1105 Brookside Pl · Raymore, MO 64083

$230,000

3 bd · 2.0 ba · 1,920 sqft · SingleFamily public records · 138 Days on market

Built 1986 0.29 ac lot $120/sqft · 33% below area Est $344k · 33% under $33/mo HOA · 2% of rent

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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 +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +4.0/10.0
• Schools +4.0/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home has a spacious family room with vaulted ceiling and a fireplece. The Primary suite features a balcony and a large bathroom. There is a rec room on the lower level for more living space, and the huge fenced back yard is a plus.

Key facts

• Vaulted ceiling
• Balcony
• Primary suite

Tags

• VAULTED CEILING
• FIREPLACE
• PRIMARY SUITE
• BALCONY
• LARGE BATHROOM
• REC ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $76 ($915/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 $206k (10.5% below list).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 3.2% in Raymore — 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 71/100 on livability (#111 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Raymore-Peculiar R-II (suburban): math 37% / reading 51% proficiency, ranked #70 of 324 in MO (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.6%/yr); 352 active listings in the ZIP; 23 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; 588 units permitted in Cass 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 $7k of value loss. Plan a longer hold.
• Cass County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 30y ago; this cycle's ask has dropped $26k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $202,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.90% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 9.3

CMA / ARV

• ARV (median comp): $343,921
• List price: $230,000
• Delta: -33.12%
• 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
1105 Brookside Pl	0.00mi	3/2.0	1,920 (0%)	0mo	$230,000	$120	100
1201 Belinder Dr	0.13mi	4/2.5 (+1)	1,980 (+3%)	1mo	$430,000	$217	81
205 N Pacific Ct	0.31mi	4/2.5 (+1)	1,914 (-0%)	3mo	$355,000	$185	76
1210 Mission Dr	0.18mi	3/2.5	2,111 (+10%)	1mo	$400,000	$189	72
216 Johnston Pkwy	0.24mi	3/2.5	2,096 (+9%)	2mo	$314,900	$150	70
1206 Johnston Dr	0.22mi	3/2.0	1,697 (-12%)	1mo	$410,000	$242	69
201 Johnston Dr	0.32mi	3/2.5	1,676 (-13%)	2mo	$298,000	$178	61
1608 Cody Dr	0.67mi	3/2.5	1,834 (-4%)	2mo	$315,000	$172	58
809 Stratford Dr	0.33mi	4/3.0 (+1)	2,119 (+10%)	3mo	$325,000	$153	56
1108 Yokley Dr	0.73mi	4/2.5 (+1)	1,965 (+2%)	1mo	$349,900	$178	54
1323 W Johns Blvd	0.69mi	2/2.0 (-1)	1,833 (-4%)	3mo	$249,900	$136	53
1206 W Lucy Webb Rd	0.67mi	3/2.5	1,664 (-13%)	2mo	$140,000	$84	43

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 · 4.56% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.55×
• Total profit: $-29,125
• Equity at exit: $34,294

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-5,174
• Equity at exit: $19,886

Cash invested: $64,400 (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 64083

• Rents YoY: 4.6%
• Active inventory: 352
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,060 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$216 /mo · $2,591/yr
• Insurance: −$96
• HOA: −$33
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $76

