8958 E 54th St S · Raytown, MO 64133

$129,900

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 21 Days on market

Built 1956 0.34 ac lot $142/sqft · 17% below area Est $156k · 17% under

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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 +22.1/30.0
• ARV discount +14.9/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

You want a new house. It doesn't get much closer than this. New carpet, kitchen with granite, light fixtures, paint, doors, furnace, and the list keeps going. Custom woodwork on exterior of home. Hardwoods just refinished. Basement has been sectioned off making it easy to finish if desired. This is not a quick rehabbed home. Owner has owned for over 20yrs. Lots of heart has been put in to the refinishing of this home. Kids can walk to school

Key facts

• Spacious yard
• Ample storage
• 0.34 acre lot

Tags

• CONVENIENT RAYTOWN LOCATION
• ESTABLISHED NEIGHBORHOOD
• BRIGHT FUNCTIONAL LAYOUT
• PLENTY OF CABINET SPACE
• AMPLE STORAGE
• SPACIOUS YARD

Property features AI

Finance

• Other: Inside city limits; Approximately 0.34-acre lot
• HOA & community: No association fees

Exterior

• Parking: Attached garage with garage door opener; 1-car garage
• Utilities: Public water; Public sewer; Cable available; Fiber available; High-speed internet available
• Home design: Single-family residence; Ranch floor plan; Residential property
• Construction: Board & batten siding; Frame construction; Composition roof; Has basement
• Exterior features: Shed on property; City lot; Paved road with public maintenance

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric range
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric cooling (central)
• Interior features: Ceiling fans; Custom cabinets
• Laundry & utility: Basement utility with sump pump; Garage entrance to basement; Walk-up basement access

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: crime F, amenities F, commute 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.
• Zoned schools: Laurel Hills Elem. (math 12% / reading 32%, grade F, #910 of 1,115 statewide, top 83%, 314 students, 71% FRL); Raytown Sr. High (math 7% / reading 29%, grade F, #482 of 521 statewide, top 92%, 1,365 students, 65% FRL).
• Market conditions: Rents rising (+1.3%/yr); 203 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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 21 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — 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. 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. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.88%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $155,645
• List price: $129,900
• Delta: -16.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5317 Hunter St	0.07mi	3/1.0	912 (0%)	9mo	$187,500	$206	90
8806 E 55th St	0.18mi	3/1.0	846 (-7%)	6mo	$118,000	$139	74
8812 E 54th St	0.17mi	3/1.0	1,008 (+10%)	4mo	$100,000	$99	71
5605 Ditzler Ave	0.37mi	2/1.0 (-1)	960 (+5%)	2mo	$134,900	$141	68
5529 Hunter St	0.22mi	3/1.0	1,005 (+10%)	8mo	$139,900	$139	67
5709 Elm Ave	0.50mi	2/1.0 (-1)	880 (-4%)	3mo	$159,900	$182	63
5537 Hunter St	0.24mi	2/1.0 (-1)	997 (+9%)	8mo	$135,000	$135	62
8804 E 59th Ter	0.68mi	3/1.0	864 (-5%)	2mo	$184,900	$214	58
5804 Manning Ave	0.54mi	3/1.5	984 (+8%)	2mo	$187,000	$190	58
5801 Elm Ave	0.60mi	3/1.0	1,044 (+14%)	3mo	$184,900	$177	45
5910 Kentucky Ave	0.70mi	3/2.0	1,008 (+10%)	1mo	$100,000	$99	45
8803 E 49th St	0.66mi	3/1.0	1,020 (+12%)	8mo	$172,000	$169	43

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 · 1.34% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-10,049
• Equity at exit: $19,369

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-715
• Equity at exit: $11,231

Cash invested: $36,372 (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 64133

• Rents YoY: 1.3%
• Active inventory: 203
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,407 high
• Mortgage (P&I): −$681
• Tax from tax record: −$167 /mo · $2,008/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $209

