7806 E 86th St · Raytown, MO 64138

$127,500

2 bd · 1.0 ba · 600 sqft · SingleFamily public records · 58 Days on market

Built 1951 7,257 sqft lot $212/sqft · 9% below area Est $140k · 9% 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 +17.7/30.0
• ARV discount +11.5/15.0
• DSCR +5.5/10.0
• 1% rule +3.9/10.0
• 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

One of five investor owned rentals (7800, 7802, 7804 & 7806). Willing to deal if all five are purchased together! Currently rented at $550 per month. Occupied by long term tenant. Featuring: New Roof, Hardwoods, Newer Hot Water Heater (w/ in 2 years), new Wall Furnaces, Ceiling Fans, Stove and Fridge in each unit, new exterior paint, Bus Stop walking distance, one car garage, w/ d hookups.

Key facts

• 7,257 sq ft lot
• Garage
• Built 1951

Property features AI

Finance

• Other: Located inside city limits

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; Ranch floor plan; Attached property
• Construction: Frame construction; Composition roof; Estimated age: 51-75 years
• Exterior features: City lot

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: 2 bedrooms on the main level (one approx. 12' x 12', the other approx. 10' x 10')
• Flooring: Luxury vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window air conditioning unit(s)
• Interior features: Eat-in kitchen; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/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 $114k (11.0% below list).
• Recommended offer: $114k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $882 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 58 days — a 3% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,522 (11.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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: 0.89% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.46%
• DSCR: 1.15
• GRM: 9.4

CMA / ARV

• ARV (median comp): $139,883
• List price: $127,500
• Delta: -8.85%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8404 Greenwood Rd	0.25mi	2/1.0	672 (+12%)	1mo	$129,000	$192	68

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-14,067
• Equity at exit: $19,011

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-3,635
• Equity at exit: $11,024

Cash invested: $35,700 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,135 medium
• Mortgage (P&I): −$669
• Tax from tax record: −$72 /mo · $867/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $103

Break-even live

Break-even rent $1,005

Max offer price $127,500

Occupancy floor 86%

Sensitivity live

Price	-10% $175	-5% $139	+0% $103	+5% $67	+10% $31
Rent	-10% $13	-5% $58	+0% $103	+5% $148	+10% $193
Rate	-1.0pp $167	-0.5pp $135	base $103	+0.5pp $70	+1.0pp $36

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8000 E 88th Ter Kansas City, MO	1.0	1.0	725	$1,000	$1.38	45d	1	0.25mi
8620 E Utopia Dr Raytown, MO	1.0–3.0	1.0–2.0	854	$1,050	$1.23	3d	10	0.89mi
5600 E 84th Ter Kansas City, MO	3.0	1.0–2.0	878	$1,158	$1.32	45d	1	1.47mi

Listing history 21 events

1. 2026-06-21
   days on market $127,500 Active 58 DOM
2. 2026-06-18
   days on market $127,500 Active 55 DOM
3. 2026-06-17
   days on market $127,500 Active 54 DOM
4. 2026-06-16
   days on market $127,500 Active 53 DOM
5. 2026-06-15
   days on market $127,500 Active 52 DOM
6. 2026-06-13
   days on market $127,500 Active 50 DOM
7. 2026-06-13
   days on market $127,500 Active 49 DOM
8. 2026-06-09
   days on market $127,500 Active 46 DOM
9. 2026-06-08
   days on market $127,500 Active 45 DOM
10. 2026-06-07
    days on market $127,500 Active 44 DOM
11. 2026-06-03
    days on market $127,500 Active 40 DOM
12. 2026-06-02
    days on market $127,500 Active 39 DOM
13. 2026-06-02
    price $127,500 Active 38 DOM
14. 2026-06-01
    days on market $135,000 Active 38 DOM
15. 2026-05-31
    days on market $135,000 Active 37 DOM
16. 2026-04-25
    listed $135,000 Active 802-char remark
17. 2026-04-25
    historical $135,000 802-char remark
18. 2015-11-17
    soldstatus 398-char remark

    Show marketing remark (398 chars)

    One of five investor owned rentals (7800, 7802, 7804 & 7806). Willing to deal if all five are purchased together! Currently rented at $550 per month. Occupied by long term tenant. Featuring: New Roof, Hardwoods, Newer Hot Water Heater (w/ in 2 years), new Wall Furnaces, Ceiling Fans, Stove and Fridge in each unit, new exterior paint, Bus Stop walking distance, one car garage, w/ d hookups.

19. 2014-10-31
    listed $40,000 398-char remark

    Show marketing remark (398 chars)

    One of five investor owned rentals (7800, 7802, 7804 & 7806). Willing to deal if all five are purchased together! Currently rented at $550 per month. Occupied by long term tenant. Featuring: New Roof, Hardwoods, Newer Hot Water Heater (w/ in 2 years), new Wall Furnaces, Ceiling Fans, Stove and Fridge in each unit, new exterior paint, Bus Stop walking distance, one car garage, w/ d hookups.

20. 2009-03-14
    historical

    Show marketing remark (16 chars)

    Rented for $400.

21. 2007-03-13
    listed $60,000

    Show marketing remark (16 chars)

    Rented for $400.

ⓘ 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: $867 · $72/mo
• Projected year-2 tax: $1,237 · $103/mo
• Expected delta: +$370/yr (+$31/mo · 42.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,623
• − Mortgage interest: −$7,142
• − Property taxes: −$867
• − Insurance: −$638
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$3,709
• Taxable loss: −$912
• Est. tax savings @ 24.0%: +$219
• After-tax cash flow: $1,453/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

+112.5% since first listed

7 events — show timeline

• 2026-06-01 Price Changed $127,500 Heartland MLS as Distributed by MLS Grid
• 2026-04-25 Listed $135,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-25 Coming Soon $135,000 Heartland MLS as Distributed by MLS Grid
• 2015-11-17 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2014-10-31 Listed $40,000 Heartland MLS as Distributed by MLS Grid
• 2009-03-14 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2007-03-13 Listed $60,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2025): $867 · +8.1% YoY. Source: county tax records.