12217 H Hwy · Prathersville, MO 64024

$100,000

2 bd · 1.0 ba · 972 sqft · SingleFamily public records · 6 Days on market

Built 1900 6,098 sqft lot

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Why this score? — see what drove the B- 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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute, quiet, small town home. Covered front porch, covered patio getaway in back. Classic interior features big living room/dining room area. Paint just freshened up and wood floors just refinished. Updated bath & kitchen. Good sized master with huge walk in closet. NEW/ NEWER: roof, paint in/out, electrical service/panel, lights, fan, switches, outlets, vanity, faucets, counters, flooring, newer vinyl windows & newer furnace.

Key facts

• Thermal windows
• Water heater
• Updated furnace

Tags

• UPDATED ELECTRICAL PANEL
• UPDATED FURNACE
• THERMAL WINDOWS
• CENTRAL AIR UNIT
• WATER HEATER
• LVP FLOORING

Property features AI

Finance

• Other: Approximately 972 above-grade living area (public records); Lot dimensions about 50 x 110 (public records); Lot size about 6,098 square feet; Home age listed as 101+ years; Seller provides a home warranty (Old Republic) with $100 deductible (cost $535)
• HOA & community: No association fees

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Septic tank sewer
• Home design: Single family residence; 1.5-story home; Residential property
• Construction: Frame construction; Composition roof
• Exterior features: Covered patio; Level lot; Metal and wood fencing

Interior

• Kitchen: Gas range; Free-standing electric oven; Refrigerator; Exhaust fan
• Bedrooms: 3 bedrooms total; Primary bedroom on second level with walk-in closet and wood flooring; Bedroom 2 on first level with wood flooring; Bedroom 3 on first level with vinyl flooring
• Flooring: Wood flooring in several rooms; Vinyl flooring in kitchen, bathroom, and one bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling (central AC)
• Interior features: Ceiling fans; Walk-in closet(s); Formal dining area; Crawl space basement
• Laundry & utility: Laundry on main level, located off the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 62/100 on livability (#383 in MO) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment B+; Watch: schools D-, amenities F, commute F.
• Excelsior Springs 40 (town): math 27% / reading 40% proficiency, ranked #225 of 324 in MO (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 122 active listings in the ZIP; solid renter incomes; 341 units permitted in Clay County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Clay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 26y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1900 — 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 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?
4. 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.
5. 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.
6. 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: 1.26% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.56%
• DSCR: 1.69
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $242,028
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11905 H Hwy	0.50mi	3/1.0 (+1)	864 (-11%)	19mo	$215,000	$249	37

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: 6.3%
• Equity multiple: 1.25×
• Total profit: $6,907
• Equity at exit: $14,910

10-year hold

• IRR: 15.7%
• Equity multiple: 2.28×
• Total profit: $35,725
• Equity at exit: $8,646

Cash invested: $28,000 (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 64024

• Home prices YoY: -15.3%
• Active inventory: 122
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$66 /mo · $788/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $363

Break-even live

Break-even rent $800

Max offer price $100,000

Occupancy floor 66%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-15
   status $100,000 Pending 6 DOM
2. 2026-06-13
   days on market $100,000 Active 6 DOM
3. 2026-06-13
   pricestatus $100,000 Active 5 DOM
4. 2026-06-07
   status $125,000 Pending 5 DOM
5. 2026-06-03
   days on market $125,000 Active 5 DOM
6. 2026-06-02
   days on market $125,000 Active 4 DOM
7. 2026-06-01
   days on market $125,000 Active 3 DOM
8. 2026-05-31
   days on market $125,000 Active 2 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: $788 · $66/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$182/yr (+$15/mo · 23.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,112
• − Mortgage interest: −$5,602
• − Property taxes: −$788
• − Insurance: −$500
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$2,909
• Taxable income: $2,896
• Est. tax owed @ 24.0%: −$695
• After-tax cash flow: $3,663/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: Excelsior Springs 40
• NCES district ID: 2911650
• Math proficiency: 27% ▼ -6.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $52,747
• Composite: 29.32/100
• National rank: #6548
• State rank: #225 of 324 in MO

Livability — Prathersville

• Score: 62/100
• State rank: #383
• US rank: #16794

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prathersville, MO
• County: Clay County · 220,651 people
• City population: 15,574
• Metro: Kansas City, MO-KS
• Population (ZIP): 15,574
• Household income: $77,895
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 329.0

Population outlook (Clay County) Hauer SSP2

• Today (2025): 266,022 people
• By 2030: 280,057 · +5.3%
• By 2040: 306,153 · +15.1%
• By 2050: 328,630 · +23.5%
• By 2075: 375,182 · +41.0%
• By 2100: 392,861 · +47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 6% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Italian 2% Serbian 2% Portuguese 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Clay

• 2024 margin: Lean R (+5.6) · D 46.4% · R 52.0% · Other 1.6%
• 2008→2024 swing: -4.9pp toward R · 2008: -0.7pp · 2024: -5.6pp
• All cycles: 2024: R+5.6 2020: R+4.1 2016: R+11.1 2012: R+8.4 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.83%
• Current HPI: 302.9184
• Rent YoY: —
• 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

+108.7% since first listed

12 events — show timeline

• 2026-05-29 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 2016-12-29 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2016-12-07 Price Changed $60,000 Heartland MLS as Distributed by MLS Grid
• 2016-11-29 Price Changed $61,900 Heartland MLS as Distributed by MLS Grid
• 2016-11-21 Listed $65,000 Heartland MLS as Distributed by MLS Grid
• 2015-01-06 Listed $65,000 Heartland MLS as Distributed by MLS Grid
• 2014-11-07 Listed $41,900 Heartland MLS as Distributed by MLS Grid
• 2005-11-09 Sold (Public Records) — Public Records
• 2005-11-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-08-25 Listed $54,900 Heartland MLS as Distributed by MLS Grid
• 2000-04-12 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2000-02-25 Listed $59,900 Heartland MLS as Distributed by MLS Grid

Property tax history

-0.5%/yr

Latest (2025): $788 · +3.9% YoY. Source: county tax records.