8816 E 84th St · Raytown, MO 64138

$175,000

3 bd · 1.5 ba · 1,056 sqft · SingleFamily public records · 37 Days on market

Built 1960 0.25 ac lot Est $195k · 10% under ↓ 17% since listing

---

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 +14.3/30.0
• ARV discount +12.2/15.0
• DSCR +4.4/10.0
• 1% rule +3.7/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this meticulously cared for home! Open concept with living and kitchen area. Tons of storage in the kitchen with plenty of counter space. The carpet is in fantasic condition but the home has full hardwoods under the carpet. Two car garage on a huge quiet corner lot. Spacious bedrooms with plenty of closet space! Come take a peak and you will want to call this home! Newer HVAC, New door exterior locks, Newer sewer line replaced to the street! Trees have been trimmed and tub just professionally refinished! All major items have been replaced and it's ready to be called home!

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $33 ($393/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 $151k (13.5% below list).
• Recommended offer: $151k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 (+3.1%/yr); 138 active listings in the ZIP; 39 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).
• This rent runs 31% of the median local income ($59k/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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 37 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $151,441 (13.5% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.80%
• DSCR: 1.04
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $195,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8608 Kentucky Ave	0.30mi	3/2.5	1,032 (-2%)	1mo	$192,500	$187	78
8715 Kentucky Ave	0.46mi	3/1.5	1,079 (+2%)	4mo	$159,000	$147	72
9005 E 84th St	0.21mi	3/2.0	1,160 (+10%)	2mo	$215,000	$185	70
8800 Kentucky Ave	0.50mi	3/1.5	1,104 (+4%)	2mo	$190,000	$172	67
8707 E 80th Ter	0.51mi	3/2.0	1,032 (-2%)	9mo	$150,000	$145	62
8210 Laurel Ave	0.33mi	3/1.0	1,131 (+7%)	10mo	$175,000	$155	62
8618 Arlington Ave	0.71mi	3/2.0	1,038 (-2%)	5mo	$245,000	$236	58
7901 Tennessee Ave	0.64mi	3/1.0	1,022 (-3%)	7mo	$191,900	$188	57
9210 E 83rd St	0.41mi	3/2.0	1,150 (+9%)	10mo	$234,900	$204	56
8502 Crescent Ave	0.60mi	3/2.0	1,100 (+4%)	9mo	$197,500	$180	56
8600 E 81st St	0.53mi	4/1.5 (+1)	960 (-9%)	11mo	$180,000	$188	46
8419 Blue Ridge Blvd	0.72mi	2/1.0 (-1)	1,125 (+6%)	11mo	$190,000	$169	40

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 · 3.07% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.47×
• Total profit: $-26,171
• Equity at exit: $26,093

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-19,688
• Equity at exit: $15,131

Cash invested: $49,000 (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 64138

• Rents YoY: 3.1%
• Active inventory: 138
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,514 high
• Mortgage (P&I): −$918
• Tax from tax record: −$173 /mo · $2,076/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $33

Break-even live

Break-even rent $1,473

Max offer price $175,000

Occupancy floor 93%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8951 E 83rd St Raytown, MO	4.0	2.0	926	$1,516	$1.64	24d	1	0.15mi
8620 E Utopia Dr Raytown, MO	1.0–3.0	1.0–2.0	854	$1,249	$1.46	2d	10	0.32mi
8622 Lane Ave Unit C Raytown, MO	2.0	1.0	872	$995	$1.14	44d	1	0.32mi
9115 E 85 St Unit 9115 Raytown, MO	2.0	1.0	892	$800	$0.90	44d	1	0.34mi
8600 Everett St Raytown, MO	3.0	1.5	956	$1,550	$1.62	44d	1	0.37mi
8700 E 87th St Raytown, MO	3.0	2.0	1032	$1,481	$1.44	17d	1	0.37mi
8500 Elm Ave Raytown, MO	3.0	2.0	1250	$1,550	$1.24	44d	1	0.42mi
9400 E 82nd St Raytown, MO	3.0	2.0	1396	$1,606	$1.15	3d	1	0.59mi
7917 Ditzler Ave Raytown, MO	3.0	1.0	912	$1,450	$1.59	3d	1	0.67mi
7905 Elm Ave Raytown, MO	3.0	1.5	1104	$1,700	$1.54	2d	1	0.77mi
8806 Crescent Ave Kansas City, MO	3.0	2.5	1148	$1,795	$1.56	4d	1	0.78mi
8921 E 90th Ter Kansas City, MO	4.0	2.5	1298	$1,831	$1.41	24d	1	0.84mi
8713 E 77th Ter Kansas City, MO	3.0	2.0	1124	$1,800	$1.60	44d	1	0.85mi
8002 E 88th Pl Kansas City, MO	3.0	2.0	984	$1,495	$1.52	44d	1	0.88mi
7510 E 85th Ter Kansas City, MO	1.0–2.0	1.0	852	$1,300	$1.53	44d	1	0.91mi
7720 Elm Ave Kansas City, MO	3.0	1.5	1400	$1,700	$1.21	44d	1	0.92mi
7929 Sycamore Ave Kansas City, MO	2.0	1.0	1044	$1,200	$1.15	7d	2	0.93mi
8509 E 91st St Kansas City, MO	3.0	1.5	1350	$1,350	$1.00	44d	1	0.96mi
8001 E 89th Ter Kansas City, MO	3.0	2.0	1014	$1,545	$1.52	44d	1	0.96mi
7902 E 89th Ter Kansas City, MO	3.0	1.5	1068	$1,516	$1.42	17d	1	0.97mi
8812 Manchester Ave Kansas City, MO	3.0	1.0	1066	$1,586	$1.49	12d	1	0.97mi
8506 E 91st Ter Kansas City, MO	3.0	1.5	1020	$1,450	$1.42	16d	1	0.99mi
9214 Farley Ave Kansas City, MO	3.0	2.0	1060	$1,686	$1.59	12d	1	1.02mi
7712 Arlington Ave Raytown, MO	3.0	2.0	1358	$1,741	$1.28	12d	1	1.03mi
8501 E 92nd St Kansas City, MO	3.0	1.5	1107	$1,745	$1.58	24d	1	1.07mi
8713 E 92nd Pl Kansas City, MO	3.0	2.0	1073	$1,550	$1.44	44d	1	1.10mi
7607 Arlington Ave Raytown, MO	3.0	1.5	1225	$1,461	$1.19	16d	1	1.17mi
9307 Stark Ave Kansas City, MO	3.0	2.0	1073	$1,385	$1.29	44d	1	1.18mi
9309 Farley Ave Kansas City, MO	3.0	2.0	999	$1,411	$1.41	4d	1	1.19mi
8608 Crystal Ave Kansas City, MO	3.0	1.0	840	$1,445	$1.72	16d	1	1.24mi
7211 E 87th St Kansas City, MO	2.0	1.0	988	$1,306	$1.32	4d	1	1.25mi
8618 Corrington Ave Kansas City, MO	3.0	1.0	864	$1,500	$1.74	4d	1	1.31mi
10213 E 78 St Raytown, MO	3.0	2.0	1160	$1,410	$1.22	21d	1	1.32mi
820 E 93rd Ter Kansas City, MO	1.0–2.0	1.0–2.0	1040	$1,165	$1.12	4d	1	1.32mi
10505 E 79th St Raytown, MO	3.0	2.0	1074	$1,756	$1.64	44d	1	1.39mi
10407 E 78 Ter Raytown, MO	2.0	1.0	781	$1,298	$1.66	44d	1	1.40mi
8907 E 73rd St Raytown, MO	3.0	1.0	1000	$1,595	$1.59	15d	1	1.41mi
7704 E 75th Ter Kansas City, MO	3.0	1.0	1016	$1,325	$1.30	16d	1	1.41mi
10607 E 78 Ter Raytown, MO	2.0	1.0	896	$1,395	$1.56	3d	1	1.46mi

