5317 Ralston Ave · Raytown, MO 64133

$175,000

3 bd · 1.5 ba · 1,104 sqft · SingleFamily public records · 21 Days on market

Built 1953 8,712 sqft lot $159/sqft · at area comps Est $179k · at est.

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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 +15.2/30.0
• ARV discount +8.6/15.0
• DSCR +4.7/10.0
• 1% rule +3.4/10.0
• 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

This charming 3-bedroom, 1.5-bath home offers the perfect blend of comfort, functionality, and everyday convenience, ideally positioned in a desirable neighborhood with easy access to shopping, dining, and major commuter routes. Thoughtfully designed with a flowing layout, this home features inviting living spaces that feel both open and connected, making it ideal for relaxing or entertaining. The attached garage adds practicality, while the well-sized lot provides space to enjoy the outdoors, whether it’s hosting, unwinding, or simply taking advantage of the surrounding community. With its manageable footprint, smart layout, and proximity to local amenities, this home presents an incredible opportunity for first-time buyers, those looking to downsize, or anyone seeking a low-maintenance lifestyle in a great location.

Key facts

• 8,712 sq ft lot
• Garage
• Built 1953

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 $61 ($733/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 $146k (16.4% below list).
• Recommended offer: $146k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Laurel Hills Elem. (math 12% / reading 32%, grade F, #910 of 1,115 statewide, top 83%, 314 students, 71% FRL); Raytown Middle (math 11% / reading 25%, grade F, #349 of 391 statewide, top 89%, 731 students, 73% FRL); Raytown Sr. High (math 7% / reading 29%, grade F, #482 of 521 statewide, top 92%, 1,365 students, 65% FRL) — zoned schools average 70% FRL vs 54% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.3%/yr); 208 active listings in the ZIP; 20 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 $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 21 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,365 (16.4% below list)

Questions for the listing agent

1. Built in 1953 — 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. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.50%
• DSCR: 1.07
• GRM: 10.0

CMA / ARV

• ARV (median comp): $179,352
• List price: $175,000
• Delta: -2.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5317 Ralston Ave	0.00mi	3/1.5	1,104 (0%)	1mo	$175,000	$159	99
5409 Hardy Ave	0.15mi	3/1.0	1,036 (-6%)	6mo	$169,000	$163	76
5300 Hardy Ave	0.16mi	2/2.0 (-1)	1,035 (-6%)	6mo	$149,000	$144	70
4915 Appleton Ave	0.48mi	3/1.0	1,086 (-2%)	8mo	$179,000	$165	66
5521 Ash Ave	0.32mi	2/1.5 (-1)	1,010 (-8%)	1mo	$155,000	$153	65
11405 E 51st St S	0.61mi	3/1.0	1,144 (+4%)	2mo	$169,900	$149	61
4740 Cedar Ave	0.37mi	3/2.0	1,002 (-9%)	7mo	$194,000	$194	60
10608 E 59th St	0.66mi	3/1.0	1,124 (+2%)	7mo	$170,000	$151	59
5220 Overton Ave	0.59mi	3/1.5	1,195 (+8%)	1mo	$195,000	$163	58
11700 E 55th St	0.71mi	3/1.0	1,056 (-4%)	9mo	$158,000	$150	50
11219 E 51st St	0.57mi	3/1.0	1,232 (+12%)	8mo	$184,900	$150	46
11710 E 55th St	0.73mi	3/1.0	1,253 (+14%)	8mo	$49,000	$39	35

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: -15.7%
• Equity multiple: 0.45×
• Total profit: $-26,920
• Equity at exit: $26,093

10-year hold

• IRR: -10.1%
• Equity multiple: 0.43×
• Total profit: $-28,172
• 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 64133

• Rents YoY: 1.3%
• Active inventory: 208
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,464 high
• Mortgage (P&I): −$918
• Tax from tax record: −$105 /mo · $1,255/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $61

Break-even live

Break-even rent $1,386

Max offer price $175,000

Occupancy floor 91%

Sensitivity live

Price	-10% $160	-5% $111	+0% $61	+5% $12	+10% $-38
Rent	-10% $-55	-5% $3	+0% $61	+5% $119	+10% $177
Rate	-1.0pp $149	-0.5pp $106	base $61	+0.5pp $16	+1.0pp $-30

