewide, top 83%, 294 students, 65% FRL) — zoned schools at 65% FRL track the district average.
• Market conditions: Rents rising fast (+6.1%/yr); 116 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 31% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Recommended offer $139,282 (6.5% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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 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?
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. 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: 0.93% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 8.9

CMA / ARV

• ARV (median comp): $179,632
• List price: $149,000
• Delta: -17.05%
• 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
6202 E 150th Ter	0.07mi	3/1.0	962 (-2%)	8mo	$169,900	$177	87
6105 E 152nd St	0.26mi	3/1.0	962 (-2%)	2mo	$175,000	$182	83
6207 E 150th Ter	0.05mi	2/1.0 (-1)	925 (-6%)	2mo	$152,000	$164	81
6310 E 149th Ter	0.26mi	3/1.0	1,032 (+5%)	1mo	$155,000	$150	78
6107 E 149th Ter	0.09mi	3/1.5	925 (-6%)	8mo	$174,900	$189	78
6205 E 150th Ter	0.04mi	3/2.0	925 (-6%)	12mo	$184,900	$200	75
6307 E 153rd St	0.31mi	3/1.0	925 (-6%)	2mo	$169,900	$184	74
14808 Bellaire Ave	0.27mi	4/2.0 (+1)	976 (-0%)	8mo	$180,000	$184	71
15215 White Ave	0.30mi	3/1.0	1,034 (+6%)	10mo	$214,900	$208	69
14920 Fuller Ave	0.34mi	3/1.5	925 (-6%)	6mo	$130,000	$141	68
6017 E 149th St	0.14mi	3/1.0	876 (-11%)	12mo	$188,000	$215	66
6403 E 153rd St	0.31mi	4/1.5 (+1)	1,075 (+10%)	4mo	$187,500	$174	59

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 · 6.1% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.75×
• Total profit: $-10,324
• Equity at exit: $22,216

10-year hold

• IRR: 6.4%
• Equity multiple: 1.54×
• Total profit: $22,555
• Equity at exit: $12,883

Cash invested: $41,720 (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 64030

• Home prices YoY: -30.7%
• Rents YoY: 6.1%
• Active inventory: 116
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,393 high
• Mortgage (P&I): −$781
• Tax from tax record: −$110 /mo · $1,318/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $147

Break-even live

Break-even rent $1,207

Max offer price $149,000

Occupancy floor 84%

Sensitivity live

Price	-10% $231	-5% $189	+0% $147	+5% $105	+10% $63
Rent	-10% $37	-5% $92	+0% $147	+5% $202	+10% $257
Rate	-1.0pp $222	-0.5pp $185	base $147	+0.5pp $108	+1.0pp $69

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6302 E 149th Ter Grandview, MO	3.0	1.0	1032	$1,445	$1.40	24d	1	0.22mi
6003 E 151st Ter Unit A Grandview, MO	2.0	1.0	650	$975	$1.50	44d	1	0.24mi
6205 E 152 Ter Unit B Grandview, MO	2.0	1.0	550	$850	$1.55	8d	1	0.27mi
6410 E 149th Ter Grandview, MO	3.0	1.0	960	$1,395	$1.45	44d	1	0.35mi
6311 E 148th Ter Grandview, MO	3.0	1.0	924	$1,400	$1.52	24d	1	0.40mi
15319 Grand Summit Ext Grandview, MO	1.0–2.0	1.0–2.0	818	$1,150	$1.41	44d	1	0.61mi
13919 Grandboro Ln Grandview, MO	2.0	1.0	783	$950	$1.21	44d	1	1.46mi
13925 Grandboro Ln Grandview, MO	2.0	1.0	783	$950	$1.21	24d	1	1.48mi
13925 Grandboro Ln Grandview, MO	2.0	1.0	860	$950	$1.10	2d	1	1.48mi

Listing history 15 events

1. 2026-06-17
   status $149,000 Pending 35 DOM
2. 2026-06-17
   days on market $149,000 Active 35 DOM
3. 2026-06-16
   days on market $149,000 Active 34 DOM
4. 2026-06-15
   days on market $149,000 Active 33 DOM
5. 2026-06-13
   days on market $149,000 Active 31 DOM
6. 2026-06-13
   days on market $149,000 Active 30 DOM
7. 2026-06-09
   days on market $149,000 Active 27 DOM
8. 2026-06-08
   days on market $149,000 Active 26 DOM
9. 2026-06-07
   days on market $149,000 Active 25 DOM
10. 2026-06-03
    days on market $149,000 Active 21 DOM
11. 2026-06-02
    days on market $149,000 Active 20 DOM
12. 2026-06-01
    days on market $149,000 Active 19 DOM
13. 2026-05-31
    days on market $149,000 Active 18 DOM
14. 2026-05-13
    listed $149,000 Active 686-char remark
15. 2021-11-12
    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: $1,318 · $110/mo
• Projected year-2 tax: $1,445 · $120/mo
• Expected delta: +$128/yr (+$11/mo · 9.7%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,714
• − Mortgage interest: −$8,346
• − Property taxes: −$1,318
• − Insurance: −$745
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$4,335
• Taxable loss: −$704
• Est. tax savings @ 24.0%: +$169
• After-tax cash flow: $1,934/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: Grandview C-4
• NCES district ID: 2913140
• Math proficiency: 17% ▼ -12.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $48,934
• Composite: 21.49/100
• National rank: #8326
• State rank: #284 of 324 in MO

Livability — Grandview

• Score: 61/100
• State rank: #454
• US rank: #18350

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grandview, MO
• County: Jackson County · 687,798 people
• City population: 26,422
• Metro: Kansas City, MO-KS
• Population (ZIP): 26,422
• Household income: $53,216
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1449.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 719,589 people
• By 2030: 731,456 · +1.6%
• By 2040: 746,689 · +3.8%
• By 2050: 749,289 · +4.1%
• By 2075: 736,227 · +2.3%
• By 2100: 668,210 · -7.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 44% Black 33% Hispanic / Latino 14% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 11% Korean 1% Arabic 1%

Political lean MEDSL · Jackson

• 2024 margin: D (+19.3) · D 58.9% · R 39.5% · Other 1.6%
• 2008→2024 swing: -6.1pp toward R · 2008: 25.4pp · 2024: 19.3pp
• All cycles: 2024: D+19.3 2020: D+22.0 2016: D+16.6 2012: D+19.0 2008: D+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.24%
• Current HPI: 321.6905
• Rent YoY: ▲ 6.10%
• 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

3 events — show timeline

• 2026-06-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-13 Listed $149,000 Heartland MLS as Distributed by MLS Grid
• 2021-11-12 Sold (Public Records) — Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,318 · -11.1% YoY. Source: county tax records.