5525 Hunter St · Raytown, MO 64133

$125,000

3 bd · 1.0 ba · 1,021 sqft · SingleFamily public records · 3 Days on market

Built 1957 0.25 ac lot Est $172k · 27% under

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Why this score? — see what drove the B- 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.4/10.0
• 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

Cute little bungalow featuring 3 bedrooms, 1 bathroom. Very spacious living areas and adorable eat-in kitchen! Selling "As Is"

Key facts

• Hvac
• Hwt
• Newer roof

Tags

• HARDWOOD FLOORS
• NEWER ROOF
• HWT
• HVAC

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Converted garage
• Utilities: Public water; Public sewer
• Home design: Single-family ranch-style residence; One story
• Construction: Wood siding exterior; Composition roof; Built 51–75 years ago
• Exterior features: Situated on a 0.25-acre lot; Not in a flood plain

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: 3 bedrooms, all on the main level
• Flooring: Luxury vinyl; Vinyl; Wood
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Eat-in kitchen; Crawl space basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 9.3% 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: Raytown Sr. High (math 7% / reading 29%, grade F, #482 of 521 statewide, top 92%, 1,365 students, 65% FRL).
• Market conditions: Rents rising (+1.3%/yr); 209 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $864 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 27y 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 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1957 — 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: 1.14% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.69%
• DSCR: 1.48
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $171,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5529 Hunter St	0.01mi	3/1.0	1,005 (-2%)	8mo	$139,900	$139	90
5537 Hunter St	0.04mi	2/1.0 (-1)	997 (-2%)	8mo	$135,000	$135	83
8812 E 54th St	0.29mi	3/1.0	1,008 (-1%)	4mo	$100,000	$99	80
5804 Manning Ave	0.34mi	3/1.5	984 (-4%)	2mo	$187,000	$190	74
5801 Elm Ave	0.43mi	3/1.0	1,044 (+2%)	3mo	$184,900	$177	73
5605 Ditzler Ave	0.25mi	2/1.0 (-1)	960 (-6%)	2mo	$134,900	$141	72
5910 Kentucky Ave	0.51mi	3/2.0	1,008 (-1%)	1mo	$100,000	$99	69
8817 E 57th Ter	0.31mi	3/1.0	1,100 (+8%)	4mo	$185,000	$168	69
8852 E 59th Ter	0.48mi	3/1.0	1,059 (+4%)	3mo	$174,900	$165	69
5317 Hunter St	0.27mi	3/1.0	912 (-11%)	9mo	$187,500	$206	62
5834 Hunter Ct	0.39mi	2/2.0 (-1)	1,086 (+6%)	2mo	$250,000	$230	61
5709 Elm Ave	0.34mi	2/1.0 (-1)	880 (-14%)	3mo	$159,900	$182	54

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,745
• Equity at exit: $18,638

10-year hold

• IRR: 5.7%
• Equity multiple: 1.40×
• Total profit: $13,847
• Equity at exit: $10,808

Cash invested: $35,000 (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 64133

• Rents YoY: 1.3%
• Active inventory: 209
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,428 high
• Mortgage (P&I): −$656
• Tax from tax record: −$108 /mo · $1,300/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $312

Break-even live

Break-even rent $1,033

Max offer price $125,000

Occupancy floor 73%

Sensitivity live

Price	-10% $383	-5% $347	+0% $312	+5% $277	+10% $241
Rent	-10% $199	-5% $255	+0% $312	+5% $368	+10% $425
Rate	-1.0pp $375	-0.5pp $344	base $312	+0.5pp $279	+1.0pp $247

