7403 E 134th Ter · Grandview, MO 64030

$225,000

3 bd · 2.0 ba · 1,714 sqft · SingleFamily public records · 10 Days on market

Built 1980 8,276 sqft lot Est $264k · 15% 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).

• Cash flow +14.5/30.0
• ARV discount +14.1/15.0
• DSCR +4.4/10.0
• Rent growth +4.0/5.0
• 1% rule +3.6/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful, well-maintained home in Grandview within walking distance to The View & Longview Lake Park. This home is move-in ready and has 3 bedrooms, 2 baths and a 2 car garage. New carpeting installed 5/14/21. Living room has vaulted ceilings with a gas-start brick fireplace. Kitchen has bar area for additional entertaining space, perfect for friendly gatherings. Move right in or add your designer touches to create your own paradise! All appliances stay including one year old refrigerator. Deck overlooks private, treed backyard and backs to green space, which allows for additional privacy. Lots of closet space and storage! Great location with Longview Lake Park directly behind the home; close to Longview Lake, The View, shopping, schools, children's playground, bike and hiking trails. Easy access to area businesses, IHOPU, highways and interstate. Don't miss this one! Seller welcomes inspections, but is selling AS-IS. Taxes and sizes are approximate. Buyer and Buyer's Agent to verify.

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 1980

Property features AI

Finance

• Other: Home warranty provided by private company (Choice Home War)

Exterior

• Parking: Attached garage with garage door opener (garage faces front); 2-car garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Fiber available; High-speed internet available
• Home design: Single-family residence; Raised ranch floor plan; Brick veneer and frame construction; Composition roof
• Construction: Brick veneer and frame construction
• Exterior features: Deck; Privacy wood fencing; Satellite dish allowed; Located within city limits on a level city lot; Public road maintenance

Interior

• Kitchen: Dishwasher; Disposal; Exhaust fan; Refrigerator; Electric range; Laminate countertops; Eat-in kitchen / kitchen-dining combo
• Bedrooms: 3 bedrooms (all on the first level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; One bathroom with shower over tub; One bathroom with shower only
• Heating & cooling: Natural gas forced air heating; Electric cooling; Attic fan
• Interior features: Ceiling fans; Pantry; Smart thermostat; Stained cabinets; Vaulted ceilings; Window coverings; Storm windows; Thermal windows; Wood windows; Storm door(s); Fireplace screen
• Laundry & utility: Laundry in basement / lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $49 ($583/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 $193k (14.1% below list).
• Recommended offer: $193k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Meadowmere Elem. (math 32% / reading 37%, grade F, #676 of 1,115 statewide, top 66%, 349 students, 66% FRL); Grandview Middle (math 18% / reading 39%, grade F, #303 of 391 statewide, top 78%, 517 students, 68% FRL); Grandview Sr. High (math 15% / reading 41%, grade F, #414 of 521 statewide, top 80%, 1,122 students, 62% FRL) — zoned schools at 65% FRL track the district average.
• Market conditions: Rents rising fast (+6.1%/yr); 120 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 44% 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 $2k of loan paydown is wiped out by about $7k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 16y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $193,243 (14.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.92%
• DSCR: 1.04
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $263,956
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13300 Palmer Ave	0.29mi	3/2.5	1,664 (-3%)	3mo	$275,000	$165	77
6700 E 135th St	0.46mi	3/1.5	1,776 (+4%)	1mo	$175,000	$99	70
6712 E 134th St	0.39mi	3/2.0	1,844 (+8%)	2mo	$289,500	$157	68
13205 Bristol Ave	0.38mi	3/3.0	1,580 (-8%)	0mo	$260,000	$165	65
13218 Craig Ave	0.44mi	3/2.0	1,554 (-9%)	1mo	$215,000	$138	63
13804 Bennington Ave	0.65mi	3/2.5	1,688 (-2%)	4mo	$260,000	$154	62
13213 Winchester Ave	0.38mi	3/2.0	1,920 (+12%)	1mo	$223,900	$117	61
13001 Bristol Ave	0.70mi	3/2.5	1,835 (+7%)	1mo	$275,000	$150	53
13112 Winchester Ave	0.52mi	3/1.5	1,500 (-12%)	1mo	$165,000	$110	52
13113 Herrick Ave	0.64mi	4/2.0 (+1)	1,824 (+6%)	4mo	$237,500	$130	51
13517 Lowell Ave	0.65mi	4/3.0 (+1)	1,596 (-7%)	6mo	$310,000	$194	45
13413 Lowell Ave	0.65mi	4/3.0 (+1)	1,944 (+13%)	2mo	$300,000	$154	36

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: -11.6%
• Equity multiple: 0.57×
• Total profit: $-27,171
• Equity at exit: $33,548

