13917 Falkirk Cir · Grandview, MO 64030

$189,000

3 bd · 2.5 ba · 1,330 sqft · Townhouse public records · 31 Days on market

Built 1975 2,180 sqft lot Est $149k · 27% over $225/mo HOA · 13% of rent

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Why this score? — see what drove the F 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 +13.1/30.0
• 1% rule +4.4/10.0
• Rent growth +4.0/5.0
• DSCR +3.9/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cash only! This town home is located in the heart of Grandview Missouri in the Grandview school district and close to shopping at Truman Corners. The View Community center is located only minutes away. This townhome will make a great rental property. The townhome is need of some upgrades. Townhome has vaulted ceilings, hardwood floors, carpet in bedrooms only. Skylight in living and dining area. All on one level. All grounds and snow will be handled by HOA. Town home is visible from street however owner has ample parking with a two-car garage and extra parking in a private the cul-de-sac.

Key facts

• $225 HOA
• 2 garage spots
• Built 1975

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $189k.

Deal economics

• At list price, monthly cash flow is $-7 ($-88/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (6.1% below list).
• Recommended offer: $177k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 5.0% in Grandview — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Meadowmere Elem. (math 32% / reading 37%, grade F, #676 of 1,115 statewide, top 66%, 349 students, 66% FRL); Grandview Sr. High (math 15% / reading 41%, grade F, #414 of 521 statewide, top 80%, 1,122 students, 62% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents rising fast (+6.1%/yr); 116 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 40% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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.
• Current owner paid $161k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $177,378 (6.1% 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 31 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.94% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $148,960
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13908 Dundee Cir	0.09mi	3/2.0	1,392 (+5%)	0mo	$150,000	$108	86
14045 Dornoch St	0.16mi	3/2.0	1,384 (+4%)	4mo	$125,000	$90	80
14006 Dunoon St	0.19mi	3/2.5	1,380 (+4%)	7mo	$110,000	$80	79
13910 Dundee Cir	0.09mi	3/2.0	1,392 (+5%)	9mo	$170,000	$122	79
13923 Falkirk Cir	0.01mi	3/2.5	1,171 (-12%)	12mo	$140,000	$120	70
14033 Dornoch St	0.18mi	3/2.0	1,484 (+12%)	8mo	$179,900	$121	64
14100 Merrywood Ln	0.27mi	2/1.0 (-1)	1,232 (-7%)	2mo	$122,500	$99	62
14130 Merrywood Cir	0.31mi	3/1.5	1,296 (-3%)	23mo	$175,000	$135	59
14128 Merrywood Cir	0.31mi	3/1.5	1,296 (-3%)	23mo	$145,000	$112	59
14017 Ballantrae Dr	0.13mi	3/1.5	1,208 (-9%)	23mo	$120,000	$99	55

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 · 6.1% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.52×
• Total profit: $-25,301
• Equity at exit: $28,181

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $2,676
• Equity at exit: $16,341

Cash invested: $52,920 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,774 high
• Mortgage (P&I): −$991
• Tax from tax record: −$114 /mo · $1,365/yr
• Insurance: −$79
• HOA: −$225
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-7

Break-even live

Break-even rent $1,783

Max offer price $187,699

Occupancy floor 95%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	0.24mi
6501 E 137th St Grandview, MO	4.0	3.0	1469	$2,135	$1.45	44d	1	0.34mi
13629 Applewood Dr Grandview, MO	3.0	1.5	998	$1,549	$1.55	17d	1	0.35mi
14411 Craig Ave Grandview, MO	3.0	2.5	1284	$1,891	$1.47	23d	1	0.64mi
13915 Grandboro Ln Grandview, MO	4.0	2.5	1515	$1,895	$1.25	1d	1	0.72mi
13915 Grandboro Ln Grandview, MO	4.0	2.5	1515	$1,895	$1.25	2d	1	0.72mi
6003 E 133rd St Grandview, MO	4.0	2.5	1560	$1,990	$1.28	12d	1	0.84mi
6505 Yorkshire Ct Grandview, MO	3.0	2.0	1697	$2,090	$1.23	4d	1	0.96mi
14700 Pine View Dr Grandview, MO	3.0	1.5	1168	$1,900	$1.63	44d	1	0.96mi
13206 15th St Grandview, MO	3.0	2.0	1204	$1,735	$1.44	21d	1	1.00mi
6311 E 148th Ter Grandview, MO	3.0	1.0	924	$1,400	$1.52	23d	1	1.01mi
4519 E 139th St Grandview, MO	2.0	1.5	1026	$1,295	$1.26	21d	1	1.05mi
14719 Bellaire Ave Grandview, MO	4.0	2.0	1440	$1,750	$1.22	44d	1	1.06mi
6410 E 149th Ter Grandview, MO	3.0	1.0	960	$1,395	$1.45	44d	1	1.09mi
13718 Cypress Ave Grandview, MO	3.0	1.0	1050	$1,445	$1.38	7d	1	1.15mi
7502 E 132nd Ter Grandview, MO	3.0	2.0	1754	$2,135	$1.22	23d	1	1.17mi
6302 E 149th Ter Grandview, MO	3.0	1.0	1032	$1,445	$1.40	23d	1	1.19mi
6205 E 149th St Grandview, MO	4.0	1.0	1200	$1,495	$1.25	21d	1	1.20mi
6108 E 149th St Grandview, MO	4.0	1.5	1200	$1,465	$1.22	44d	1	1.20mi
13144 Ashland Ave Grandview, MO	3.0	2.0	1056	$1,706	$1.62	44d	1	1.48mi

