11003 E 60th Ter · Raytown, MO 64133

$140,000

3 bd · 1.0 ba · 986 sqft · SingleFamily public records · 31 Days on market

Built 1954 0.36 ac lot Est $168k · 16% under

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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 +15.1/30.0
• ARV discount +14.9/15.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• 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

PRICED FOR QUICK SALE, NEW AIR CONDITIONER, NEW WINDOWS, NEW RANGE, NEW DISHWASHER, HUGE CORNER LOT, FULLY FENCED REAR YARD, VISUAL TOUR</ .

Key facts

• 0.36 acre lot
• Garage
• Built 1954

Property features AI

Finance

• Other: Living area listed as 986; Above-grade finished area from public records; Age approximately 51–75 years

Exterior

• Parking: Attached garage with garage door opener (garage faces front); 1 garage space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Ranch style; One story; First-floor living areas; Not in flood plain
• Construction: Lap siding and wood siding exterior; Composition roof; Full concrete basement with garage entrance
• Exterior features: Patio; Wood fencing; City lot; Corner lot

Interior

• Kitchen: Dishwasher; Free-standing electric oven; Eat-in kitchen
• Bedrooms: 3 bedrooms (all on the first floor)
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heat; Electric cooling
• Interior features: Ceiling fan(s); Formal living room; Main floor bedroom; Main floor primary bedroom; Ranch floor plan
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $46 ($548/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 $128k (8.5% below list).
• Recommended offer: $128k (8.5% 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: Robinson Elem. (math 27% / reading 42%, grade F, #676 of 1,115 statewide, top 66%, 345 students, 60% FRL); Raytown Sr. High (math 7% / reading 29%, grade F, #482 of 521 statewide, top 92%, 1,365 students, 65% FRL).
• Market conditions: Rents rising (+1.3%/yr); 203 active listings in the ZIP; 18 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 $968 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 31 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y 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 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,056 (8.5% below list)

Questions for the listing agent

1. It's been on market 31 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 1954 — 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: 0.91% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $167,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11003 E 60th Ter	0.00mi	3/1.0	986 (0%)	0mo	$140,000	$142	100
10909 E 60th Ter	0.03mi	3/1.0	995 (+1%)	3mo	$164,900	$166	95
6202 Hedges Ave	0.22mi	3/1.0	1,000 (+1%)	9mo	$169,900	$170	80
10816 E 66th Ter	0.68mi	3/1.5	998 (+1%)	2mo	$179,000	$179	63
5819 Ridgeway Ave	0.56mi	3/1.0	1,040 (+6%)	6mo	$164,900	$159	60
11012 E 57th Ter	0.42mi	3/1.0	1,056 (+7%)	11mo	$170,000	$161	60
10908 E 66th St	0.59mi	2/1.0 (-1)	976 (-1%)	9mo	$40,000	$41	58
6208 Willow Ave	0.36mi	3/2.0	1,104 (+12%)	4mo	$231,500	$210	56
10608 E 59th St	0.34mi	3/1.0	1,124 (+14%)	7mo	$170,000	$151	55
6423 Harris Ave	0.51mi	3/2.0	912 (-8%)	7mo	$185,000	$203	54
5801 Blue Ridge Blvd	0.47mi	3/2.0	1,083 (+10%)	9mo	$219,900	$203	50
11108 E 57th St	0.49mi	2/1.0 (-1)	840 (-15%)	0mo	$150,000	$179	47

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: -15.9%
• Equity multiple: 0.44×
• Total profit: $-21,863
• Equity at exit: $20,874

10-year hold

• IRR: -10.7%
• Equity multiple: 0.40×
• Total profit: $-23,568
• Equity at exit: $12,105

Cash invested: $39,200 (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: 203
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,281 high
• Mortgage (P&I): −$734
• Tax from tax record: −$173 /mo · $2,082/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $46

Break-even live

Break-even rent $1,223

Max offer price $140,000

Occupancy floor 91%

Sensitivity live

Price	-10% $125	-5% $85	+0% $46	+5% $6	+10% $-34
Rent	-10% $-55	-5% $-5	+0% $46	+5% $96	+10% $147
Rate	-1.0pp $116	-0.5pp $81	base $46	+0.5pp $9	+1.0pp $-28

