709 W South St · Harrisonville, MO 64701

$165,000

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 6 Days on market

Built 1951 10,498 sqft lot Est $201k · 18% 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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• DSCR +4.2/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for first time buyer, downsizing or investment. 2bdrn/1bath ranch on crawl space. Updated bathroom, all appliances stay, flex room that could be 3rd bedroom or office. Fenced backyard. Great location

Key facts

• 0.24 acre lot
• Garage
• Built 1951

Property features AI

Exterior

• Parking: Detached 1-car garage; Garage on site
• Utilities: Public water; Public sewer
• Home design: Single family residence; Ranch floor plan; Residential property
• Construction: Frame construction; Composition roof; Crawl space foundation; Built 51–75 years ago
• Exterior features: Metal fencing

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Eat-in kitchen
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $21 ($250/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 $131k (20.4% below list).
• Recommended offer: $131k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.3% in Harrisonville — 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 66/100 on livability (#231 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Harrisonville R-IX (town): math 32% / reading 46% proficiency, ranked #150 of 324 in MO (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 121 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $131,375 (20.4% below list)

Questions for the listing agent

1. Built in 1951 — 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 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?
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: 0.80% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $200,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1300 Sanders St	0.08mi	2/1.0	1,118 (+6%)	12mo	$209,000	$187	76
606 W South St	0.07mi	3/1.0 (+1)	1,120 (+6%)	7mo	$190,000	$170	76
706 W Clay St	0.23mi	3/1.0 (+1)	1,040 (-2%)	13mo	$207,000	$199	71
1105 Green St	0.22mi	3/1.5 (+1)	1,130 (+7%)	2mo	$190,000	$168	69
801 S Main St	0.37mi	3/1.0 (+1)	1,044 (-1%)	9mo	$189,900	$182	68
403 Ann Ave	0.44mi	3/2.0 (+1)	1,046 (-1%)	9mo	$265,000	$253	61
402 W Mechanic St	0.50mi	3/2.0 (+1)	1,050 (-1%)	9mo	$200,000	$190	60
609 W Mechanic St	0.44mi	2/2.0	1,176 (+11%)	6mo	$200,000	$170	51
700 Green St	0.37mi	3/1.0 (+1)	964 (-9%)	14mo	$165,000	$171	51
1601 S Independence St	0.36mi	3/2.0 (+1)	1,200 (+14%)	2mo	$234,000	$195	50
1603 S King Ave	0.72mi	3/2.5 (+1)	1,086 (+3%)	11mo	$225,000	$207	41
2205 Jil St	0.63mi	3/1.0 (+1)	912 (-14%)	8mo	$225,000	$247	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-25,468
• Equity at exit: $24,602

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-20,699
• Equity at exit: $14,266

Cash invested: $46,200 (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 64701

• Active inventory: 121
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,314 high
• Mortgage (P&I): −$865
• Tax from tax record: −$83 /mo · $996/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $21

Break-even live

Break-even rent $1,287

Max offer price $165,000

Occupancy floor 93%

Sensitivity live

Price	-10% $114	-5% $67	+0% $21	+5% $-26	+10% $-73
Rent	-10% $-83	-5% $-31	+0% $21	+5% $73	+10% $125
Rate	-1.0pp $104	-0.5pp $63	base $21	+0.5pp $-22	+1.0pp $-65

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1109 Garden Way Unit 1111 Harrisonville, MO	2.0	2.5	1350	$1,285	$0.95	8d	1	0.27mi
1111 Garden Way Harrisonville, MO	2.0	2.5	1350	$1,318	$0.98	8d	1	0.27mi
900 S Lexington St Unit B Harrisonville, MO	2.0	1.0	860	$1,250	$1.45	17d	1	0.40mi
701 Linwood Dr Harrisonville, MO	2.0	1.5	915	$1,275	$1.39	2d	1	0.59mi
2201 Mission Rd Unit 33 Harrisonville, MO	2.0	1.0	800	$1,050	$1.31	45d	1	1.26mi
2201 Twin Oaks Dr Apt 1 Harrisonville, MO	3.0	1.5	1100	$1,300	$1.18	2d	1	1.27mi
1001 Twin Oaks Ter Unit 47 Harrisonville, MO	2.0	1.0	800	$1,050	$1.31	44d	1	1.30mi
1001 Twin Oaks Ter Unit 52 Harrisonville, MO	3.0	2.0	1100	$1,400	$1.27	2d	1	1.30mi
902 Mission Rd Harrisonville, MO	3.0	2.0	1300	$1,495	$1.15	2d	1	1.33mi
900 Mission Rd Harrisonville, MO	3.0	2.0	1300	$1,575	$1.21	8d	1	1.33mi
2002 Ann Ave Harrisonville, MO	3.0	2.0	1066	$1,649	$1.55	17d	1	1.34mi

Listing history 5 events

1. 2026-06-21
   days on market $165,000 Coming Soon 6 DOM
2. 2026-06-18
   days on market $165,000 Coming Soon 3 DOM
3. 2026-06-17
   days on market $165,000 Coming Soon 2 DOM
4. 2026-06-15
   remarks 217-char remark
5. 2026-06-15
   listed $165,000 Coming Soon 1 DOM

ⓘ 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: $996 · $83/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$604/yr (+$50/mo · 60.6%)

ⓘ 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 ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,765
• − Mortgage interest: −$9,243
• − Property taxes: −$996
• − Insurance: −$825
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$4,800
• Taxable loss: −$2,621
• Est. tax savings @ 24.0%: +$629
• After-tax cash flow: $879/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: Harrisonville R-IX
• NCES district ID: 2913760
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $49,997
• Composite: 33.61/100
• National rank: #5409
• State rank: #150 of 324 in MO

Livability — Harrisonville

• Score: 66/100
• State rank: #231
• US rank: #11262

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrisonville, MO
• Population (ZIP): 14,462

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Serbian 3% Lithuanian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -118.32%
• Current HPI: 204.7926
• Rent YoY: —
• Metro: —
• 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

2 events — show timeline

• 2026-06-15 Coming Soon $165,000 Heartland MLS as Distributed by MLS Grid
• 2007-12-18 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $996 · +13.5% YoY. Source: county tax records.