5701 E 139 Ter · Grandview, MO 64030

$199,000

4 bd · 2.0 ba · 1,624 sqft · MultiFamily public records · 11 Days on market

Built 1976 8,180 sqft lot Est $242k · 18% 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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.2/10.0
• Rent growth +4.0/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great Investment property, well maintained for 16 yrs. Maintenance free exterior makes this one attractive. Live on one side or rent both sides. Conveniently located to I49. Quiet and on a dead end street. Green space across the street owned by city of Grandview.

Key facts

• 8,180 sq ft lot
• Built 1976
• Listed 11 days

Property features AI

Finance

• Other: Zoning: R
• Financial info: Property produces gross income of $15,600; Operating expenses include maintenance, insurance, and real estate taxes

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Separate electric meters; Individual heat and air; Individual water heaters
• Home design: Duplex (residential income); Single-story
• Construction: Composition roof; Other construction materials; Approximately 41–50 years old
• Exterior features: Deck; Private entrances; Not in a flood plain

Interior

• Kitchen: Dishwasher; Garbage disposal; Range/oven; Refrigerator
• Bedrooms: Two 2-bedroom units
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Forced air heating; Electric cooling; Individual heating and air utilities (separate systems)
• Interior features: Private entrances; Storm doors; Deck
• Laundry & utility: Laundry in basement; Individual water heaters

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $199k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive. Per door: $210/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Cap rate 8.8% vs local median 5.0% in Grandview — 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 61/100 on livability (#454 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Grandview C-4 (suburban): math 17% / reading 32% proficiency, ranked #284 of 324 in MO (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Grandview Sr. High (math 15% / reading 41%, grade F, #414 of 521 statewide, top 80%, 1,122 students, 62% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: Rents rising fast (+6.1%/yr); 116 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $2,226/mo this rent would consume 50% of the median local household income ($53k/yr) (locally 1449% 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 $1k of loan paydown is wiped out by about $6k 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 + 6.1% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 23y 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 $199,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.12% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.03%
• DSCR: 1.40
• GRM: 7.4

CMA / ARV

• ARV (median comp): $242,430
• List price: $199,000
• Delta: -17.91%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.1% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,622
• Equity at exit: $29,672

10-year hold

• IRR: 13.2%
• Equity multiple: 2.21×
• Total profit: $67,146
• Equity at exit: $17,206

Cash invested: $55,720 (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 64030

• Home prices YoY: -30.7%
• Rents YoY: 6.1%
• Active inventory: 116
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $2,226 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$213 /mo · $2,554/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $419

Break-even live

Break-even rent $1,695

Max offer price $199,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,226
Total (2 units)			$2,226

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14011 Dunbar Ct Grandview, MO	3.0	3.0	1750	$1,725	$0.99	4d	1	0.17mi
13915 Grandboro Ln Grandview, MO	4.0	2.5	1515	$1,895	$1.25	2d	1	0.34mi
13915 Grandboro Ln Grandview, MO	4.0	2.5	1515	$1,895	$1.25	1d	1	0.34mi
13701 11th Ter Grandview, MO	4.0	2.0	1900	$1,940	$1.02	43d	1	0.44mi
5940 E 136th St Grandview, MO	4.0	2.0	1897	$1,575	$0.83	23d	1	0.53mi
6501 E 137th St Grandview, MO	4.0	3.0	1469	$2,135	$1.45	43d	1	0.60mi
13718 Cypress Ave Grandview, MO	3.0	1.0	1050	$1,445	$1.38	7d	1	0.79mi
7002 E 140th Ter Grandview, MO	3.0	2.0	2095	$2,321	$1.11	4d	1	0.83mi
6003 E 133rd St Grandview, MO	4.0	2.5	1560	$1,990	$1.28	12d	1	0.87mi
14411 Craig Ave Grandview, MO	3.0	2.5	1284	$1,891	$1.47	23d	1	0.88mi
13206 15th St Grandview, MO	3.0	2.0	1204	$1,735	$1.44	21d	1	0.92mi
14412 Wilshire Cir Grandview, MO	3.0	3.0	2040	$2,205	$1.08	12d	1	0.97mi
14719 Bellaire Ave Grandview, MO	4.0	2.0	1440	$1,750	$1.22	43d	1	1.05mi
14700 Pine View Dr Grandview, MO	3.0	1.5	1168	$1,900	$1.63	43d	1	1.08mi
6505 Yorkshire Ct Grandview, MO	3.0	2.0	1697	$2,090	$1.23	4d	1	1.10mi
6108 E 149th St Grandview, MO	4.0	1.5	1200	$1,465	$1.22	43d	1	1.21mi
6205 E 149th St Grandview, MO	4.0	1.0	1200	$1,495	$1.25	21d	1	1.22mi
7502 E 132nd Ter Grandview, MO	3.0	2.0	1754	$2,135	$1.22	23d	1	1.46mi

Listing history 15 events

1. 2026-05-14
   listed $199,000 Active 796-char remark
2. 2026-05-08
   historical $199,000 796-char remark
3. 2022-05-06
   soldstatus Closed 266-char remark

   Show marketing remark (266 chars)

   Great Investment property, well maintained for 16 yrs. Maintenance free exterior makes this one attractive. Live on one side or rent both sides. Conveniently located to I49. Quiet and on a dead end street. Green space across the street owned by city of Grandview.