Break-even live

Break-even rent $1,963

Max offer price $230,000

Occupancy floor 91%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
526 N Foxridge Dr Unit 1 Raymore, MO	3.0	2.5	1672	$1,645	$0.98	4d	1	0.54mi
1607 W Christi Ln Raymore, MO	3.0	2.5	1812	$2,540	$1.40	43d	1	0.60mi
1603 Johnston Dr Raymore, MO	3.0	2.5	1637	$2,201	$1.34	7d	1	0.61mi
404 Meadow Ln Raymore, MO	3.0	2.0	1584	$1,905	$1.20	21d	1	0.75mi
210 N Huntsman Blvd Raymore, MO	4.0	2.5	1450	$2,240	$1.54	23d	1	0.76mi
208 S Darrowby Dr Raymore, MO	3.0	2.0	2220	$2,036	$0.92	7d	1	0.82mi
728 Corrington Dr Raymore, MO	3.0	2.5	1656	$2,056	$1.24	23d	1	0.96mi
241 Pawpaw Rd Raymore, MO	2.0	1.5	1265	$1,595	$1.26	12d	1	0.99mi
239 Pawpaw Rd Raymore, MO	2.0	1.5	1265	$1,628	$1.29	43d	1	0.99mi
233 Sumac Rd Raymore, MO	2.0	1.5	1265	$1,595	$1.26	1d	1	1.03mi
236 Sumac Rd Unit 240 Raymore, MO	2.0	1.5	1265	$1,595	$1.26	43d	1	1.03mi
257 Persimmon Rd Raymore, MO	3.0	2.5	1390	$1,995	$1.44	1d	1	1.06mi
101 N Dean Ave Raymore, MO	1.0–3.0	1.0–2.0	1029	$2,014	$1.96	1d	63	1.06mi
210 Pointe Ln Raymore, MO	2.0	2.5	1327	$1,600	$1.21	4d	1	1.09mi
327 Shenandoah Dr Raymore, MO	3.0	2.0	1489	$2,049	$1.38	23d	1	1.13mi
724 Bristol Dr Raymore, MO	3.0	2.0	1718	$2,026	$1.18	14d	1	1.14mi
124-130 Barberry Ln Raymore, MO	3.0	2.5	1357	$1,625	$1.20	43d	1	1.19mi
124-130 Barberry Ln Raymore, MO	3.0	2.5	1357	$1,658	$1.22	23d	1	1.19mi
410 S Washington St Raymore, MO	2.0	2.0	1317	$1,580	$1.20	43d	1	1.20mi
105 E Maplewood Ln Raymore, MO	2.0	2.0	1256	$1,895	$1.51	43d	1	1.21mi
109 E Pine St Unit 111 Raymore, MO	3.0	3.0	1987	$2,295	$1.16	23d	1	1.21mi
1710 Black Bear Ct Raymore, MO	4.0	3.0	2566	$2,495	$0.97	14d	1	1.27mi
206 W Calico Dr Raymore, MO	3.0	2.0	1400	$2,100	$1.50	23d	1	1.30mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 20 events

1. 2026-05-05
   status Pending 236-char remark

   Show marketing remark (236 chars)

   This home has a spacious family room with vaulted ceiling and a fireplece. The Primary suite features a balcony and a large bathroom. There is a rec room on the lower level for more living space, and the huge fenced back yard is a plus.

2. 2026-04-23
   status Active 236-char remark

   Show marketing remark (236 chars)

   This home has a spacious family room with vaulted ceiling and a fireplece. The Primary suite features a balcony and a large bathroom. There is a rec room on the lower level for more living space, and the huge fenced back yard is a plus.

3. 2026-04-21
   historical 236-char remark

   Show marketing remark (236 chars)

   This home has a spacious family room with vaulted ceiling and a fireplece. The Primary suite features a balcony and a large bathroom. There is a rec room on the lower level for more living space, and the huge fenced back yard is a plus.

4. 2026-04-13
   status Active 236-char remark

   Show marketing remark (236 chars)

   This home has a spacious family room with vaulted ceiling and a fireplece. The Primary suite features a balcony and a large bathroom. There is a rec room on the lower level for more living space, and the huge fenced back yard is a plus.

5. 2026-02-25
   status Pending 236-char remark

   Show marketing remark (236 chars)

   This home has a spacious family room with vaulted ceiling and a fireplece. The Primary suite features a balcony and a large bathroom. There is a rec room on the lower level for more living space, and the huge fenced back yard is a plus.

6. 2026-02-09
   status Active 236-char remark

   Show marketing remark (236 chars)

   This home has a spacious family room with vaulted ceiling and a fireplece. The Primary suite features a balcony and a large bathroom. There is a rec room on the lower level for more living space, and the huge fenced back yard is a plus.

7. 2026-01-07
   status Pending 236-char remark

   Show marketing remark (236 chars)

   This home has a spacious family room with vaulted ceiling and a fireplece. The Primary suite features a balcony and a large bathroom. There is a rec room on the lower level for more living space, and the huge fenced back yard is a plus.

8. 2025-12-20
   status Active 236-char remark

   Show marketing remark (236 chars)

   This home has a spacious family room with vaulted ceiling and a fireplece. The Primary suite features a balcony and a large bathroom. There is a rec room on the lower level for more living space, and the huge fenced back yard is a plus.

9. 2025-11-28
   status Pending 236-char remark

   Show marketing remark (236 chars)

   This home has a spacious family room with vaulted ceiling and a fireplece. The Primary suite features a balcony and a large bathroom. There is a rec room on the lower level for more living space, and the huge fenced back yard is a plus.

10. 2025-11-07
    price $230,000 236-char remark

    Show marketing remark (236 chars)

    This home has a spacious family room with vaulted ceiling and a fireplece. The Primary suite features a balcony and a large bathroom. There is a rec room on the lower level for more living space, and the huge fenced back yard is a plus.

11. 2025-10-07
    price $245,000 236-char remark

    Show marketing remark (236 chars)

    This home has a spacious family room with vaulted ceiling and a fireplece. The Primary suite features a balcony and a large bathroom. There is a rec room on the lower level for more living space, and the huge fenced back yard is a plus.

