1009 Balboa Trl · Raymore, MO 64083

$282,463

3 bd · 2.5 ba · 1,493 sqft · SingleFamily · 104 Days on market

Built 2026 6,175 sqft lot $189/sqft · 9% below area Est $311k · 9% under $46/mo HOA · 2% of rent

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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).

• ARV discount +11.6/15.0
• Cash flow +7.9/30.0
• Schools +4.0/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Coming Fall of 2026, Bluebell Model Home in Sendera! Carefully designed to maximize space, The Bluebell offers features today's buyers want, with efficient use of space, practical storage, and a functional layout that makes it comfortable and affordable. The main level features an open-concept great room and kitchen that creates the perfect space for gathering, entertaining, and everyday moments. A spacious island, abundant natural light, and easy access to the patio make the heart of the home feel welcoming and connected. Upstairs, the private primary suite offers a relaxing retreat with a spacious bedroom, en-suite bath, and walk-in closet. Two additional bedrooms, a full bath, and a conveniently located laundry room provide comfortable space for family, guests, or a home office. Like what you see? Set an appointment today to learn more about the design options, finishings, and pricing!

Key facts

• Clubhouse
• Quartz island
• Pool

Tags

• QUARTZ ISLAND
• WALK-IN PANTRY
• MASSIVE WALK-IN CLOSET
• CLUBHOUSE
• POOL
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $282k.

Deal economics

• At list price, monthly cash flow is $-303 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (24.0% below list).
• Recommended offer: $215k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.2% in Raymore — 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 71/100 on livability (#111 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Raymore-Peculiar R-II (suburban): math 37% / reading 51% proficiency, ranked #70 of 324 in MO (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.6%/yr); 352 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 588 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Cass County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $214,567 (24.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.60%
• DSCR: 0.80
• GRM: 11.0

CMA / ARV

• ARV (median comp): $310,814
• List price: $282,463
• Delta: -9.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
819 Cypress Ct	0.73mi	3/2.0	1,460 (-2%)	8mo	$299,950	$205	54
1012 Bristol Dr	0.72mi	3/2.0	1,588 (+6%)	11mo	$300,000	$189	44
1121 Bristol Dr	0.74mi	3/2.0	1,518 (+2%)	20mo	$310,000	$204	44
1102 Bristol Dr	0.74mi	3/2.0	1,712 (+15%)	0mo	$324,000	$189	39

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 · 4.56% rent growth · sell at horizon

5-year hold

• IRR: -22.3%
• Equity multiple: 0.22×
• Total profit: $-61,586
• Equity at exit: $42,116

10-year hold

• IRR: -12.8%
• Equity multiple: 0.19×
• Total profit: $-63,738
• Equity at exit: $24,422

Cash invested: $79,090 (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 64083

• Rents YoY: 4.6%
• Active inventory: 352
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,146 high
• Mortgage (P&I): −$1,481
• Tax est. 1.5%: −$353 /mo · $4,237/yr
• Insurance: −$118
• HOA: −$46
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-303

Break-even live

Break-even rent $2,529

Max offer price $238,625

Occupancy floor —

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: $70,616
• Closing costs: $8,474
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
724 Bristol Dr Raymore, MO	3.0	2.0	1718	$2,026	$1.18	14d	1	0.75mi
728 Corrington Dr Raymore, MO	3.0	2.5	1656	$2,056	$1.24	23d	1	0.91mi
960 Cedarcrest Dr Raymore, MO	2.0–3.0	2.0–2.5	1305	$2,035	$1.56	1d	11	0.97mi
404 Meadow Ln Raymore, MO	3.0	2.0	1584	$1,905	$1.20	21d	1	1.39mi
200 Toucan St Raymore, MO	3.0	2.0	1300	$2,100	$1.62	17d	1	1.43mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 15 events

1. 2026-06-18
   days on market $282,463 Active 104 DOM
2. 2026-06-17
   days on market $282,463 Active 103 DOM
3. 2026-06-16
   days on market $282,463 Active 102 DOM
4. 2026-06-15
   days on market $282,463 Active 101 DOM
5. 2026-06-13
   days on market $282,463 Active 99 DOM
6. 2026-06-13
   days on market $282,463 Active 98 DOM
7. 2026-06-09
   days on market $282,463 Active 95 DOM
8. 2026-06-08
   days on market $282,463 Active 94 DOM
9. 2026-06-07
   days on market $282,463 Active 93 DOM
10. 2026-06-03
    days on market $282,463 Active 89 DOM
11. 2026-06-02
    days on market $282,463 Active 88 DOM
12. 2026-06-01
    days on market $282,463 Active 87 DOM
13. 2026-05-31
    days on market $282,463 Active 86 DOM
14. 2026-03-13
    listed $282,463 Active 901-char remark