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	3d	1	0.32mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	4d	1	0.32mi
8855 E 59th St Raytown, MO	3.0	1.5	864	$1,396	$1.62	44d	1	0.42mi
8648 E 52nd Ter Kansas City, MO	3.0	1.5	1224	$1,395	$1.14	24d	1	0.54mi
6017 Farley Ave Raytown, MO	2.0	2.5	1152	$1,495	$1.30	44d	1	0.60mi
5126 Booth Ave Kansas City, MO	2.0	1.0	950	$1,149	$1.21	13d	1	0.69mi
10005 E 53rd St Raytown, MO	3.0	1.0	700	$1,250	$1.79	3d	1	0.86mi
10005 E 53rd St Raytown, MO	3.0	1.0	700	$1,250	$1.79	4d	1	0.86mi
5035 Overton Ave Kansas City, MO	3.0	2.0	1323	$1,795	$1.36	44d	1	0.89mi
9805 E 61st St Raytown, MO	1.0–2.0	1.0	758	$924	$1.22	3d	39	0.95mi
5943 Raytown Rd Unit F Raytown, MO	2.0	1.0	750	$1,150	$1.53	44d	1	0.96mi
4837 Overton Ave Kansas City, MO	3.0	1.5	1344	$1,611	$1.20	22d	1	1.09mi
5517 Willow Ave Raytown, MO	3.0	2.0	1415	$1,850	$1.31	2d	1	1.09mi
10621 E 56th St Raytown, MO	2.0	1.0	768	$1,340	$1.74	4d	1	1.17mi
7707 E 50th Ter Kansas City, MO	4.0	2.0	1250	$1,250	$1.00	22d	1	1.20mi
10309 E 61st St Raytown, MO	1.0–2.0	1.0	695	$1,100	$1.58	2d	2	1.21mi
7601 Sni a Bar Ter Kansas City, MO	2.0	1.0	827	$1,099	$1.33	44d	1	1.30mi
10318 E 63rd St Raytown, MO	1.0–2.0	1.0–1.5	785	$1,200	$1.53	24d	2	1.31mi
7615 E 49th St Kansas City, MO	2.0	1.0	888	$1,095	$1.23	44d	1	1.32mi
6500 Marsh Ave Unit 6512 Kansas City, MO	3.0	2.5	1463	$1,945	$1.33	24d	1	1.33mi
9706 E 65th Ter Raytown, MO	3.0	1.0	995	$1,295	$1.30	44d	1	1.34mi
6512 Marsh Ave Kansas City, MO	3.0	2.5	1463	$1,978	$1.35	2d	1	1.35mi
4934 Appleton Ave Kansas City, MO	3.0	2.0	1000	$1,395	$1.40	17d	1	1.44mi
6541 Raytown Rd Raytown, MO	2.0	1.0	705	$975	$1.38	2d	1	1.47mi
9409 E 67th Ter Raytown, MO	2.0	1.0	840	$1,275	$1.52	13d	1	1.50mi

Listing history 3 events

1. 2026-06-21
   days on market $125,000 Active 3 DOM
2. 2026-06-18
   remarks 126-char remark
3. 2026-06-18
   listed $125,000 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: $1,300 · $108/mo
• Projected year-2 tax: $1,300 · $108/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: $17,132
• − Mortgage interest: −$7,002
• − Property taxes: −$1,300
• − Insurance: −$625
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$3,636
• Taxable income: $1,827
• Est. tax owed @ 24.0%: −$439
• After-tax cash flow: $3,304/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

+190.7% since first listed

12 events — show timeline

• 2026-06-18 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 2021-05-28 Sold (Public Records) — Public Records
• 2010-07-23 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-06-02 Listed $34,900 Heartland MLS as Distributed by MLS Grid
• 2006-11-15 Sold (Public Records) — Public Records
• 2006-11-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-08-08 Listed $86,000 Heartland MLS as Distributed by MLS Grid
• 1999-12-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1999-12-17 Sold (Public Records) — Public Records
• 1999-08-25 Listed $43,000 Heartland MLS as Distributed by MLS Grid
• 1999-07-12 Sold (Public Records) — Public Records
• 1989-02-25 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,300 · -27.2% YoY. Source: county tax records.