HOA detail

• Monthly dues: $225 · $2,700/yr
• Likely covers: landscaping

Listing history 13 events

1. 2026-04-27
   status Pending
2. 2026-03-28
   listed $189,000 Active
3. 2026-03-27
   historical $189,000
4. 2024-09-03
   soldstatus
5. 2024-08-30
   soldstatus Closed 595-char remark

   Show marketing remark (595 chars)

   Cash only! This town home is located in the heart of Grandview Missouri in the Grandview school district and close to shopping at Truman Corners. The View Community center is located only minutes away. This townhome will make a great rental property. The townhome is need of some upgrades. Townhome has vaulted ceilings, hardwood floors, carpet in bedrooms only. Skylight in living and dining area. All on one level. All grounds and snow will be handled by HOA. Town home is visible from street however owner has ample parking with a two-car garage and extra parking in a private the cul-de-sac.

6. 2024-08-20
   status Pending 595-char remark

   Show marketing remark (595 chars)

   Cash only! This town home is located in the heart of Grandview Missouri in the Grandview school district and close to shopping at Truman Corners. The View Community center is located only minutes away. This townhome will make a great rental property. The townhome is need of some upgrades. Townhome has vaulted ceilings, hardwood floors, carpet in bedrooms only. Skylight in living and dining area. All on one level. All grounds and snow will be handled by HOA. Town home is visible from street however owner has ample parking with a two-car garage and extra parking in a private the cul-de-sac.

7. 2024-08-18
   listed $89,500 Active 595-char remark

   Show marketing remark (595 chars)

   Cash only! This town home is located in the heart of Grandview Missouri in the Grandview school district and close to shopping at Truman Corners. The View Community center is located only minutes away. This townhome will make a great rental property. The townhome is need of some upgrades. Townhome has vaulted ceilings, hardwood floors, carpet in bedrooms only. Skylight in living and dining area. All on one level. All grounds and snow will be handled by HOA. Town home is visible from street however owner has ample parking with a two-car garage and extra parking in a private the cul-de-sac.

8. 2010-07-08
   soldstatus $161,334
9. 2008-07-30
   soldstatus
10. 2008-07-29
    soldstatus
11. 2008-04-04
    listed $59,500
12. 2007-09-28
    listed $69,750
13. 1987-03-26
    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: $1,365 · $114/mo
• Projected year-2 tax: $1,833 · $153/mo
• Expected delta: +$468/yr (+$39/mo · 34.3%)

ⓘ 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 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: $21,285
• − Mortgage interest: −$10,587
• − Property taxes: −$1,365
• − Insurance: −$945
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − HOA: −$2,700
• − Depreciation: −$5,498
• Taxable loss: −$3,216
• Est. tax savings @ 24.0%: +$772
• After-tax cash flow: $683/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

+171.0% since first listed

13 events — show timeline

• 2026-04-27 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-28 Listed $189,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-27 Coming Soon $189,000 Heartland MLS as Distributed by MLS Grid
• 2024-09-03 Sold (Public Records) — Public Records
• 2024-08-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-08-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-08-18 Listed $89,500 Heartland MLS as Distributed by MLS Grid
• 2010-07-08 Sold (Public Records) $161,334 Public Records
• 2008-07-30 Sold (Public Records) — Public Records
• 2008-07-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-04-04 Listed $59,500 Heartland MLS as Distributed by MLS Grid
• 2007-09-28 Listed $69,750 Heartland MLS as Distributed by MLS Grid
• 1987-03-26 Sold (Public Records) — Public Records

Property tax history

+10.3%/yr

Latest (2025): $1,365 · -16.1% YoY. Source: county tax records.