12. 2025-09-05
    listed $256,500 Active 236-char remark

    Show marketing remark (236 chars)

    This home has a spacious family room with vaulted ceiling and a fireplece. The Primary suite features a balcony and a large bathroom. There is a rec room on the lower level for more living space, and the huge fenced back yard is a plus.

13. 2021-01-29
    soldstatus
14. 2021-01-22
    soldstatus Closed 504-char remark

    Show marketing remark (504 chars)

    One step inside this house and you will feel right at home. Family room has vaulted ceiling, new carpet, & fireplace. Amazing kitchen, updated in 2019 with pretty tile and concrete countertops. Nice sized bedrooms with a main bathroom updated recently. The master suite has its own balcony & offers a spa-like bathroom. Lower level rec room with brand new laminate flooring! Sub basement offers much needed storage. Brand new roof, brand new exterior paint, new decks. HUGE yard! Welcome Home!

15. 2020-12-04
    status Pending 504-char remark

    Show marketing remark (504 chars)

    One step inside this house and you will feel right at home. Family room has vaulted ceiling, new carpet, & fireplace. Amazing kitchen, updated in 2019 with pretty tile and concrete countertops. Nice sized bedrooms with a main bathroom updated recently. The master suite has its own balcony & offers a spa-like bathroom. Lower level rec room with brand new laminate flooring! Sub basement offers much needed storage. Brand new roof, brand new exterior paint, new decks. HUGE yard! Welcome Home!

16. 2020-12-01
    listed $223,500 Active 504-char remark

    Show marketing remark (504 chars)

    One step inside this house and you will feel right at home. Family room has vaulted ceiling, new carpet, & fireplace. Amazing kitchen, updated in 2019 with pretty tile and concrete countertops. Nice sized bedrooms with a main bathroom updated recently. The master suite has its own balcony & offers a spa-like bathroom. Lower level rec room with brand new laminate flooring! Sub basement offers much needed storage. Brand new roof, brand new exterior paint, new decks. HUGE yard! Welcome Home!

17. 2007-07-27
    soldstatus
18. 2007-07-12
    listed $145,900
19. 1997-01-23
    soldstatus
20. 1996-10-15
    listed $104,500

ⓘ 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: $2,591 · $216/mo
• Projected year-2 tax: $2,591 · $216/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 2/10 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: $24,715
• − Mortgage interest: −$12,884
• − Property taxes: −$2,591
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − HOA: −$396
• − Depreciation: −$6,691
• Taxable loss: −$2,950
• Est. tax savings @ 24.0%: +$708
• After-tax cash flow: $1,623/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: Raymore-Peculiar R-II
• NCES district ID: 2923730
• Math proficiency: 37% ▼ -10.00%
• Reading proficiency: 51% ▼ -5.00%
• Median HH income: $71,939
• Composite: 39.86/100
• National rank: #3865
• State rank: #70 of 324 in MO

Livability — Raymore

• Score: 71/100
• State rank: #111
• US rank: #7062

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Raymore, MO
• County: Cass County · 65,358 people
• City population: 26,201
• Metro: Kansas City, MO-KS
• Population (ZIP): 26,201
• Household income: $101,667
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 488.0

Population outlook (Cass County) Hauer SSP2

• Today (2025): 105,292 people
• By 2030: 106,109 · +0.8%
• By 2040: 105,786 · +0.5%
• By 2050: 102,062 · -3.1%
• By 2075: 88,569 · -15.9%
• By 2100: 68,293 · -35.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 10% Black 9% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 4% Italian 3% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+32.1) · D 33.3% · R 65.4% · Other 1.3%
• 2008→2024 swing: -12.5pp toward R · 2008: -19.6pp · 2024: -32.1pp
• All cycles: 2024: R+32.1 2020: R+31.6 2016: R+35.9 2012: R+28.4 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -211.98%
• Current HPI: 181.1129
• Rent YoY: ▲ 4.56%
• 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

+120.1% since first listed

20 events — show timeline

• 2026-05-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-21 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-13 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-02-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-09 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-01-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-12-20 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-11-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-11-07 Price Changed $230,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-07 Price Changed $245,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-05 Listed $256,500 Heartland MLS as Distributed by MLS Grid
• 2021-01-29 Sold (Public Records) — Public Records
• 2021-01-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-12-04 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-12-01 Listed $223,500 Heartland MLS as Distributed by MLS Grid
• 2007-07-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-07-12 Listed $145,900 Heartland MLS as Distributed by MLS Grid
• 1997-01-23 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1996-10-15 Listed $104,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2025): $2,591 · +10.8% YoY. Source: county tax records.