9421 E 67th Ter · Raytown, MO 64133

$139,900

2 bd · 1.0 ba · 825 sqft · SingleFamily public records · 4 Days on market

Built 1953 0.29 ac lot Est $161k · 13% 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 +15.6/30.0
• ARV discount +13.4/15.0
• DSCR +4.8/10.0
• 1% rule +3.8/10.0
• 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

Offer Deadline 6/18 @ 2pm!!! Welcome to this move in ready cozy retreat nested on a quarter acre lot. This one makes a beautiful starter home or great investment property! Features 5yr old AC & Furnace + Roofs - both on the home and the detached garage. HWH 4yrs old! Enjoy plenty of parking options including a half-circle driveway in front, extra side and rear parking, and an oversized detached garage offering plenty of room for vehicles, storage, or a workshop. The large backyard provides even more space for entertaining, gardening, or creating your outdoor oasis. Quick access to highways to get anywhere in the KC area quickly!

Key facts

• Half-circle driveway
• Quarter acre lot
• 5yr old ac

Tags

• QUARTER ACRE LOT
• 5YR OLD AC
• 5YR OLD FURNACE
• DETACHED GARAGE
• HALF-CIRCLE DRIVEWAY
• OVERSIZED DETACHED GARAGE

Property features AI

Finance

• Financial info: Tax information provided (annual tax amount available)

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch style; Living area reported as 825 (above grade)
• Construction: Wood siding; Composition/shingle roof; Crawl space and slab foundation; Built approximately 51–75 years ago
• Exterior features: Metal and wood fencing; Garage(s) on property

Interior

• Kitchen: Dishwasher; Gas range
• Bedrooms: 2 bedrooms on the main level; Carpet in at least one bedroom
• Flooring: Carpet in bedroom(s)
• Bathrooms: 1 full bathroom with shower-over-tub (main level)
• Heating & cooling: Natural gas heating; Electric cooling (has cooling)
• Interior features: Dishwasher; Gas range; Ranch-style floor plan
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $60 ($717/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 $123k (11.8% below list).
• Recommended offer: $123k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Blue Ridge Elem. (math 17% / reading 32%, grade F, #879 of 1,115 statewide, top 81%, 329 students, 69% FRL); Raytown Central Middle (math 16% / reading 32%, grade F, #326 of 391 statewide, top 84%, 564 students, 64% FRL); Raytown South Sr. High (math 8% / reading 32%, grade F, #475 of 521 statewide, top 92%, 1,185 students, 68% FRL).
• Market conditions: Rents rising (+1.3%/yr); 208 active listings in the ZIP; 21 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 $967 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y ago; this cycle's ask is 11137% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $70k; list at $140k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,449 (11.8% below list)

Questions for the listing agent

1. Built in 1953 — 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. 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?
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: 0.88% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.83%
• DSCR: 1.08
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $160,875
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9520 E 67 Ter	0.06mi	2/1.0	840 (+2%)	2mo	$73,300	$87	92
9201 E 68th Ter	0.27mi	2/1.0	836 (+1%)	4mo	$165,000	$197	82
9601 E 68th St	0.12mi	2/1.5	906 (+10%)	1mo	$157,900	$174	76
9405 E 68th Ter	0.16mi	2/1.0	912 (+10%)	3mo	$178,000	$195	72
9616 E 66th St	0.21mi	2/1.0	938 (+14%)	2mo	$160,000	$171	65
10208 E 71st Ter	0.68mi	2/1.0	840 (+2%)	1mo	$345,000	$411	65
6824 Laurel Ave	0.35mi	2/1.0	942 (+14%)	2mo	$149,500	$159	58
6809 Hunter St	0.49mi	2/1.0	744 (-10%)	3mo	$130,000	$175	58
9405 E 70th Ter	0.38mi	3/1.0 (+1)	912 (+10%)	3mo	$185,000	$203	57
7317 Elm Ave	0.63mi	3/1.0 (+1)	864 (+5%)	2mo	$119,900	$139	56
9010 E 72nd Ter	0.68mi	3/1.0 (+1)	864 (+5%)	3mo	$180,000	$208	53
10005 E 69th Ter	0.46mi	2/1.0	948 (+15%)	2mo	$187,695	$198	52

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: -15.2%
• Equity multiple: 0.47×
• Total profit: $-20,907
• Equity at exit: $20,860

10-year hold

• IRR: -9.6%
• Equity multiple: 0.45×
• Total profit: $-21,410
• Equity at exit: $12,096

Cash invested: $39,172 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$734
• Tax from tax record: −$124 /mo · $1,483/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $60

Break-even live

Break-even rent $1,159

Max offer price $139,900

Occupancy floor 90%

Sensitivity live

Price	-10% $139	-5% $99	+0% $60	+5% $20	+10% $-19
Rent	-10% $-38	-5% $11	+0% $60	+5% $108	+10% $157
Rate	-1.0pp $130	-0.5pp $95	base $60	+0.5pp $23	+1.0pp $-13

