8416 Greenwood Rd · Raytown, MO 64138

$137,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 113 Days on market

Built 1950 9,583 sqft lot $178/sqft · 16% below area Est $164k · 16% 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 +20.9/30.0
• ARV discount +14.9/15.0
• DSCR +6.7/10.0
• 1% rule +4.8/10.0
• 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

Nestled among mature trees and nearly 1/4 acre; this CHARMING home offers peaceful living with a spacious detached garage and an oversized driveway - perfect for extra parking or guests. Enjoy the change of the seasons on the covered patio while entertaining family and friends. With quick access to shopping, dining, and smooth downtown commute. This home offers both comfort and convenience.

Key facts

• Covered patio
• Oversized driveway
• Detached garage

Tags

• DETACHED GARAGE
• COVERED PATIO
• OVERSIZED DRIVEWAY
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO DINING
• SMOOTH DOWNTOWN COMMUTE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/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 $134k (2.0% below list).
• Recommended offer: $125k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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); 142 active listings in the ZIP; 33 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 $947 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

• It's been on market 113 days — a 9% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 27y ago; this cycle's ask has dropped $46k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,670 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.98% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.96%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

• ARV (median comp): $163,798
• List price: $137,000
• Delta: -16.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8416 Greenwood Rd	0.00mi	2/1.0	768 (0%)	0mo	$137,000	$178	100
8400 Greenwood St	0.05mi	2/1.0	768 (0%)	1mo	$145,000	$189	97
8404 Greenwood Rd	0.04mi	2/1.0	672 (-12%)	1mo	$129,000	$192	76
8306 James A Reed Rd	0.18mi	3/1.0 (+1)	864 (+12%)	12mo	$159,900	$185	56
8506 Crystal Ave	0.47mi	3/1.0 (+1)	864 (+12%)	10mo	$139,000	$161	44
8618 Corrington St	0.65mi	3/1.0 (+1)	864 (+12%)	4mo	$99,000	$115	41
7202 E 86th St	0.53mi	3/1.0 (+1)	864 (+12%)	22mo	$159,000	$184	31

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-9,992
• Equity at exit: $20,427

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $7,212
• Equity at exit: $11,845

Cash invested: $38,360 (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: 142
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,343 high
• Mortgage (P&I): −$718
• Tax from tax record: −$95 /mo · $1,141/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $191

Break-even live

Break-even rent $1,102

Max offer price $137,000

Occupancy floor 81%

Sensitivity live

Price	-10% $268	-5% $229	+0% $191	+5% $152	+10% $113
Rent	-10% $84	-5% $138	+0% $191	+5% $244	+10% $297
Rate	-1.0pp $260	-0.5pp $225	base $191	+0.5pp $155	+1.0pp $119

