8725 Countryshire Ln · Kansas City, MO 64138

$350,000

8 bd · None ba · — sqft · MultiFamily · 12 Days on market

Built 1965 Good condition 0.55 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Well-maintained fourplex in Raytown, featuring two bedrooms and one bathroom units, providing attractive rental options. The property is currently 75% occupied, with below-market rents, ensuring a reliable stream of rental income from the start, with the ability to increase rents to boost future returns. We are leaving the unit vacant for showing. The pre-inspection report and roof inspection are available in the supplements. Additionally, you'll find a detailed list of recent capital expenditure (cap-ex) repairs in the supplements. Professional property management is already in place, and willing to collaborate with the new owners.

Key facts

• 0.55 acre lot
• Built 1965
• Listed 11 days

Property features AI

Finance

• Financial info: Gross income reported: $38,400; Operating expenses include insurance and real estate tax
• HOA & community: No association fees; No community-provided maintenance

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Residential income property (quadruplex); Two-story building; Zoned MFH
• Construction: Brick/mortar construction; Composition roof; Estimated age: 51-75 years
• Exterior features: Not in a flood plain

Interior

• Kitchen: Dishwasher; Disposal; Range/Oven; Refrigerator; Hot water heater
• Bedrooms: Two-bedroom unit types (4 units total)
• Heating & cooling: Forced air heating; Electric cooling (central cooling present)
• Interior features: Basement present
• Laundry & utility: Separate meters for utilities

What this means for you Summary

Snapshot

• This is a 8-bed/?-bath multifamily listed at $350k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $350k).
• Cap rate 12.5% vs local median 3.9% in Kansas City — 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 78/100 on livability (#28 in MO, #2,671 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools C-, crime 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; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $5,358/mo this rent would consume 110% of the median local household income ($59k/yr) (locally 810% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $98k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 9y 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 $350,000

Questions for the listing agent

1. Built in 1965 — 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. 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?
4. 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.
5. 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.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.53% ✓
• Cap rate: 12.51%
• Cash-on-cash: 22.21%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.07% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 1.60×
• Total profit: $59,281
• Equity at exit: $52,186

10-year hold

• IRR: 23.8%
• Equity multiple: 3.06×
• Total profit: $202,275
• Equity at exit: $30,262

Cash invested: $98,000 (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: 142
• Price-to-rent: 21.8×

Monthly cashflow live

• Estimated rent: $5,358 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,125
• Net cashflow: $1,814

Break-even live

Break-even rent $3,062

Max offer price $350,000

Occupancy floor 61%

Sensitivity live

Price	-10% $2,056	-5% $1,935	+0% $1,814	+5% $1,693	+10% $1,572
Rent	-10% $1,391	-5% $1,602	+0% $1,814	+5% $2,026	+10% $2,237
Rate	-1.0pp $1,990	-0.5pp $1,903	base $1,814	+0.5pp $1,723	+1.0pp $1,631

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,356
Total (4 units)			$5,358

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $350,000 Active 12 DOM
2. 2026-06-18
   days on market $350,000 Active 9 DOM
3. 2026-06-17
   days on market $350,000 Active 8 DOM
4. 2026-06-16
   days on market $350,000 Active 7 DOM
5. 2026-06-15
   days on market $350,000 Active 6 DOM
6. 2026-06-13
   days on market $350,000 Active 4 DOM
7. 2026-06-13
   days on market $350,000 Active 3 DOM
8. 2026-06-10
   listed $350,000 Active 1 DOM

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

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 · 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: $64,296
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$5,144
• − Management: −$5,144
• − Depreciation: −$10,182
• Taxable income: $17,221
• Est. tax owed @ 24.0%: −$4,133
• After-tax cash flow: $17,635/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This fourplex is in good condition with cosmetic updates needed to enhance its curb appeal and interior aesthetics. It offers a solid investment opportunity with the potential for significant value increases through targeted renovations.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Replacing carpet with hardwood flooring — Hardwood flooring is more durable and can increase both resale and rental value
• Both Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters
• Both Installing smart home devices — Smart home features can increase both resale and rental value by making the property more appealing

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Replacing carpet with hardwood flooring — Hardwood flooring is more durable and can increase both resale and rental value ↑
• Both Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters ↑
• Both Installing smart home devices — Smart home features can increase both resale and rental value by making the property more appealing ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Kansas City

• Score: 78/100
• State rank: #28
• US rank: #2671

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kansas City, MO
• County: Jackson County · 687,798 people
• City population: 439,467
• 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

+66.7% since first listed

23 events — show timeline

• 2026-06-09 Listed $350,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-14 Rental Removed $795 ZUMPER1
• 2026-03-20 Listed for Rent $795 ZUMPER1
• 2023-12-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-12-22 Rental Removed $795 RENTLY
• 2023-11-29 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-10-25 Listed $350,000 Heartland MLS as Distributed by MLS Grid
• 2023-09-12 Listed for Rent $795 RENTLY
• 2023-09-04 Rental Removed $795 RENTLY
• 2023-09-03 Listed for Rent $795 RENTLY
• 2023-08-30 Rental Removed $795 RENTLY
• 2023-08-29 Listed for Rent $795 RENTLY
• 2023-08-18 Rental Removed $795 RENTLY
• 2023-08-13 Listed for Rent $795 RENTLY
• 2018-10-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-08-09 Contingent — Heartland MLS as Distributed by MLS Grid
• 2018-07-27 Price Changed $199,900 Heartland MLS as Distributed by MLS Grid
• 2018-07-26 Relisted — Heartland MLS as Distributed by MLS Grid
• 2018-03-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2018-03-22 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2017-10-19 Relisted — Heartland MLS as Distributed by MLS Grid
• 2017-10-06 Contingent — Heartland MLS as Distributed by MLS Grid
• 2017-09-23 Listed $209,900 Heartland MLS as Distributed by MLS Grid