8630 Lane Ave · Raytown, MO 64138

$410,000

8 bd · 4.0 ba · 3,280 sqft · MultiFamily public records · 76 Days on market

Built 1980 9,717 sqft lot Est $323k · 27% over ↓ 2% since listing

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Why this score? — see what drove the C 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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +7.2/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Don't miss this 1980s-built fourplex featuring four identical 2 Bed/1 Bath units, each with in-unit laundry. The property is sub-metered for gas and electric (water is master-metered) and offers convenient on-site surface parking. Priced attractively per door for being 1980s construction, the investment is currently supported by market rents of $1,000 per month with existing finishes. Significant upside exists through higher-end upgrades. This is a clean, income-producing multifamily asset with strong tenant appeal and excellent growth potential. * This fourplex is also offered as a package with 8626 Lane Avenue MLS #2598443

Key facts

• In unit laundry
• Strong tenant appeal
• 9,717 sq ft lot

Tags

• IN UNIT LAUNDRY
• ON SITE SURFACE PARKING
• STRONG TENANT APPEAL
• EXCELLENT GROWTH POTENTIAL

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $410k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $318/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $410k).
• Recommended offer: $385k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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); 138 active listings in the ZIP; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $5,015/mo this rent would consume 103% of the median local household income ($59k/yr) (locally 810% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $115k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($385k) is reasonable based on typical stale-listing flexibility.

Recommended offer $385,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.30%
• DSCR: 1.59
• GRM: 6.8

CMA / ARV

• ARV (median comp): $322,876
• List price: $410,000
• Delta: 26.98%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.07% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.13×
• Total profit: $14,922
• Equity at exit: $61,132

10-year hold

• IRR: 13.0%
• Equity multiple: 2.03×
• Total profit: $118,721
• Equity at exit: $35,449

Cash invested: $114,800 (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: 138
• Price-to-rent: 27.3×

Monthly cashflow live

• Estimated rent: $5,015 high
• Mortgage (P&I): −$2,150
• Tax from tax record: −$369 /mo · $4,426/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,053
• Net cashflow: $1,272

Break-even live

Break-even rent $3,405

Max offer price $410,000

Occupancy floor 70%

Sensitivity live

Price	-10% $1,504	-5% $1,388	+0% $1,272	+5% $1,156	+10% $1,040
Rent	-10% $876	-5% $1,074	+0% $1,272	+5% $1,470	+10% $1,668
Rate	-1.0pp $1,479	-0.5pp $1,376	base $1,272	+0.5pp $1,166	+1.0pp $1,058

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,016
Total (4 units)			$5,015

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: $102,500
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $410,000 Active 76 DOM
2. 2026-06-17
   days on market $410,000 Active 75 DOM
3. 2026-06-16
   days on market $410,000 Active 74 DOM
4. 2026-06-15
   days on market $410,000 Active 73 DOM
5. 2026-06-13
   days on market $410,000 Active 71 DOM
6. 2026-06-13
   days on market $410,000 Active 70 DOM
7. 2026-06-09
   days on market $410,000 Active 67 DOM
8. 2026-06-08
   days on market $410,000 Active 66 DOM
9. 2026-06-07
   days on market $410,000 Active 65 DOM
10. 2026-06-03
    days on market $410,000 Active 61 DOM
11. 2026-06-02
    days on market $410,000 Active 60 DOM
12. 2026-06-01
    days on market $410,000 Active 59 DOM
13. 2026-05-31
    days on market $410,000 Active 58 DOM
14. 2026-05-19
    historical Active Under Contract 632-char remark

    Show marketing remark (632 chars)

    Don't miss this 1980s-built fourplex featuring four identical 2 Bed/1 Bath units, each with in-unit laundry. The property is sub-metered for gas and electric (water is master-metered) and offers convenient on-site surface parking. Priced attractively per door for being 1980s construction, the investment is currently supported by market rents of $1,000 per month with existing finishes. Significant upside exists through higher-end upgrades. This is a clean, income-producing multifamily asset with strong tenant appeal and excellent growth potential. * This fourplex is also offered as a package with 8626 Lane Avenue MLS #2598443

15. 2026-05-07
    price $410,000 632-char remark

    Show marketing remark (632 chars)

    Don't miss this 1980s-built fourplex featuring four identical 2 Bed/1 Bath units, each with in-unit laundry. The property is sub-metered for gas and electric (water is master-metered) and offers convenient on-site surface parking. Priced attractively per door for being 1980s construction, the investment is currently supported by market rents of $1,000 per month with existing finishes. Significant upside exists through higher-end upgrades. This is a clean, income-producing multifamily asset with strong tenant appeal and excellent growth potential. * This fourplex is also offered as a package with 8626 Lane Avenue MLS #2598443

16. 2026-04-03
    listed $417,500 Active 632-char remark

    Show marketing remark (632 chars)

    Don't miss this 1980s-built fourplex featuring four identical 2 Bed/1 Bath units, each with in-unit laundry. The property is sub-metered for gas and electric (water is master-metered) and offers convenient on-site surface parking. Priced attractively per door for being 1980s construction, the investment is currently supported by market rents of $1,000 per month with existing finishes. Significant upside exists through higher-end upgrades. This is a clean, income-producing multifamily asset with strong tenant appeal and excellent growth potential. * This fourplex is also offered as a package with 8626 Lane Avenue MLS #2598443

17. 2020-11-09
    soldstatus
18. 2005-03-01
    soldstatus
19. 1983-09-01
    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: $4,426 · $369/mo
• Projected year-2 tax: $4,426 · $369/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $60,180
• − Mortgage interest: −$22,966
• − Property taxes: −$4,426
• − Insurance: −$2,050
• − Repairs & maintenance: −$4,814
• − Management: −$4,814
• − Depreciation: −$11,927
• Taxable income: $9,181
• Est. tax owed @ 24.0%: −$2,204
• After-tax cash flow: $13,061/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

-1.8% since first listed

6 events — show timeline

• 2026-05-19 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $410,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-03 Listed $417,500 Heartland MLS as Distributed by MLS Grid
• 2020-11-09 Sold (Public Records) — Public Records
• 2005-03-01 Sold (Public Records) — Public Records
• 1983-09-01 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $4,426 · -1.8% YoY. Source: county tax records.