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7510 E 85th Ter Kansas City, MO	1.0–2.0	1.0	852	$1,300	$1.53	44d	1	0.24mi
8000 E 88th Ter Kansas City, MO	1.0	1.0	725	$1,000	$1.38	44d	1	0.45mi
8600 Everett St Raytown, MO	3.0	1.5	956	$1,550	$1.62	44d	1	0.49mi
8002 E 88th Pl Kansas City, MO	3.0	2.0	984	$1,495	$1.52	44d	1	0.51mi
8812 Manchester Ave Kansas City, MO	3.0	1.0	1066	$1,586	$1.49	13d	1	0.55mi
8608 Crystal Ave Kansas City, MO	3.0	1.0	840	$1,445	$1.72	17d	1	0.56mi
7211 E 87th St Kansas City, MO	2.0	1.0	988	$1,306	$1.32	5d	1	0.60mi
8700 E 87th St Raytown, MO	3.0	2.0	1032	$1,481	$1.44	18d	1	0.60mi
7929 Sycamore Ave Kansas City, MO	2.0	1.0	1044	$1,200	$1.15	8d	2	0.62mi
7902 E 89th Ter Kansas City, MO	3.0	1.5	1068	$1,516	$1.42	18d	1	0.63mi
8618 Corrington Ave Kansas City, MO	3.0	1.0	864	$1,500	$1.74	5d	1	0.64mi
8001 E 89th Ter Kansas City, MO	3.0	2.0	1014	$1,545	$1.52	44d	1	0.65mi
8620 E Utopia Dr Raytown, MO	1.0–3.0	1.0–2.0	854	$1,050	$1.23	2d	10	0.83mi
8622 Lane Ave Unit C Raytown, MO	2.0	1.0	872	$995	$1.14	44d	1	0.89mi
8506 E 91st Ter Kansas City, MO	3.0	1.5	1020	$1,450	$1.42	17d	1	0.96mi
9115 E 85 St Unit 9115 Raytown, MO	2.0	1.0	892	$800	$0.90	44d	1	1.01mi
8713 E 77th Ter Kansas City, MO	3.0	2.0	1124	$1,800	$1.60	44d	1	1.01mi
8501 E 92nd St Kansas City, MO	3.0	1.5	1107	$1,745	$1.58	24d	1	1.02mi
8709 Countryshire Ln #1 Kansas City, MO	1.0	1.0	850	$1,000	$1.18	17d	1	1.12mi
8717 Countryshire Ln Kansas City, MO	1.0	1.0	900	$900	$1.00	44d	1	1.13mi
7704 E 75th Ter Kansas City, MO	3.0	1.0	1016	$1,325	$1.30	17d	1	1.14mi
9214 Farley Ave Kansas City, MO	3.0	2.0	1060	$1,686	$1.59	13d	1	1.17mi
820 E 93rd Ter Kansas City, MO	1.0–2.0	1.0–2.0	1040	$1,165	$1.12	5d	1	1.18mi
8713 E 92nd Pl Kansas City, MO	3.0	2.0	1073	$1,550	$1.44	44d	1	1.20mi
7917 Ditzler Ave Raytown, MO	3.0	1.0	912	$1,450	$1.59	4d	1	1.21mi
9307 Stark Ave Kansas City, MO	3.0	2.0	1073	$1,385	$1.29	44d	1	1.30mi
9309 Farley Ave Kansas City, MO	3.0	2.0	999	$1,411	$1.41	5d	1	1.33mi
7905 Elm Ave Raytown, MO	3.0	1.5	1104	$1,700	$1.54	3d	1	1.33mi
9444 Newton Ave Kansas City, MO	1.0–2.0	1.0–1.5	957	$1,300	$1.36	2d	26	1.44mi
9444 Newton Ave Unit 9329C Kansas City, MO	2.0	1.5	954	$1,155	$1.21	18d	1	1.50mi
9444 Newton Ave Unit 9400A Kansas City, MO	2.0	1.0	1008	$1,155	$1.15	18d	1	1.50mi
9444 Newton Ave Unit 9359D Kansas City, MO	1.0	1.0	760	$975	$1.28	18d	1	1.50mi
9444 Newton Ave Unit 9446D Kansas City, MO	2.0	1.0	882	$1,025	$1.16	18d	1	1.50mi

Listing history 28 events

1. 2026-05-08
   status Pending 393-char remark

   Show marketing remark (393 chars)

   Nestled among mature trees and nearly 1/4 acre; this CHARMING home offers peaceful living with a spacious detached garage and an oversized driveway - perfect for extra parking or guests. Enjoy the change of the seasons on the covered patio while entertaining family and friends. With quick access to shopping, dining, and smooth downtown commute. This home offers both comfort and convenience.

2. 2026-02-05
   price $137,000 393-char remark

   Show marketing remark (393 chars)

   Nestled among mature trees and nearly 1/4 acre; this CHARMING home offers peaceful living with a spacious detached garage and an oversized driveway - perfect for extra parking or guests. Enjoy the change of the seasons on the covered patio while entertaining family and friends. With quick access to shopping, dining, and smooth downtown commute. This home offers both comfort and convenience.