    Show marketing remark (901 chars)

    Coming Fall of 2026, Bluebell Model Home in Sendera! Carefully designed to maximize space, The Bluebell offers features today's buyers want, with efficient use of space, practical storage, and a functional layout that makes it comfortable and affordable. The main level features an open-concept great room and kitchen that creates the perfect space for gathering, entertaining, and everyday moments. A spacious island, abundant natural light, and easy access to the patio make the heart of the home feel welcoming and connected. Upstairs, the private primary suite offers a relaxing retreat with a spacious bedroom, en-suite bath, and walk-in closet. Two additional bedrooms, a full bath, and a conveniently located laundry room provide comfortable space for family, guests, or a home office. Like what you see? Set an appointment today to learn more about the design options, finishings, and pricing!

15. 2026-03-06
    listed $282,463 Active 1666-char remark

    Show marketing remark (1666 chars)

    BRAND NEW MODEL HOME NOT FOR SALE currently in development, scheduled to dig in 30 days and be completed to preview in July/Aug 2026 to become the Welcome Center. We have other homesites available for you to build your next home. Call the listing agent for more details. Come out and see this Brand-New Summit Homes Community called SendERA and models should be completed around this summer. The Bluebell by award winning Summit Homes is a new design on a slab foundation. This 2 Story home has all 3 bedrooms and 2 full baths upstairs. The kitchen has a quartz island that overlooks the dining room and great room with walk-in pantry. Luxury vinal planks, and carpet on the main level, white cabinets and black hardware & plumbing finishes give a fresh open & inviting look. The huge primary bedroom and bathroom have a walk-in shower and a massive walk-in closet. The 2 guest bedrooms share full bath with quartz tops and tub/shower combo. The laundry room is conveniently located in between those rooms. Wow! Welcome to Sendera, a 7-phase project that will bring over 420 new residences to Raymore! Sendera is located East of I-49 and Cass Parkway interchange on Hubach Hill Road in Raymore. This community will offer a wide range of home products, creating a vibrant neighborhood. Residents will enjoy various amenities, including a clubhouse, pool, playground, cascading pond, and walking trails, with easy access to local attractions such as Raymore Recreation Park, schools, shopping, and restaurants. Pricing is LIVE! We are officially taking appointments and lot reservations! Get in touch with our New Home Specialists to set up an appointment!

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

Taxation est. · year 1

• Rental income: $25,748
• − Mortgage interest: −$15,822
• − Property taxes: −$4,237
• − Insurance: −$1,412
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − HOA: −$552
• − Depreciation: −$8,217
• Taxable loss: −$8,612
• Est. tax savings @ 24.0%: +$2,067
• After-tax cash flow: $-1,568/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: Raymore-Peculiar R-II
• NCES district ID: 2923730
• Math proficiency: 37% ▼ -10.00%
• Reading proficiency: 51% ▼ -5.00%
• Median HH income: $71,939
• Composite: 39.86/100
• National rank: #3865
• State rank: #70 of 324 in MO

Livability — Raymore

• Score: 71/100
• State rank: #111
• US rank: #7062

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Raymore, MO
• County: Cass County · 65,358 people
• City population: 26,201
• Metro: Kansas City, MO-KS
• Population (ZIP): 26,201
• Household income: $101,667
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 488.0

Population outlook (Cass County) Hauer SSP2

• Today (2025): 105,292 people
• By 2030: 106,109 · +0.8%
• By 2040: 105,786 · +0.5%
• By 2050: 102,062 · -3.1%
• By 2075: 88,569 · -15.9%
• By 2100: 68,293 · -35.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 10% Black 9% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 4% Italian 3% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+32.1) · D 33.3% · R 65.4% · Other 1.3%
• 2008→2024 swing: -12.5pp toward R · 2008: -19.6pp · 2024: -32.1pp
• All cycles: 2024: R+32.1 2020: R+31.6 2016: R+35.9 2012: R+28.4 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -211.98%
• Current HPI: 181.1129
• Rent YoY: ▲ 4.56%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-13 Listed $282,463 Zillow
• 2026-03-06 Listed $282,463 Heartland MLS as Distributed by MLS Grid