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9409 E 67th Ter Raytown, MO	2.0	1.0	840	$1,275	$1.52	14d	1	0.01mi
9408 E 68th St Raytown, MO	2.0	1.0	1112	$1,295	$1.16	18d	1	0.06mi
9706 E 65th Ter Raytown, MO	3.0	1.0	995	$1,295	$1.30	45d	1	0.30mi
6541 Raytown Rd Raytown, MO	2.0	1.0	705	$975	$1.38	3d	1	0.42mi
10111 E 67th St Raytown, MO	2.0	2.0	872	$1,195	$1.37	18d	1	0.44mi
10113 E 67th St Raytown, MO	2.0	2.0	872	$1,195	$1.37	18d	1	0.44mi
10115 E 67th St Unit 10111 Raytown, MO	2.0	2.0	872	$1,195	$1.37	21d	1	0.45mi
6646 Maywood Ave Raytown, MO	2.0	1.0	716	$850	$1.19	45d	1	0.46mi
9004 E Gregory Blvd Raytown, MO	2.0	1.0	792	$1,250	$1.58	16d	1	0.58mi
7028 Hunter St Raytown, MO	2.0	1.0	750	$1,195	$1.59	45d	1	0.62mi
8912 E Gregory Blvd Raytown, MO	2.0	1.0	816	$1,345	$1.65	45d	1	0.65mi
9805 E 61st St Raytown, MO	1.0–2.0	1.0	758	$924	$1.22	4d	39	0.77mi
8907 E 73rd St Raytown, MO	3.0	1.0	1000	$1,595	$1.59	16d	1	0.86mi
10318 E 63rd St Raytown, MO	1.0–2.0	1.0–1.5	785	$1,200	$1.53	25d	2	0.86mi
10309 E 61st St Raytown, MO	1.0–2.0	1.0	695	$1,100	$1.58	3d	2	0.93mi
5943 Raytown Rd Unit F Raytown, MO	2.0	1.0	750	$1,150	$1.53	45d	1	0.99mi
8855 E 59th St Raytown, MO	3.0	1.5	864	$1,396	$1.62	45d	1	1.17mi
8717 Countryshire Ln Kansas City, MO	1.0	1.0	900	$900	$1.00	45d	1	1.34mi
8709 Countryshire Ln #1 Kansas City, MO	1.0	1.0	850	$1,000	$1.18	18d	1	1.36mi
8713 E 77th Ter Kansas City, MO	3.0	2.0	1124	$1,800	$1.60	45d	1	1.46mi
7905 Elm Ave Raytown, MO	3.0	1.5	1104	$1,700	$1.54	3d	1	1.48mi

Listing history 8 events

1. 2026-06-21
   statusdays on market $139,900 Active 4 DOM
2. 2026-06-19
   status $139,900 Pending 3 DOM
3. 2026-06-18
   days on market $139,900 Active 3 DOM
4. 2026-06-17
   remarks 638-char remark
5. 2026-06-17
   days on market $139,900 Active 2 DOM
6. 2026-06-16
   status $139,900 Active 1 DOM
7. 2026-06-15
   remarks 609-char remark
8. 2026-06-15
   listed $139,900 Coming Soon 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: $1,483 · $124/mo
• Projected year-2 tax: $1,483 · $124/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 ≥108°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: $14,814
• − Mortgage interest: −$7,837
• − Property taxes: −$1,483
• − Insurance: −$700
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$4,070
• Taxable loss: −$1,645
• Est. tax savings @ 24.0%: +$395
• After-tax cash flow: $1,112/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

+99.9% since first listed

21 events — show timeline

• 2026-06-15 Coming Soon $139,900 Heartland MLS as Distributed by MLS Grid
• 2026-01-10 Rental Removed $1,245 TURBOTENANT
• 2026-01-08 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-11-19 Price Changed $149,995 Heartland MLS as Distributed by MLS Grid
• 2025-11-05 Listed for Rent $1,245 TURBOTENANT
• 2025-10-10 Price Changed $155,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-10 Price Changed $159,990 Heartland MLS as Distributed by MLS Grid
• 2025-08-21 Listed $165,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-21 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2025-06-27 Rental Removed $1,245 TURBOTENANT
• 2025-05-28 Listed for Rent $1,245 TURBOTENANT
• 2021-10-22 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2021-10-07 Price Changed $134,900 Heartland MLS as Distributed by MLS Grid
• 2021-09-15 Price Changed $135,900 Heartland MLS as Distributed by MLS Grid
• 2021-09-06 Price Changed $136,900 Heartland MLS as Distributed by MLS Grid
• 2021-08-31 Price Changed $137,500 Heartland MLS as Distributed by MLS Grid
• 2021-08-22 Price Changed $137,750 Heartland MLS as Distributed by MLS Grid
• 2021-08-07 Price Changed $137,900 Heartland MLS as Distributed by MLS Grid
• 2021-07-07 Listed $139,900 Heartland MLS as Distributed by MLS Grid
• 2021-03-05 Sold (Public Records) $70,000 Public Records
• 1996-03-06 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,483 · -2.5% YoY. Source: county tax records.