10-year hold

• IRR: 1.5%
• Equity multiple: 1.12×
• Total profit: $7,426
• Equity at exit: $19,454

Cash invested: $63,000 (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: 120
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,932 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$204 /mo · $2,453/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $49

Break-even live

Break-even rent $1,871

Max offer price $225,000

Occupancy floor 92%

Sensitivity live

Price	-10% $176	-5% $112	+0% $49	+5% $-15	+10% $-79
Rent	-10% $-104	-5% $-28	+0% $49	+5% $125	+10% $201
Rate	-1.0pp $162	-0.5pp $106	base $49	+0.5pp $-10	+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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7502 E 132nd Ter Grandview, MO	3.0	2.0	1754	$2,135	$1.22	25d	1	0.30mi
13144 Ashland Ave Grandview, MO	3.0	2.0	1056	$1,706	$1.62	45d	1	0.55mi
7002 E 140th Ter Grandview, MO	3.0	2.0	2095	$2,321	$1.11	6d	1	0.60mi
13100 Sycamore Ave Grandview, MO	3.0	2.0	1056	$1,775	$1.68	45d	1	0.61mi
8011 E 130th Ct Unit 1 Grandview, MO	3.0	1.5	1160	$1,600	$1.38	19d	1	0.62mi
6501 E 137th St Grandview, MO	4.0	3.0	1469	$2,135	$1.45	45d	1	0.66mi
6505 Yorkshire Ct Grandview, MO	3.0	2.0	1697	$2,090	$1.23	6d	1	0.67mi
5940 E 136th St Grandview, MO	4.0	2.0	1897	$1,575	$0.83	25d	1	0.92mi
6003 E 133rd St Grandview, MO	4.0	2.5	1560	$1,990	$1.28	14d	1	0.92mi
7508 E 127th Pl Grandview, MO	3.0	2.0	1396	$1,945	$1.39	3d	1	1.04mi
14011 Dunbar Ct Grandview, MO	3.0	3.0	1750	$1,725	$0.99	6d	1	1.16mi
14412 Wilshire Cir Grandview, MO	3.0	3.0	2040	$2,205	$1.08	14d	1	1.18mi
13206 15th St Grandview, MO	3.0	2.0	1204	$1,735	$1.44	23d	1	1.22mi
14411 Craig Ave Grandview, MO	3.0	2.5	1284	$1,891	$1.47	25d	1	1.22mi
13701 11th Ter Grandview, MO	4.0	2.0	1900	$1,940	$1.02	45d	1	1.43mi

Listing history 18 events

1. 2026-05-20
   status Pending
2. 2026-05-18
   status Active
3. 2026-04-27
   status Pending
4. 2026-04-26
   price $225,000
5. 2026-04-23
   listed $215,000 Active
6. 2026-04-07
   historical $215,000
7. 2021-06-17
   soldstatus
8. 2021-06-16
   soldstatus Closed 1006-char remark

   Show marketing remark (1006 chars)

   Wonderful, well-maintained home in Grandview within walking distance to The View & Longview Lake Park. This home is move-in ready and has 3 bedrooms, 2 baths and a 2 car garage. New carpeting installed 5/14/21. Living room has vaulted ceilings with a gas-start brick fireplace. Kitchen has bar area for additional entertaining space, perfect for friendly gatherings. Move right in or add your designer touches to create your own paradise! All appliances stay including one year old refrigerator. Deck overlooks private, treed backyard and backs to green space, which allows for additional privacy. Lots of closet space and storage! Great location with Longview Lake Park directly behind the home; close to Longview Lake, The View, shopping, schools, children's playground, bike and hiking trails. Easy access to area businesses, IHOPU, highways and interstate. Don't miss this one! Seller welcomes inspections, but is selling AS-IS. Taxes and sizes are approximate. Buyer and Buyer's Agent to verify.

9. 2021-05-23
   status Pending 1006-char remark

   Show marketing remark (1006 chars)

   Wonderful, well-maintained home in Grandview within walking distance to The View & Longview Lake Park. This home is move-in ready and has 3 bedrooms, 2 baths and a 2 car garage. New carpeting installed 5/14/21. Living room has vaulted ceilings with a gas-start brick fireplace. Kitchen has bar area for additional entertaining space, perfect for friendly gatherings. Move right in or add your designer touches to create your own paradise! All appliances stay including one year old refrigerator. Deck overlooks private, treed backyard and backs to green space, which allows for additional privacy. Lots of closet space and storage! Great location with Longview Lake Park directly behind the home; close to Longview Lake, The View, shopping, schools, children's playground, bike and hiking trails. Easy access to area businesses, IHOPU, highways and interstate. Don't miss this one! Seller welcomes inspections, but is selling AS-IS. Taxes and sizes are approximate. Buyer and Buyer's Agent to verify.

