8732 E 73rd Ter · Raytown, MO 64133

$149,900

3 bd · 1.5 ba · 1,280 sqft · SingleFamily public records · 2 Days on market

Built 1900 8,238 sqft lot Est $197k · 24% 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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.8/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property to be sold "As-Is/Where-Is", No seller's disclosure, No warranty, No guarantees. All offers MUST include Earnest Dep, Proof of funds or Pre-Approval letter. Please allow a few days to reply. PLEASE CONTACT LISTING AGENT FOR A COPY OF SELLER'S ADDENDUMS PRIOR TO WRITING AN OFFER. ALLOW 2 BUSINESS DAYS FOR OFFERS TO BE REVIEWED. BUYERS ARE TO BE PRE-QUALIFIED BY COUNTRYWIDE MORTGAGE PRIOR TO SUBMITTAL OF OFFER.

Key facts

• 8,238 sq ft lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: Attached garage (1 car, garage faces front)
• Utilities: Public water; Public sewer; Metro Free telecom
• Home design: Single-family residential; 2-story floor plan; Fixer condition
• Construction: Asbestos and wood siding exterior; Composition roof; House is over 100 years old
• Exterior features: Front porch; City lot (approx. 84 x 112 ft)

Interior

• Kitchen: Kitchen on first level
• Bedrooms: 3 bedrooms (two on second level, primary on first level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Cooling present; No heating specified
• Interior features: Family room; Bonus room; Full concrete basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.4% vs local median 5.0% in Raytown — 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 65/100 on livability (#281 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime F, amenities F, commute F.
• Raytown C-2 (suburban): math 12% / reading 28% proficiency, ranked #302 of 324 in MO (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Westridge Elem. (math 2% / reading 17%, grade F, #1,037 of 1,115 statewide, top 94%, 321 students, 74% FRL); South Middle (math 6% / reading 25%, grade F, #359 of 391 statewide, top 92%, 522 students, 73% FRL); Raytown South Sr. High (math 8% / reading 32%, grade F, #475 of 521 statewide, top 92%, 1,185 students, 68% FRL) — zoned schools average 72% FRL vs 54% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.3%/yr); 208 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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. 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: 1.08% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.69%
• DSCR: 1.34
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $197,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7402 Blue Ridge Blvd	0.10mi	3/1.5	1,208 (-6%)	12mo	$190,000	$157	76
7012 Kentucky Ave	0.40mi	3/1.0	1,290 (+1%)	5mo	$149,900	$116	74
7300 Elm Ave	0.48mi	3/2.0	1,290 (+1%)	2mo	$247,000	$191	73
8812 E 72nd Ter	0.21mi	3/2.0	1,190 (-7%)	6mo	$174,950	$147	72
8716 E 74th St	0.06mi	2/2.0 (-1)	1,386 (+8%)	6mo	$145,000	$105	71
7306 Elm Ave	0.49mi	4/2.0 (+1)	1,296 (+1%)	6mo	$199,000	$154	62
8721 E 74 St	0.08mi	3/2.5	1,462 (+14%)	8mo	$257,000	$176	62
7212 Oxford Ave	0.55mi	3/2.0	1,381 (+8%)	5mo	$200,000	$145	55
7138 Sycamore Ave	0.64mi	2/1.5 (-1)	1,326 (+4%)	6mo	$195,000	$147	54
9206 Vaughn Ave	0.39mi	4/2.0 (+1)	1,184 (-8%)	10mo	$230,000	$194	54
7714 James A Reed Rd	0.74mi	2/1.0 (-1)	1,229 (-4%)	4mo	$165,000	$134	48
8709 E 79th St	0.74mi	3/1.5	1,210 (-6%)	12mo	$235,000	$194	46

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 · 1.34% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.77×
• Total profit: $-9,812
• Equity at exit: $22,351

10-year hold

• IRR: 1.1%
• Equity multiple: 1.07×
• Total profit: $2,997
• Equity at exit: $12,961

Cash invested: $41,972 (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 64133

• Rents YoY: 1.3%
• Active inventory: 208
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,617 high
• Mortgage (P&I): −$786
• Tax from tax record: −$160 /mo · $1,917/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $269

Break-even live

Break-even rent $1,276

Max offer price $149,900

Occupancy floor 78%

Sensitivity live

Price	-10% $354	-5% $311	+0% $269	+5% $226	+10% $184
Rent	-10% $141	-5% $205	+0% $269	+5% $333	+10% $397
Rate	-1.0pp $344	-0.5pp $307	base $269	+0.5pp $230	+1.0pp $191

