5913 Hunter St · Raytown, MO 64133

$140,000

3 bd · 1.5 ba · 1,540 sqft · SingleFamily public records · 7 Days on market

Built 1963 0.30 ac lot Est $228k · 39% 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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +7.1/10.0
• 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

Terrific Ranch on quiet street. Nicely updated with new kitchen countertops and tile backsplash. Dark hardwoods throughout, new master bath, thermal windows, big eat-in kitchen/hearth with gas fp, bonus sunroom/family room, big backyard with access to city park. Finished LL.

Key facts

• Ranch style home
• Highway access
• Shopping

Tags

• RANCH STYLE HOME
• ESTABLISHED NEIGHBORHOOD
• HIGHWAY ACCESS
• SHOPPING
• SPORTING EVENTS

Property features AI

Finance

• Other: Lot approximately 13,068 sq ft; Age range: 51–75 years
• HOA & community: No association fees

Exterior

• Parking: Attached garage that faces the front; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch floor plan; Residential property
• Construction: Frame construction; Composition roof
• Exterior features: Patio

Interior

• Kitchen: Eat-in kitchen layout
• Bedrooms: 3 bedrooms
• Flooring: Wood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric cooling (central)
• Interior features: Eat-in kitchen; Daylight basement; Wood flooring; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 8.6% 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: schools D-, crime F, amenities 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.
• Market conditions: Rents rising (+1.3%/yr); 203 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 30% of the median local income ($68k/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 $968 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y 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.

Recommended offer $140,000

Questions for the listing agent

1. Built in 1963 — 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: 1.21% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.39%
• DSCR: 1.37
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $227,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9052 E 59th St	0.13mi	3/2.0	1,370 (-11%)	2mo	$240,000	$175	72
5725 Hunter St	0.22mi	3/3.0	1,394 (-10%)	3mo	$280,000	$201	66
8721 E 57th Ter	0.41mi	3/2.5	1,580 (+3%)	12mo	$297,500	$188	62
6400 Kentucky Ave	0.56mi	3/2.0	1,632 (+6%)	4mo	$215,000	$132	59
6012 Crescent Ave	0.41mi	3/2.0	1,668 (+8%)	8mo	$239,000	$143	58
5700 Farley Ave	0.36mi	3/2.0	1,726 (+12%)	12mo	$249,500	$145	51
5604 Manning Ave	0.39mi	3/2.0	1,732 (+12%)	16mo	$256,000	$148	46
6012 Arlington St	0.49mi	4/3.0 (+1)	1,650 (+7%)	10mo	$255,000	$155	46
9817 E 60th Ter	0.69mi	2/1.5 (-1)	1,341 (-13%)	2mo	$183,999	$137	40
9101 E 65th St	0.70mi	2/2.0 (-1)	1,732 (+12%)	2mo	$210,000	$121	38
8529 E 59th St	0.52mi	4/2.0 (+1)	1,364 (-11%)	14mo	$229,999	$169	38
8500 E 57th St	0.64mi	4/2.5 (+1)	1,750 (+14%)	5mo	$140,000	$80	34

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-7,935
• Equity at exit: $20,874

10-year hold

• IRR: 1.9%
• Equity multiple: 1.12×
• Total profit: $4,857
• Equity at exit: $12,105

Cash invested: $39,200 (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: 203
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,694 high
• Mortgage (P&I): −$734
• Tax from tax record: −$272 /mo · $3,263/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $274

Break-even live

Break-even rent $1,347

Max offer price $140,000

Occupancy floor 79%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6017 Farley Ave Raytown, MO	2.0	2.5	1152	$1,495	$1.30	43d	1	0.19mi
8818 E 58 Ter Raytown, MO	3.0	1.5	1700	$1,897	$1.12	12d	1	0.26mi
6500 Marsh Ave Unit 6512 Kansas City, MO	3.0	2.5	1463	$1,945	$1.33	23d	1	0.97mi
6512 Marsh Ave Kansas City, MO	3.0	2.5	1463	$1,978	$1.35	1d	1	0.98mi
8648 E 52nd Ter Kansas City, MO	3.0	1.5	1224	$1,395	$1.14	23d	1	0.99mi
9005 E 68th Ter Raytown, MO	4.0	2.0	1566	$1,936	$1.24	3d	1	1.08mi
9408 E 68th St Raytown, MO	2.0	1.0	1112	$1,295	$1.16	16d	1	1.10mi
5517 Willow Ave Raytown, MO	3.0	2.0	1415	$1,850	$1.31	1d	1	1.19mi
5035 Overton Ave Kansas City, MO	3.0	2.0	1323	$1,795	$1.36	43d	1	1.27mi
8800 E 71st Ter Raytown, MO	3.0	2.0	1497	$1,650	$1.10	23d	1	1.45mi
4837 Overton Ave Kansas City, MO	3.0	1.5	1344	$1,611	$1.20	21d	1	1.50mi

Listing history 5 events

1. 2026-06-08
   statusdays on market $140,000 Pending 7 DOM
2. 2026-06-07
   days on market $140,000 Active 6 DOM
3. 2026-06-03
   days on market $140,000 Active 2 DOM
4. 2026-06-02
   remarks 182-char remark
5. 2026-06-02
   listed $140,000 Active 1 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: $3,263 · $272/mo
• Projected year-2 tax: $3,263 · $272/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 · 17 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: $20,330
• − Mortgage interest: −$7,842
• − Property taxes: −$3,263
• − Insurance: −$700
• − Repairs & maintenance: −$1,626
• − Management: −$1,626
• − Depreciation: −$4,073
• Taxable income: $1,199
• Est. tax owed @ 24.0%: −$288
• After-tax cash flow: $3,000/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

+17.7% since first listed

9 events — show timeline

• 2026-06-01 Listed $140,000 Heartland MLS as Distributed by MLS Grid
• 2018-05-31 Sold (Public Records) — Public Records
• 2018-05-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-05-03 Contingent — Heartland MLS as Distributed by MLS Grid
• 2018-04-20 Listed $159,950 Heartland MLS as Distributed by MLS Grid
• 2003-12-04 Sold (Public Records) — Public Records
• 2003-12-02 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-09-29 Listed $118,900 Heartland MLS as Distributed by MLS Grid
• 1984-08-01 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $3,263 · +6.0% YoY. Source: county tax records.