10. 2021-05-23
    price $185,000 1006-char remark

    Show marketing remark (1006 chars)

    Wonderful, well-maintained home in Grandview within walking distance to The View & Longview Lake Park. This home is move-in ready and has 3 bedrooms, 2 baths and a 2 car garage. New carpeting installed 5/14/21. Living room has vaulted ceilings with a gas-start brick fireplace. Kitchen has bar area for additional entertaining space, perfect for friendly gatherings. Move right in or add your designer touches to create your own paradise! All appliances stay including one year old refrigerator. Deck overlooks private, treed backyard and backs to green space, which allows for additional privacy. Lots of closet space and storage! Great location with Longview Lake Park directly behind the home; close to Longview Lake, The View, shopping, schools, children's playground, bike and hiking trails. Easy access to area businesses, IHOPU, highways and interstate. Don't miss this one! Seller welcomes inspections, but is selling AS-IS. Taxes and sizes are approximate. Buyer and Buyer's Agent to verify.

11. 2021-05-17
    listed $140,000 Active 1006-char remark

    Show marketing remark (1006 chars)

    Wonderful, well-maintained home in Grandview within walking distance to The View & Longview Lake Park. This home is move-in ready and has 3 bedrooms, 2 baths and a 2 car garage. New carpeting installed 5/14/21. Living room has vaulted ceilings with a gas-start brick fireplace. Kitchen has bar area for additional entertaining space, perfect for friendly gatherings. Move right in or add your designer touches to create your own paradise! All appliances stay including one year old refrigerator. Deck overlooks private, treed backyard and backs to green space, which allows for additional privacy. Lots of closet space and storage! Great location with Longview Lake Park directly behind the home; close to Longview Lake, The View, shopping, schools, children's playground, bike and hiking trails. Easy access to area businesses, IHOPU, highways and interstate. Don't miss this one! Seller welcomes inspections, but is selling AS-IS. Taxes and sizes are approximate. Buyer and Buyer's Agent to verify.

12. 2013-05-20
    soldstatus
13. 2013-05-14
    soldstatus 516-char remark

    Show marketing remark (516 chars)

    NICE, CLEAN HOME in WELL CARED-FOR and FRIENDLY NEIGHBORHOOD! Comfortable great room has vaulted ceilings and gorgeous, wood burning, brick fireplace. Open bar from great room to kitchen, perfect for friendly gathering. BRs have good closet space. VERY private and treed back yard with huge wood deck. NEW ROOF scheduled in September. Good location! Close to Longview Lake, recreation trails, parks, and River Oaks Golf Course. PRICED BELOW COMPARABLE HOMES!!! MOTIVATED SELLERS! Price just reduced by over $10,000

14. 2012-03-29
    listed $74,000 516-char remark

    Show marketing remark (516 chars)

    NICE, CLEAN HOME in WELL CARED-FOR and FRIENDLY NEIGHBORHOOD! Comfortable great room has vaulted ceilings and gorgeous, wood burning, brick fireplace. Open bar from great room to kitchen, perfect for friendly gathering. BRs have good closet space. VERY private and treed back yard with huge wood deck. NEW ROOF scheduled in September. Good location! Close to Longview Lake, recreation trails, parks, and River Oaks Golf Course. PRICED BELOW COMPARABLE HOMES!!! MOTIVATED SELLERS! Price just reduced by over $10,000

15. 2011-12-28
    historical
16. 2011-06-28
    listed $89,900
17. 2011-05-31
    historical
18. 2010-10-05
    listed $99,900

ⓘ 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: $2,453 · $204/mo
• Projected year-2 tax: $2,453 · $204/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 3/10 Moderate
• 🌡 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,189
• − Mortgage interest: −$12,603
• − Property taxes: −$2,453
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$6,545
• Taxable loss: −$3,248
• Est. tax savings @ 24.0%: +$779
• After-tax cash flow: $1,362/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

+125.2% since first listed

18 events — show timeline

• 2026-05-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-18 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-27 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-26 Price Changed $225,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Listed $215,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-07 Coming Soon $215,000 Heartland MLS as Distributed by MLS Grid
• 2021-06-17 Sold (Public Records) — Public Records
• 2021-06-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-05-23 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-05-23 Price Changed $185,000 Heartland MLS as Distributed by MLS Grid
• 2021-05-17 Listed $140,000 Heartland MLS as Distributed by MLS Grid
• 2013-05-20 Sold (Public Records) — Public Records
• 2013-05-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2012-03-29 Listed $74,000 Heartland MLS as Distributed by MLS Grid
• 2011-12-28 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2011-06-28 Listed $89,900 Heartland MLS as Distributed by MLS Grid
• 2011-05-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2010-10-05 Listed $99,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.0%/yr

Latest (2025): $2,453 · -11.2% YoY. Source: county tax records.