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10318 E 63rd St Raytown, MO	1.0–2.0	1.0–1.5	785	$1,200	$1.53	24d	2	0.43mi
10309 E 61st St Raytown, MO	1.0–2.0	1.0	695	$1,100	$1.58	2d	2	0.44mi
11121 E 56th Ter Raytown, MO	2.0	1.0	1120	$1,295	$1.16	15d	1	0.53mi
5943 Raytown Rd Unit F Raytown, MO	2.0	1.0	750	$1,150	$1.53	44d	1	0.63mi
10621 E 56th St Raytown, MO	2.0	1.0	768	$1,340	$1.74	3d	1	0.65mi
9805 E 61st St Raytown, MO	1.0–2.0	1.0	758	$924	$1.22	3d	39	0.77mi
6541 Raytown Rd Raytown, MO	2.0	1.0	705	$975	$1.38	2d	1	0.87mi
6646 Maywood Ave Raytown, MO	2.0	1.0	716	$850	$1.19	44d	1	0.92mi
10115 E 67th St Unit 10111 Raytown, MO	2.0	2.0	872	$1,195	$1.37	20d	1	0.97mi
10113 E 67th St Raytown, MO	2.0	2.0	872	$1,195	$1.37	16d	1	0.97mi
10111 E 67th St Raytown, MO	2.0	2.0	872	$1,195	$1.37	16d	1	0.97mi
9706 E 65th Ter Raytown, MO	3.0	1.0	995	$1,295	$1.30	44d	1	0.98mi
10005 E 53rd St Raytown, MO	3.0	1.0	700	$1,250	$1.79	2d	1	1.16mi
10005 E 53rd St Raytown, MO	3.0	1.0	700	$1,250	$1.79	3d	1	1.16mi
5014 Crisp Ave Kansas City, MO	3.0	1.0	832	$1,395	$1.68	44d	1	1.28mi
9409 E 67th Ter Raytown, MO	2.0	1.0	840	$1,275	$1.52	13d	1	1.28mi
4934 Appleton Ave Kansas City, MO	3.0	2.0	1000	$1,395	$1.40	16d	1	1.29mi
9408 E 68th St Raytown, MO	2.0	1.0	1112	$1,295	$1.16	16d	1	1.31mi

Listing history 17 events

1. 2026-05-11
   status Pending
2. 2026-04-21
   historical Active Under Contract
3. 2026-04-10
   listed $140,000 Active
4. 2026-04-10
   historical $140,000
5. 2025-08-13
   historical
6. 2025-07-17
   price $160,000
7. 2025-07-11
   listed $175,000 Active
8. 2022-04-15
   soldstatus
9. 2005-06-08
   soldstatus
10. 2005-06-03
    soldstatus 143-char remark

    Show marketing remark (143 chars)

    PRICED FOR QUICK SALE, NEW AIR CONDITIONER, NEW WINDOWS, NEW RANGE, NEW DISHWASHER, HUGE CORNER LOT, FULLY FENCED REAR YARD, VISUAL TOUR&lt;/ .

11. 2005-05-06
    listed $95,950 143-char remark

    Show marketing remark (143 chars)

    PRICED FOR QUICK SALE, NEW AIR CONDITIONER, NEW WINDOWS, NEW RANGE, NEW DISHWASHER, HUGE CORNER LOT, FULLY FENCED REAR YARD, VISUAL TOUR&lt;/ .

12. 2000-12-28
    soldstatus
13. 2000-12-27
    soldstatus
14. 2000-11-25
    listed $77,900
15. 1998-08-26
    soldstatus
16. 1998-07-23
    listed $64,900
17. 1985-07-01
    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: $2,082 · $173/mo
• Projected year-2 tax: $2,082 · $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 ≥108°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: $15,367
• − Mortgage interest: −$7,842
• − Property taxes: −$2,082
• − Insurance: −$700
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$4,073
• Taxable loss: −$1,788
• Est. tax savings @ 24.0%: +$429
• After-tax cash flow: $977/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

+115.7% since first listed

17 events — show timeline

• 2026-05-11 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-21 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-04-10 Listed $140,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-10 Coming Soon $140,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-13 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-07-17 Price Changed $160,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-11 Listed $175,000 Heartland MLS as Distributed by MLS Grid
• 2022-04-15 Sold (Public Records) — Public Records
• 2005-06-08 Sold (Public Records) — Public Records
• 2005-06-03 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-05-06 Listed $95,950 Heartland MLS as Distributed by MLS Grid
• 2000-12-28 Sold (Public Records) — Public Records
• 2000-12-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2000-11-25 Listed $77,900 Heartland MLS as Distributed by MLS Grid
• 1998-08-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1998-07-23 Listed $64,900 Heartland MLS as Distributed by MLS Grid
• 1985-07-01 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,082 · -9.8% YoY. Source: county tax records.