806 N Jerry St · Raymore, MO 64083

$225,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 17 Days on market

Built 1995 0.43 ac lot $188/sqft · 19% below area Est $368k · 39% 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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• Schools +4.0/10.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• 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

Motivated Seller! Seller will look at all reasonable offers. Two Lots; Few lots left that allow a manufactured home. Must be a 1976 or newer and a minimum of 1,000 square feet and Building permits are required per County. Verify all utilities are available including sewer.

Key facts

• Storage shed
• Spacious garage
• Granite countertops

Tags

• UPDATED KITCHEN CABINETRY
• GRANITE COUNTERTOPS
• INCLUDED APPLIANCES
• SPACIOUS GARAGE
• STORAGE SHED
• WELL INSULATED CRAWL SPACE

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Detached garage facing front; 2-car garage; Secured parking
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Ranch style
• Construction: Frame construction with vinyl siding; Composition roof; Built approximately 31–40 years ago
• Exterior features: Lot approximately 0.43 acres; Not in a flood plain

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating with forced air; Electric cooling
• Interior features: Ranch floor plan; Crawl space basement; One fireplace

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-19 ($-231/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (13.6% below list).
• Recommended offer: $194k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• Zoned schools: Stonegate Elem. (math 47% / reading 57%, grade C-, #231 of 1,115 statewide, top 24%, 310 students, 40% FRL); Raymore-Peculiar Sr. High (math 26% / reading 58%, grade F, #218 of 521 statewide, top 45%, 2,091 students, 28% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 352 active listings in the ZIP; 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 17 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $194,387 (13.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 9.6

CMA / ARV

• ARV (median comp): $368,455
• List price: $225,000
• Delta: -38.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.56% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.45×
• Total profit: $-34,559
• Equity at exit: $33,548

10-year hold

• IRR: -4.1%
• Equity multiple: 0.71×
• Total profit: $-18,429
• 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 64083

• Rents YoY: 4.6%
• Active inventory: 352
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,944 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-19

Break-even live

Break-even rent $1,968

Max offer price $222,212

Occupancy floor 96%

Sensitivity live

Price	-10% $136	-5% $58	+0% $-19	+5% $-97	+10% $-175
Rent	-10% $-173	-5% $-96	+0% $-19	+5% $58	+10% $134
Rate	-1.0pp $94	-0.5pp $38	base $-19	+0.5pp $-78	+1.0pp $-137

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: —

Listing history 9 events

1. 2026-06-02
   status $225,000 Pending 17 DOM
2. 2026-06-01
   days on market $225,000 Active 17 DOM
3. 2026-05-31
   days on market $225,000 Active 16 DOM
4. 2026-05-17
   price $225,000 814-char remark
5. 2026-05-15
   listed $229,000 Active 814-char remark
6. 2017-08-03
   soldstatus
7. 2017-08-02
   soldstatus Sold 274-char remark

   Show marketing remark (274 chars)

   Motivated Seller! Seller will look at all reasonable offers. Two Lots; Few lots left that allow a manufactured home. Must be a 1976 or newer and a minimum of 1,000 square feet and Building permits are required per County. Verify all utilities are available including sewer.

8. 2017-07-20
   status Pending 274-char remark

   Show marketing remark (274 chars)

   Motivated Seller! Seller will look at all reasonable offers. Two Lots; Few lots left that allow a manufactured home. Must be a 1976 or newer and a minimum of 1,000 square feet and Building permits are required per County. Verify all utilities are available including sewer.

9. 2016-09-08
   listed $22,000 Active 274-char remark

   Show marketing remark (274 chars)

   Motivated Seller! Seller will look at all reasonable offers. Two Lots; Few lots left that allow a manufactured home. Must be a 1976 or newer and a minimum of 1,000 square feet and Building permits are required per County. Verify all utilities are available including sewer.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,326
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,866
• − Management: −$1,866
• − Depreciation: −$6,545
• Taxable loss: −$4,055
• Est. tax savings @ 24.0%: +$973
• After-tax cash flow: $742/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

• 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

+922.7% since first listed

7 events — show timeline

• 2026-06-01 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-17 Price Changed $225,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-15 Listed $229,000 Heartland MLS as Distributed by MLS Grid
• 2017-08-03 Sold (Public Records) — Public Records
• 2017-08-02 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2017-07-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2016-09-08 Listed $22,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2025): $121 · +8.8% YoY. Source: county tax records.