3. 2026-01-16
   price $138,000 393-char remark

   Show marketing remark (393 chars)

   Nestled among mature trees and nearly 1/4 acre; this CHARMING home offers peaceful living with a spacious detached garage and an oversized driveway - perfect for extra parking or guests. Enjoy the change of the seasons on the covered patio while entertaining family and friends. With quick access to shopping, dining, and smooth downtown commute. This home offers both comfort and convenience.

4. 2026-01-15
   listed $183,000 Active 393-char remark

   Show marketing remark (393 chars)

   Nestled among mature trees and nearly 1/4 acre; this CHARMING home offers peaceful living with a spacious detached garage and an oversized driveway - perfect for extra parking or guests. Enjoy the change of the seasons on the covered patio while entertaining family and friends. With quick access to shopping, dining, and smooth downtown commute. This home offers both comfort and convenience.

5. 2026-01-12
   historical
6. 2025-12-04
   price $139,000
7. 2025-10-15
   price $145,000
8. 2025-09-29
   price $147,500
9. 2025-09-08
   status Active
10. 2025-08-26
    status Pending
11. 2025-08-21
    price $149,000
12. 2025-07-29
    price $152,000
13. 2025-05-19
    price $155,000
14. 2025-05-07
    listed $160,000 Active
15. 2013-08-08
    listed $60,000
16. 2010-11-29
    historical
17. 2010-03-29
    listed $65,000
18. 2009-08-28
    historical
19. 2008-11-25
    listed $69,900
20. 2008-11-01
    historical
21. 2008-07-07
    listed $77,000
22. 2002-06-28
    soldstatus
23. 2002-06-25
    soldstatus
24. 2002-04-29
    listed $70,500
25. 2000-02-04
    soldstatus
26. 1999-11-29
    listed $56,900
27. 1999-09-02
    soldstatus
28. 1991-10-10
    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: $1,141 · $95/mo
• Projected year-2 tax: $1,329 · $111/mo
• Expected delta: +$188/yr (+$16/mo · 16.5%)

ⓘ 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 · 16 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: $16,119
• − Mortgage interest: −$7,674
• − Property taxes: −$1,141
• − Insurance: −$685
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$3,985
• Taxable income: $55
• Est. tax owed @ 24.0%: −$13
• After-tax cash flow: $2,274/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

+140.8% since first listed

28 events — show timeline

• 2026-05-08 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-05 Price Changed $137,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-16 Price Changed $138,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-15 Listed $183,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-12 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-12-04 Price Changed $139,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-15 Price Changed $145,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-29 Price Changed $147,500 Heartland MLS as Distributed by MLS Grid
• 2025-09-08 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-08-26 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-08-21 Price Changed $149,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-29 Price Changed $152,000 Heartland MLS as Distributed by MLS Grid
• 2025-05-19 Price Changed $155,000 Heartland MLS as Distributed by MLS Grid
• 2025-05-07 Listed $160,000 Heartland MLS as Distributed by MLS Grid
• 2013-08-08 Listed $60,000 Heartland MLS as Distributed by MLS Grid
• 2010-11-29 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2010-03-29 Listed $65,000 Heartland MLS as Distributed by MLS Grid
• 2009-08-28 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2008-11-25 Listed $69,900 Heartland MLS as Distributed by MLS Grid
• 2008-11-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2008-07-07 Listed $77,000 Heartland MLS as Distributed by MLS Grid
• 2002-06-28 Sold (Public Records) — Public Records
• 2002-06-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2002-04-29 Listed $70,500 Heartland MLS as Distributed by MLS Grid
• 2000-02-04 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1999-11-29 Listed $56,900 Heartland MLS as Distributed by MLS Grid
• 1999-09-02 Sold (Public Records) — Public Records
• 1991-10-10 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,141 · -11.2% YoY. Source: county tax records.