Listing history 7 events

1. 2025-11-21
   status Pending
2. 2025-10-15
   listed $175,000 Active
3. 2023-05-16
   soldstatus
4. 2023-05-09
   soldstatus Closed 592-char remark

   Show marketing remark (592 chars)

   Welcome to this meticulously cared for home! Open concept with living and kitchen area. Tons of storage in the kitchen with plenty of counter space. The carpet is in fantasic condition but the home has full hardwoods under the carpet. Two car garage on a huge quiet corner lot. Spacious bedrooms with plenty of closet space! Come take a peak and you will want to call this home! Newer HVAC, New door exterior locks, Newer sewer line replaced to the street! Trees have been trimmed and tub just professionally refinished! All major items have been replaced and it's ready to be called home!

5. 2023-04-17
   status Pending 592-char remark

   Show marketing remark (592 chars)

   Welcome to this meticulously cared for home! Open concept with living and kitchen area. Tons of storage in the kitchen with plenty of counter space. The carpet is in fantasic condition but the home has full hardwoods under the carpet. Two car garage on a huge quiet corner lot. Spacious bedrooms with plenty of closet space! Come take a peak and you will want to call this home! Newer HVAC, New door exterior locks, Newer sewer line replaced to the street! Trees have been trimmed and tub just professionally refinished! All major items have been replaced and it's ready to be called home!

6. 2023-04-06
   listed $210,000 Active 592-char remark

   Show marketing remark (592 chars)

   Welcome to this meticulously cared for home! Open concept with living and kitchen area. Tons of storage in the kitchen with plenty of counter space. The carpet is in fantasic condition but the home has full hardwoods under the carpet. Two car garage on a huge quiet corner lot. Spacious bedrooms with plenty of closet space! Come take a peak and you will want to call this home! Newer HVAC, New door exterior locks, Newer sewer line replaced to the street! Trees have been trimmed and tub just professionally refinished! All major items have been replaced and it's ready to be called home!

7. 1994-10-14
   soldstatus

ⓘ 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: $2,076 · $173/mo
• Projected year-2 tax: $2,076 · $173/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 ≥106°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: $18,173
• − Mortgage interest: −$9,803
• − Property taxes: −$2,076
• − Insurance: −$875
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − Depreciation: −$5,091
• Taxable loss: −$2,580
• Est. tax savings @ 24.0%: +$619
• After-tax cash flow: $1,012/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): 23,805
• Household income: $58,638
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 810.0

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 0.61)
• Race & ethnicity: Black 46% White 42% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Slovak 2% Ukrainian 1% Italian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 91% English-only · Spanish 4% Arabic 3% Other Indo-European 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: ▼ -186.34%
• Current HPI: 274.681
• Rent YoY: ▲ 3.07%
• 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

-16.7% since first listed

7 events — show timeline

• 2025-11-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-10-15 Listed $175,000 Heartland MLS as Distributed by MLS Grid
• 2023-05-16 Sold (Public Records) — Public Records
• 2023-05-09 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-04-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-04-06 Listed $210,000 Heartland MLS as Distributed by MLS Grid
• 1994-10-14 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,076 · -9.7% YoY. Source: county tax records.