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 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5517 Willow Ave Raytown, MO	3.0	2.0	1415	$1,850	$1.31	0d	1	0.22mi
10621 E 56th St Raytown, MO	2.0	1.0	768	$1,340	$1.74	5d	1	0.29mi
10005 E 53rd St Raytown, MO	3.0	1.0	700	$1,250	$1.79	5d	1	0.34mi
10005 E 53rd St Raytown, MO	3.0	1.0	700	$1,250	$1.79	4d	1	0.34mi
4934 Appleton Ave Kansas City, MO	3.0	2.0	1000	$1,395	$1.40	18d	1	0.43mi
11121 E 56th Ter Raytown, MO	2.0	1.0	1120	$1,295	$1.16	17d	1	0.53mi
5014 Crisp Ave Kansas City, MO	3.0	1.0	832	$1,395	$1.68	46d	1	0.59mi
5035 Overton Ave Kansas City, MO	3.0	2.0	1323	$1,795	$1.36	46d	1	0.61mi
4808 Appleton Ave Kansas City, MO	3.0	1.0	925	$1,395	$1.51	17d	1	0.68mi
4837 Overton Ave Kansas City, MO	3.0	1.5	1344	$1,611	$1.20	23d	1	0.80mi
5943 Raytown Rd Unit F Raytown, MO	2.0	1.0	750	$1,150	$1.53	46d	1	0.83mi
10309 E 61st St Raytown, MO	1.0–2.0	1.0	695	$1,100	$1.58	4d	2	0.95mi
9805 E 61st St Raytown, MO	1.0–2.0	1.0	758	$924	$1.22	5d	39	1.05mi
10318 E 63rd St Raytown, MO	1.0–2.0	1.0–1.5	785	$1,200	$1.53	26d	2	1.06mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	5d	1	1.19mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	4d	1	1.19mi
10415 E 43rd St Kansas City, MO	1.0–2.0	1.0–2.0	784	$1,094	$1.40	0d	11	1.24mi
5106 S Grand Ave Independence, MO	3.0	1.0	1218	$1,586	$1.30	10d	1	1.36mi
8855 E 59th St Raytown, MO	3.0	1.5	864	$1,396	$1.62	46d	1	1.41mi
8648 E 52nd Ter Kansas City, MO	3.0	1.5	1224	$1,395	$1.14	26d	1	1.44mi

Listing history 11 events

1. 2026-05-05
   status Pending 835-char remark

   Show marketing remark (835 chars)

   This charming 3-bedroom, 1.5-bath home offers the perfect blend of comfort, functionality, and everyday convenience, ideally positioned in a desirable neighborhood with easy access to shopping, dining, and major commuter routes. Thoughtfully designed with a flowing layout, this home features inviting living spaces that feel both open and connected, making it ideal for relaxing or entertaining. The attached garage adds practicality, while the well-sized lot provides space to enjoy the outdoors, whether it’s hosting, unwinding, or simply taking advantage of the surrounding community. With its manageable footprint, smart layout, and proximity to local amenities, this home presents an incredible opportunity for first-time buyers, those looking to downsize, or anyone seeking a low-maintenance lifestyle in a great location.

2. 2026-04-15
   listed $175,000 Active 835-char remark

   Show marketing remark (835 chars)

   This charming 3-bedroom, 1.5-bath home offers the perfect blend of comfort, functionality, and everyday convenience, ideally positioned in a desirable neighborhood with easy access to shopping, dining, and major commuter routes. Thoughtfully designed with a flowing layout, this home features inviting living spaces that feel both open and connected, making it ideal for relaxing or entertaining. The attached garage adds practicality, while the well-sized lot provides space to enjoy the outdoors, whether it’s hosting, unwinding, or simply taking advantage of the surrounding community. With its manageable footprint, smart layout, and proximity to local amenities, this home presents an incredible opportunity for first-time buyers, those looking to downsize, or anyone seeking a low-maintenance lifestyle in a great location.