Break-even live

Break-even rent $1,143

Max offer price $129,900

Occupancy floor 80%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	3d	1	0.12mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	2d	1	0.12mi
5126 Booth Ave Kansas City, MO	2.0	1.0	950	$1,149	$1.21	12d	1	0.57mi
8855 E 59th St Raytown, MO	3.0	1.5	864	$1,396	$1.62	43d	1	0.62mi
10005 E 53rd St Raytown, MO	3.0	1.0	700	$1,250	$1.79	3d	1	0.81mi
10005 E 53rd St Raytown, MO	3.0	1.0	700	$1,250	$1.79	2d	1	0.81mi
5943 Raytown Rd Unit F Raytown, MO	2.0	1.0	750	$1,150	$1.53	43d	1	1.09mi
9805 E 61st St Raytown, MO	1.0–2.0	1.0	758	$924	$1.22	2d	39	1.12mi
7601 Sni a Bar Ter Kansas City, MO	2.0	1.0	827	$1,099	$1.33	43d	1	1.17mi
7615 E 49th St Kansas City, MO	2.0	1.0	888	$1,095	$1.23	43d	1	1.18mi
10621 E 56th St Raytown, MO	2.0	1.0	768	$1,340	$1.74	3d	1	1.21mi
10309 E 61st St Raytown, MO	1.0–2.0	1.0	695	$1,100	$1.58	1d	2	1.34mi
4934 Appleton Ave Kansas City, MO	3.0	2.0	1000	$1,395	$1.40	16d	1	1.36mi
7611 E 47th Ter Kansas City, MO	3.0	1.0	840	$1,276	$1.52	7d	1	1.36mi
4730 Richmond Ave Kansas City, MO	3.0	1.0	821	$1,395	$1.70	43d	1	1.39mi
10318 E 63rd St Raytown, MO	1.0–2.0	1.0–1.5	785	$1,200	$1.53	23d	2	1.45mi

Listing history 11 events

1. 2026-06-07
   statusdays on market $129,900 Pending 21 DOM
2. 2026-06-03
   days on market $129,900 Active 19 DOM
3. 2026-06-02
   days on market $129,900 Active 18 DOM
4. 2026-06-01
   days on market $129,900 Active 17 DOM
5. 2026-05-31
   days on market $129,900 Active 16 DOM
6. 2026-05-15
   listed $129,900 Active 1106-char remark
7. 2016-08-02
   soldstatus
8. 2016-07-29
   soldstatus Sold 445-char remark

   Show marketing remark (445 chars)

   You want a new house. It doesn't get much closer than this. New carpet, kitchen with granite, light fixtures, paint, doors, furnace, and the list keeps going. Custom woodwork on exterior of home. Hardwoods just refinished. Basement has been sectioned off making it easy to finish if desired. This is not a quick rehabbed home. Owner has owned for over 20yrs. Lots of heart has been put in to the refinishing of this home. Kids can walk to school

9. 2016-06-04
   historical Contingent - Accepting Backup Offers 445-char remark

   Show marketing remark (445 chars)

   You want a new house. It doesn't get much closer than this. New carpet, kitchen with granite, light fixtures, paint, doors, furnace, and the list keeps going. Custom woodwork on exterior of home. Hardwoods just refinished. Basement has been sectioned off making it easy to finish if desired. This is not a quick rehabbed home. Owner has owned for over 20yrs. Lots of heart has been put in to the refinishing of this home. Kids can walk to school

10. 2016-05-05
    listed $100,000 Active 445-char remark

    Show marketing remark (445 chars)

    You want a new house. It doesn't get much closer than this. New carpet, kitchen with granite, light fixtures, paint, doors, furnace, and the list keeps going. Custom woodwork on exterior of home. Hardwoods just refinished. Basement has been sectioned off making it easy to finish if desired. This is not a quick rehabbed home. Owner has owned for over 20yrs. Lots of heart has been put in to the refinishing of this home. Kids can walk to school

11. 1995-02-14
    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: $2,008 · $167/mo
• Projected year-2 tax: $2,008 · $167/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 ≥107°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: $16,880
• − Mortgage interest: −$7,276
• − Property taxes: −$2,008
• − Insurance: −$650
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$3,779
• Taxable income: $467
• Est. tax owed @ 24.0%: −$112
• After-tax cash flow: $2,392/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): 36,249
• Household income: $67,750
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 1173.0

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 0.64)
• Race & ethnicity: White 46% Black 37% Hispanic / Latino 12% Two or more races 9%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 7% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 7% French/Haitian/Cajun 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: ▼ -155.40%
• Current HPI: 263.6915
• Rent YoY: ▲ 1.34%
• 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

+29.9% since first listed

7 events — show timeline

• 2026-06-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-15 Listed $129,900 Heartland MLS as Distributed by MLS Grid
• 2016-08-02 Sold (Public Records) — Public Records
• 2016-07-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-06-04 Contingent — Heartland MLS as Distributed by MLS Grid
• 2016-05-05 Listed $100,000 Heartland MLS as Distributed by MLS Grid
• 1995-02-14 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,008 · +12.1% YoY. Source: county tax records.