6238 E 129th St · Grandview, MO 64030

$143,000

3 bd · 2.0 ba · 1,420 sqft · Townhouse public records · 56 Days on market

Built 1968 1,030 sqft lot $101/sqft · at area comps Est $144k · at est. $212/mo HOA · 12% of rent

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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 +22.5/30.0
• ARV discount +7.7/15.0
• 1% rule +7.2/10.0
• DSCR +7.2/10.0
• Rent growth +4.0/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This inviting townhouse offers 3 bedrooms and 2.5 bathrooms with a functional layout designed for everyday living. The main floor features an open kitchen and living area, creating an ideal space for relaxing or entertaining. The kitchen peninsula provides plenty of room for gathering, meal prep, and casual dining. Fresh interior paint throughout makes this home truly move-in ready. Enjoy the convenience of an enclosed garage stall for parking and extra storage, plus a private fenced back deck perfect for outdoor seating, grilling, or pets. A great opportunity for low-maintenance living with comfortable indoor and outdoor spaces. HOA covers roof, siding, exterior, water, and lawn.

Key facts

• Living area
• Kitchen peninsula
• Open kitchen

Tags

• OPEN KITCHEN
• LIVING AREA
• KITCHEN PENINSULA
• ENCLOSED GARAGE STALL
• PRIVATE FENCED BACK DECK
• LOW-MAINTENANCE LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $143k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $143k).
• Recommended offer: $139k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 5.0% in Grandview — 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 61/100 on livability (#454 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, employment D, crime 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.
• Market conditions: Rents rising fast (+6.1%/yr); 116 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 39% 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 $989 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.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $40k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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.

Recommended offer $138,710 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.22% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.18%
• DSCR: 1.32
• GRM: 6.8

CMA / ARV

• ARV (median comp): $143,500
• List price: $143,000
• Delta: -0.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6411 E 127th St	0.10mi	3/2.5	1,300 (-8%)	1mo	$159,000	$122	78
6006 E 127th St	0.15mi	3/2.5	1,472 (+4%)	12mo	$165,000	$112	74
5956 E 129th St	0.13mi	2/1.5 (-1)	1,513 (+6%)	2mo	$99,900	$66	74
6027 E 127th St	0.10mi	3/2.5	1,536 (+8%)	13mo	$115,000	$75	69
6619 E 128th St	0.23mi	3/2.5	1,521 (+7%)	17mo	$175,000	$115	62
6443 E 127th St	0.13mi	3/2.5	1,630 (+15%)	12mo	$162,500	$100	57
5930 E 129th St	0.12mi	2/1.5 (-1)	1,620 (+14%)	17mo	$149,000	$92	50
6270 E 129th St	0.07mi	2/2.5 (-1)	1,620 (+14%)	20mo	$135,000	$83	50

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-2,163
• Equity at exit: $21,322

10-year hold

• IRR: 11.7%
• Equity multiple: 2.07×
• Total profit: $42,876
• Equity at exit: $12,364

Cash invested: $40,040 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,750 high
• Mortgage (P&I): −$750
• Tax from tax record: −$122 /mo · $1,460/yr
• Insurance: −$60
• HOA: −$212
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $240

Break-even live

Break-even rent $1,447

Max offer price $143,000

Occupancy floor 81%

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1325 Duck Rd Grandview, MO	3.0	1.5	1480	$1,600	$1.08	43d	1	0.38mi
6505 Yorkshire Ct Grandview, MO	3.0	2.0	1697	$2,090	$1.23	4d	1	0.61mi
6003 E 133rd St Grandview, MO	4.0	2.5	1560	$1,990	$1.28	12d	1	0.70mi
13206 15th St Grandview, MO	3.0	2.0	1204	$1,735	$1.44	21d	1	0.73mi
7508 E 127th Pl Grandview, MO	3.0	2.0	1396	$1,945	$1.39	1d	1	0.88mi
12712 7th St Grandview, MO	3.0	2.0	1050	$1,545	$1.47	12d	1	0.89mi
7502 E 132nd Ter Grandview, MO	3.0	2.0	1754	$2,135	$1.22	23d	1	1.06mi
6731 E 119th St Grandview, MO	1.0–2.0	1.0–2.0	762	$1,150	$1.51	1d	14	1.11mi
13629 Applewood Dr Grandview, MO	3.0	1.5	998	$1,549	$1.55	17d	1	1.18mi
8011 E 130th Ct Unit 1 Grandview, MO	3.0	1.5	1160	$1,600	$1.38	17d	1	1.20mi
11805 Lawndale Ave Kansas City, MO	3.0	1.0	1152	$1,565	$1.36	23d	1	1.21mi
6501 E 137th St Grandview, MO	4.0	3.0	1469	$2,135	$1.45	43d	1	1.22mi
13100 Sycamore Ave Grandview, MO	3.0	2.0	1056	$1,775	$1.68	43d	1	1.27mi
3813 Duck Rd Unit 3803 8 Grandview, MO	3.0	2.0	875	$1,000	$1.14	3d	1	1.28mi
11720 Newton Ave Kansas City, MO	2.0–3.0	1.5–3.0	1293	$1,699	$1.31	1d	9	1.29mi
13144 Ashland Ave Grandview, MO	3.0	2.0	1056	$1,706	$1.62	43d	1	1.39mi
11803 Holiday Dr #5 Kansas City, MO	1.0–3.0	1.0	1016	$1,130	$1.11	1d	1	1.40mi
11934 Sycamore Ave Grandview, MO	3.0	2.0	1414	$1,806	$1.28	43d	1	1.41mi
11923 Manchester Ave Grandview, MO	3.0	2.0	1407	$1,815	$1.29	43d	1	1.42mi

