7402 Englewood Ln · Raytown, MO 64133

$163,750

3 bd · 2.0 ba · 1,468 sqft · Townhouse public records · 63 Days on market

Built 1976 6,261 sqft lot $112/sqft · 17% above area Est $140k · 17% over

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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).

• Cash flow +18.8/30.0
• DSCR +5.9/10.0
• 1% rule +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey investment opportunity in Kansas City! This half duplex sits on a quiet cul de sac close to shopping, restaurants and the highway. This home has tenants already in place-cash flow from day one! This home is being sold as part of a 6 property package deal. Please see MLS#'s

Key facts

• 2 garage spots
• Built 1976
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $164k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/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 $159k (2.9% below list).
• Recommended offer: $154k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 (+1.3%/yr); 203 active listings in the ZIP; 8 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).

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.
• 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 63 days — a 6% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $153,925 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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 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: 0.97% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.30%
• DSCR: 1.19
• GRM: 8.6

CMA / ARV

• ARV (median comp): $139,950
• List price: $163,750
• Delta: 17.01%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.34% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.59×
• Total profit: $-18,678
• Equity at exit: $24,416

10-year hold

• IRR: -4.7%
• Equity multiple: 0.71×
• Total profit: $-13,156
• Equity at exit: $14,158

Cash invested: $45,850 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,591 high
• Mortgage (P&I): −$859
• Tax from tax record: −$165 /mo · $1,985/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $164

Break-even live

Break-even rent $1,383

Max offer price $163,750

Occupancy floor 85%

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: $40,938
• Closing costs: $4,912
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7421 Hardy Ave Raytown, MO	3.0	2.5	1696	$1,699	$1.00	2d	1	0.68mi
10607 E 78 Ter Raytown, MO	2.0	1.0	896	$1,395	$1.56	3d	1	0.81mi
10505 E 79th St Raytown, MO	3.0	2.0	1074	$1,756	$1.64	43d	1	0.87mi
10213 E 78 St Raytown, MO	3.0	2.0	1160	$1,410	$1.22	21d	1	0.90mi
7607 Arlington Ave Raytown, MO	3.0	1.5	1225	$1,461	$1.19	16d	1	1.23mi
7712 Arlington Ave Raytown, MO	3.0	2.0	1358	$1,741	$1.28	12d	1	1.29mi
7720 Elm Ave Kansas City, MO	3.0	1.5	1400	$1,700	$1.21	43d	1	1.47mi
9408 E 68th St Raytown, MO	2.0	1.0	1112	$1,295	$1.16	16d	1	1.49mi

Listing history 7 events

1. 2026-03-24
   listed $163,750 Active 282-char remark

   Show marketing remark (282 chars)

   Turnkey investment opportunity in Kansas City! This half duplex sits on a quiet cul de sac close to shopping, restaurants and the highway. This home has tenants already in place-cash flow from day one! This home is being sold as part of a 6 property package deal. Please see MLS#'s

2. 2022-03-16
   price $1,300
3. 2021-09-20
   soldstatus
4. 2021-09-13
   soldstatus Closed 380-char remark

   Show marketing remark (380 chars)

   Truly nothing to do but move right in! All appliances including washer/dryer! Super well cared for 3 bedroom 2 bathroom half duplex in the Raytown School District. Detailed wood finishes in the interior, deck that backs up to treed yard, even a grape vine and garden spot. Cul de sac with easy access to shopping, services and highway. Perfect starter home or a downsize option.

5. 2021-08-29
   status Pending 380-char remark

   Show marketing remark (380 chars)

   Truly nothing to do but move right in! All appliances including washer/dryer! Super well cared for 3 bedroom 2 bathroom half duplex in the Raytown School District. Detailed wood finishes in the interior, deck that backs up to treed yard, even a grape vine and garden spot. Cul de sac with easy access to shopping, services and highway. Perfect starter home or a downsize option.

6. 2021-08-26
   listed $139,900 Active 380-char remark

   Show marketing remark (380 chars)

   Truly nothing to do but move right in! All appliances including washer/dryer! Super well cared for 3 bedroom 2 bathroom half duplex in the Raytown School District. Detailed wood finishes in the interior, deck that backs up to treed yard, even a grape vine and garden spot. Cul de sac with easy access to shopping, services and highway. Perfect starter home or a downsize option.

7. 1988-07-21
   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: $1,985 · $165/mo
• Projected year-2 tax: $1,985 · $165/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 ≥108°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: $19,090
• − Mortgage interest: −$9,173
• − Property taxes: −$1,985
• − Insurance: −$819
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − Depreciation: −$4,764
• Taxable loss: −$704
• Est. tax savings @ 24.0%: +$169
• After-tax cash flow: $2,142/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

+17.0% since first listed

7 events — show timeline

• 2026-03-24 Listed $163,750 Heartland MLS as Distributed by MLS Grid
• 2022-03-16 Price Changed $1,300 RENT.
• 2021-09-20 Sold (Public Records) — Public Records
• 2021-09-13 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-08-29 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-08-26 Listed $139,900 Heartland MLS as Distributed by MLS Grid
• 1988-07-21 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,985 · +7.1% YoY. Source: county tax records.