4. 2022-05-06
   soldstatus

   Show marketing remark (266 chars)

   Great Investment property, well maintained for 16 yrs. Maintenance free exterior makes this one attractive. Live on one side or rent both sides. Conveniently located to I49. Quiet and on a dead end street. Green space across the street owned by city of Grandview.

5. 2022-04-20
   status Pending 266-char remark

   Show marketing remark (266 chars)

   Great Investment property, well maintained for 16 yrs. Maintenance free exterior makes this one attractive. Live on one side or rent both sides. Conveniently located to I49. Quiet and on a dead end street. Green space across the street owned by city of Grandview.

6. 2022-04-18
   historical Active Under Contract 266-char remark

   Show marketing remark (266 chars)

   Great Investment property, well maintained for 16 yrs. Maintenance free exterior makes this one attractive. Live on one side or rent both sides. Conveniently located to I49. Quiet and on a dead end street. Green space across the street owned by city of Grandview.

7. 2022-04-11
   listed $170,000 Active 266-char remark

   Show marketing remark (266 chars)

   Great Investment property, well maintained for 16 yrs. Maintenance free exterior makes this one attractive. Live on one side or rent both sides. Conveniently located to I49. Quiet and on a dead end street. Green space across the street owned by city of Grandview.

8. 2006-06-13
   soldstatus
9. 2006-06-08
   soldstatus

   Show marketing remark (136 chars)

   Great investment 100% occupied duplex. Next door to new Red X in Grandview. Maintenance free siding, thermal windows, and w/ d hook ups.

10. 2006-03-06
    listed $120,000

    Show marketing remark (136 chars)

    Great investment 100% occupied duplex. Next door to new Red X in Grandview. Maintenance free siding, thermal windows, and w/ d hook ups.

11. 2003-04-07
    soldstatus
12. 2003-03-26
    soldstatus
13. 2003-02-19
    listed $119,900
14. 2000-04-05
    soldstatus
15. 1993-01-14
    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: $2,554 · $213/mo
• Projected year-2 tax: $2,554 · $213/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 3/10 Moderate
• 🌡 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,712
• − Mortgage interest: −$11,147
• − Property taxes: −$2,554
• − Insurance: −$995
• − Repairs & maintenance: −$2,137
• − Management: −$2,137
• − Depreciation: −$5,789
• Taxable income: $1,953
• Est. tax owed @ 24.0%: −$469
• After-tax cash flow: $4,562/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: Grandview C-4
• NCES district ID: 2913140
• Math proficiency: 17% ▼ -12.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $48,934
• Composite: 21.49/100
• National rank: #8326
• State rank: #284 of 324 in MO

Livability — Grandview

• Score: 61/100
• State rank: #454
• US rank: #18350

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grandview, MO
• County: Jackson County · 687,798 people
• City population: 26,422
• Metro: Kansas City, MO-KS
• Population (ZIP): 26,422
• Household income: $53,216
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1449.0

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 0.68)
• Race & ethnicity: White 44% Black 33% Hispanic / Latino 14% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 11% Korean 1% Arabic 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: ▼ -142.24%
• Current HPI: 321.6905
• Rent YoY: ▲ 6.10%
• 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

+66.0% since first listed

16 events — show timeline

• 2026-05-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-14 Listed $199,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-08 Coming Soon $199,000 Heartland MLS as Distributed by MLS Grid
• 2022-05-06 Sold (Public Records) — Public Records
• 2022-05-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-04-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-04-18 Contingent — Heartland MLS as Distributed by MLS Grid
• 2022-04-11 Listed $170,000 Heartland MLS as Distributed by MLS Grid
• 2006-06-13 Sold (Public Records) — Public Records
• 2006-06-08 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-03-06 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2003-04-07 Sold (Public Records) — Public Records
• 2003-03-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-02-19 Listed $119,900 Heartland MLS as Distributed by MLS Grid
• 2000-04-05 Sold (Public Records) — Public Records
• 1993-01-14 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,554 · +5.7% YoY. Source: county tax records.