HOA detail

• Monthly dues: $212 · $2,544/yr
• Likely covers: water

Listing history 22 events

1. 2026-06-18
   days on market $143,000 Active 56 DOM
2. 2026-06-17
   days on market $143,000 Active 55 DOM
3. 2026-06-16
   days on market $143,000 Active 54 DOM
4. 2026-06-15
   days on market $143,000 Active 53 DOM
5. 2026-06-13
   days on market $143,000 Active 51 DOM
6. 2026-06-13
   days on market $143,000 Active 50 DOM
7. 2026-06-09
   days on market $143,000 Active 47 DOM
8. 2026-06-08
   days on market $143,000 Active 46 DOM
9. 2026-06-07
   days on market $143,000 Active 45 DOM
10. 2026-06-03
    status $143,000 Active 41 DOM
11. 2026-04-28
    price $143,000 689-char remark

    Show marketing remark (689 chars)

    This inviting townhouse offers 3 bedrooms and 2.5 bathrooms with a functional layout designed for everyday living. The main floor features an open kitchen and living area, creating an ideal space for relaxing or entertaining. The kitchen peninsula provides plenty of room for gathering, meal prep, and casual dining. Fresh interior paint throughout makes this home truly move-in ready. Enjoy the convenience of an enclosed garage stall for parking and extra storage, plus a private fenced back deck perfect for outdoor seating, grilling, or pets. A great opportunity for low-maintenance living with comfortable indoor and outdoor spaces. HOA covers roof, siding, exterior, water, and lawn.

12. 2026-04-16
    listed $145,000 Active 689-char remark

    Show marketing remark (689 chars)

    This inviting townhouse offers 3 bedrooms and 2.5 bathrooms with a functional layout designed for everyday living. The main floor features an open kitchen and living area, creating an ideal space for relaxing or entertaining. The kitchen peninsula provides plenty of room for gathering, meal prep, and casual dining. Fresh interior paint throughout makes this home truly move-in ready. Enjoy the convenience of an enclosed garage stall for parking and extra storage, plus a private fenced back deck perfect for outdoor seating, grilling, or pets. A great opportunity for low-maintenance living with comfortable indoor and outdoor spaces. HOA covers roof, siding, exterior, water, and lawn.

13. 2024-12-16
    soldstatus
14. 2024-12-12
    soldstatus Closed 547-char remark

    Show marketing remark (547 chars)

    This charming townhouse presents an excellent investment opportunity. Featuring three bedrooms and two and a half bathrooms, it offers a practical layout perfect for families or renters. The inviting living area flows seamlessly, creating a cozy atmosphere. The backyard provides a space for outdoor enjoyment. Conveniently located near schools, parks, shopping, and public transportation, this property is ideally positioned for strong rental potential. Don't miss out on this promising investment! HOA covers roof, siding, exterior, water, lawn!

15. 2024-11-11
    status Pending 547-char remark

    Show marketing remark (547 chars)

    This charming townhouse presents an excellent investment opportunity. Featuring three bedrooms and two and a half bathrooms, it offers a practical layout perfect for families or renters. The inviting living area flows seamlessly, creating a cozy atmosphere. The backyard provides a space for outdoor enjoyment. Conveniently located near schools, parks, shopping, and public transportation, this property is ideally positioned for strong rental potential. Don't miss out on this promising investment! HOA covers roof, siding, exterior, water, lawn!

16. 2024-09-20
    listed $125,000 Active 547-char remark

    Show marketing remark (547 chars)

    This charming townhouse presents an excellent investment opportunity. Featuring three bedrooms and two and a half bathrooms, it offers a practical layout perfect for families or renters. The inviting living area flows seamlessly, creating a cozy atmosphere. The backyard provides a space for outdoor enjoyment. Conveniently located near schools, parks, shopping, and public transportation, this property is ideally positioned for strong rental potential. Don't miss out on this promising investment! HOA covers roof, siding, exterior, water, lawn!

17. 2020-11-09
    soldstatus
18. 2020-10-30
    soldstatus Closed
19. 2020-10-05
    historical Active Under Contract
20. 2020-10-02
    listed $79,900 Active
21. 2008-09-06
    historical
22. 2008-05-07
    listed $39,900

ⓘ 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: $1,460 · $122/mo
• Projected year-2 tax: $1,460 · $122/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,003
• − Mortgage interest: −$8,010
• − Property taxes: −$1,460
• − Insurance: −$715
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − HOA: −$2,544
• − Depreciation: −$4,160
• Taxable income: $754
• Est. tax owed @ 24.0%: −$181
• After-tax cash flow: $2,694/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

+258.4% since first listed

12 events — show timeline

• 2026-04-28 Price Changed $143,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-16 Listed $145,000 Heartland MLS as Distributed by MLS Grid
• 2024-12-16 Sold (Public Records) — Public Records
• 2024-12-12 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-11-11 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-09-20 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 2020-11-09 Sold (Public Records) — Public Records
• 2020-10-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-10-05 Contingent — Heartland MLS as Distributed by MLS Grid
• 2020-10-02 Listed $79,900 Heartland MLS as Distributed by MLS Grid
• 2008-09-06 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2008-05-07 Listed $39,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+6.6%/yr

Latest (2025): $1,460 · +6.1% YoY. Source: county tax records.