3. 2026-04-15
   historical $175,000 835-char remark

   Show marketing remark (835 chars)

   This charming 3-bedroom, 1.5-bath home offers the perfect blend of comfort, functionality, and everyday convenience, ideally positioned in a desirable neighborhood with easy access to shopping, dining, and major commuter routes. Thoughtfully designed with a flowing layout, this home features inviting living spaces that feel both open and connected, making it ideal for relaxing or entertaining. The attached garage adds practicality, while the well-sized lot provides space to enjoy the outdoors, whether it’s hosting, unwinding, or simply taking advantage of the surrounding community. With its manageable footprint, smart layout, and proximity to local amenities, this home presents an incredible opportunity for first-time buyers, those looking to downsize, or anyone seeking a low-maintenance lifestyle in a great location.

4. 2018-10-24
   soldstatus
5. 2018-10-03
   soldstatus Sold 500-char remark

   Show marketing remark (500 chars)

   Ranch in Raytown, MOVE-IN READY * NEW Flooring Throughout-carpet & laminate * Interior All Just Painted * Low Maintenance Exterior w/ Metal Siding and Stone Veneer * NEW KITCHEN APPLIANCES - range, hood & dishwasher * NEWER Roof (2 yr) and HVAC (3 yr) * Master Bedroom has its own 1/2 Bath * Basement is Clean & Painted for storage or finish as you like * RAYTOWN SCHOOLS / EASY HIGHWAY ACCESS / <2 MILES TO ROYALS & CHIEFS GAMES * 15 Minutes to Downtown or Cerner Campus *

6. 2018-09-05
   status Pending 500-char remark

   Show marketing remark (500 chars)

   Ranch in Raytown, MOVE-IN READY * NEW Flooring Throughout-carpet & laminate * Interior All Just Painted * Low Maintenance Exterior w/ Metal Siding and Stone Veneer * NEW KITCHEN APPLIANCES - range, hood & dishwasher * NEWER Roof (2 yr) and HVAC (3 yr) * Master Bedroom has its own 1/2 Bath * Basement is Clean & Painted for storage or finish as you like * RAYTOWN SCHOOLS / EASY HIGHWAY ACCESS / <2 MILES TO ROYALS & CHIEFS GAMES * 15 Minutes to Downtown or Cerner Campus *

7. 2018-08-31
   listed $99,000 Active 500-char remark

   Show marketing remark (500 chars)

   Ranch in Raytown, MOVE-IN READY * NEW Flooring Throughout-carpet & laminate * Interior All Just Painted * Low Maintenance Exterior w/ Metal Siding and Stone Veneer * NEW KITCHEN APPLIANCES - range, hood & dishwasher * NEWER Roof (2 yr) and HVAC (3 yr) * Master Bedroom has its own 1/2 Bath * Basement is Clean & Painted for storage or finish as you like * RAYTOWN SCHOOLS / EASY HIGHWAY ACCESS / <2 MILES TO ROYALS & CHIEFS GAMES * 15 Minutes to Downtown or Cerner Campus *

8. 2013-04-15
   soldstatus
9. 2013-03-10
   listed $23,760
10. 2004-01-05
    soldstatus
11. 1996-09-26
    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: $1,255 · $105/mo
• Projected year-2 tax: $1,698 · $141/mo
• Expected delta: +$443/yr (+$37/mo · 35.3%)

ⓘ 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: $17,564
• − Mortgage interest: −$9,803
• − Property taxes: −$1,255
• − Insurance: −$875
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$5,091
• Taxable loss: −$2,270
• Est. tax savings @ 24.0%: +$545
• After-tax cash flow: $1,278/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

+636.5% since first listed

11 events — show timeline

• 2026-05-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-15 Listed $175,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-15 Coming Soon $175,000 Heartland MLS as Distributed by MLS Grid
• 2018-10-24 Sold (Public Records) — Public Records
• 2018-10-03 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-09-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2018-08-31 Listed $99,000 Heartland MLS as Distributed by MLS Grid
• 2013-04-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2013-03-10 Listed $23,760 Heartland MLS as Distributed by MLS Grid
• 2004-01-05 Sold (Public Records) — Public Records
• 1996-09-26 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,255 · -1.0% YoY. Source: county tax records.