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8907 E 73rd St Raytown, MO	3.0	1.0	1000	$1,595	$1.59	16d	1	0.15mi
8800 E 71st Ter Raytown, MO	3.0	2.0	1497	$1,650	$1.10	25d	1	0.24mi
8713 E 77th Ter Kansas City, MO	3.0	2.0	1124	$1,800	$1.60	45d	1	0.54mi
9005 E 68th Ter Raytown, MO	4.0	2.0	1566	$1,936	$1.24	5d	1	0.66mi
7720 Elm Ave Kansas City, MO	3.0	1.5	1400	$1,700	$1.21	45d	1	0.79mi
7704 E 75th Ter Kansas City, MO	3.0	1.0	1016	$1,325	$1.30	18d	1	0.83mi
7607 Arlington Ave Raytown, MO	3.0	1.5	1225	$1,461	$1.19	18d	1	0.84mi
7712 Arlington Ave Raytown, MO	3.0	2.0	1358	$1,741	$1.28	14d	1	0.90mi
7917 Ditzler Ave Raytown, MO	3.0	1.0	912	$1,450	$1.59	5d	1	0.93mi
9408 E 68th St Raytown, MO	2.0	1.0	1112	$1,295	$1.16	18d	1	0.94mi
7600 E 70th Ter Kansas City, MO	3.0	2.0	1604	$1,601	$1.00	6d	1	0.94mi
7905 Elm Ave Raytown, MO	3.0	1.5	1104	$1,700	$1.54	4d	1	0.96mi
7929 Sycamore Ave Kansas City, MO	2.0	1.0	1044	$1,200	$1.15	9d	2	1.00mi
6512 Marsh Ave Kansas City, MO	3.0	2.5	1463	$1,978	$1.35	0d	1	1.11mi
6500 Marsh Ave Unit 6512 Kansas City, MO	3.0	2.5	1463	$1,945	$1.33	25d	1	1.13mi
8951 E 83rd St Raytown, MO	4.0	2.0	926	$1,516	$1.64	25d	1	1.25mi
9400 E 82nd St Raytown, MO	3.0	2.0	1396	$1,606	$1.15	5d	1	1.28mi
7421 Hardy Ave Raytown, MO	3.0	2.5	1696	$1,699	$1.00	4d	1	1.28mi
9706 E 65th Ter Raytown, MO	3.0	1.0	995	$1,295	$1.30	45d	1	1.28mi
10213 E 78 St Raytown, MO	3.0	2.0	1160	$1,410	$1.22	23d	1	1.35mi

Listing history 2 events

1. 2026-06-21
   remarks 155-char remark
2. 2026-06-21
   listed $149,900 Active 2 DOM

ⓘ 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: $1,917 · $160/mo
• Projected year-2 tax: $1,917 · $160/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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,400
• − Mortgage interest: −$8,397
• − Property taxes: −$1,917
• − Insurance: −$750
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$4,361
• Taxable income: $873
• Est. tax owed @ 24.0%: −$209
• After-tax cash flow: $3,017/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: Raytown C-2
• NCES district ID: 2926070
• Math proficiency: 12% ▼ -11.00%
• Reading proficiency: 28% ▼ -9.00%
• Median HH income: $47,215
• Composite: 17.59/100
• National rank: #9039
• State rank: #302 of 324 in MO

Livability — Raytown

• Score: 65/100
• State rank: #281
• US rank: #13079

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Raytown, MO
• County: Jackson County · 687,798 people
• City population: 60,054
• Metro: Kansas City, MO-KS
• Population (ZIP): 36,249
• Household income: $67,750
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 1173.0

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 0.64)
• Race & ethnicity: White 46% Black 37% Hispanic / Latino 12% Two or more races 9%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 7% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 7% French/Haitian/Cajun 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: ▼ -155.40%
• Current HPI: 263.6915
• Rent YoY: ▲ 1.34%
• 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

+275.7% since first listed

10 events — show timeline

• 2026-06-20 Listed $149,900 Heartland MLS as Distributed by MLS Grid
• 2026-06-19 Coming Soon $149,900 Heartland MLS as Distributed by MLS Grid
• 2024-03-14 Rental Removed $1,295 APPFOLIO
• 2024-02-02 Price Changed $1,295 APPFOLIO
• 2024-01-07 Listed for Rent $1,350 APPFOLIO
• 2008-03-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-10-25 Listed $39,900 Heartland MLS as Distributed by MLS Grid
• 2003-10-31 Sold (Public Records) — Public Records
• 2002-10-03 Sold (Public Records) — Public Records
• 2002-01-25 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,917 · +1.6% YoY. Source: county tax records.