1002 N Madison St · Raymore, MO 64083

$279,900

3 bd · 1.0 ba · 1,567 sqft · SingleFamily public records · 28 Days on market

Built 1950 1.00 ac lot $179/sqft · 28% below area Est $388k · 28% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.2/30.0
• Schools +4.0/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 4-bedroom, 1-bath home situated on a spacious ~1-acre lot in the growing Raymore area. This single-story property offers approximately 1,567 sq ft of living space plus a full basement, providing plenty of room for storage or future expansion. The home features a functional layout with a mix of hardwood and carpet flooring, an attached garage, and a large yard with endless potential. Built in 1950, this property presents a great opportunity for buyers looking to add personal touches or investors seeking value-add potential. The expansive lot offers privacy and flexibility, ideal for outdoor living, additional structures, or future improvements. Conveniently located with easy access

Key facts

• Expansive lot
• Large yard
• Spacious lot

Tags

• SPACIOUS LOT
• FULL BASEMENT
• HARDWOOD AND CARPET FLOORING
• LARGE YARD
• EXPANSIVE LOT
• OUTDOOR LIVING

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water service; Public sewer service
• Home design: Single-family residence; One level
• Construction: Shingle roof (not specified); Construction details not specified
• Exterior features: Public water; Public sewer; 1-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Living room fireplace; Basement (concrete, full, partially finished)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (31.1% below list).
• Recommended offer: $193k (31.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.2% in Raymore — 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 71/100 on livability (#111 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Raymore-Peculiar R-II (suburban): math 37% / reading 51% proficiency, ranked #70 of 324 in MO (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.6%/yr); 352 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 588 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Cass County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $192,776 (31.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.69% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.46%
• DSCR: 0.89
• GRM: 12.1

CMA / ARV

• ARV (median comp): $387,987
• List price: $279,900
• Delta: -27.86%
• 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
1014 Branchwood Ln	0.28mi	3/2.0	1,636 (+4%)	1mo	$470,044	$287	75
601 Mayfair Ct	0.27mi	3/2.0	1,518 (-3%)	5mo	$423,515	$279	74
1009 Branchwood Ln	0.25mi	3/2.0	1,636 (+4%)	5mo	$445,950	$273	73
778 Creekmoor Dr	0.46mi	3/2.0	1,571 (+0%)	3mo	$425,000	$271	72
711 Glenn Cir	0.43mi	3/2.5	1,687 (+8%)	1mo	$419,000	$248	60
1024 Branchwood Ln	0.30mi	2/2.0 (-1)	1,411 (-10%)	1mo	$489,999	$347	60
1007 Branchwood Ln	0.25mi	2/2.0 (-1)	1,411 (-10%)	6mo	$417,868	$296	58
1313 SE Ranchland St	0.30mi	2/2.0 (-1)	1,411 (-10%)	5mo	$404,950	$287	56
819 Bridgeshire Dr	0.72mi	3/2.0	1,618 (+3%)	4mo	$440,000	$272	54
709 Glenn Cir	0.43mi	4/2.5 (+1)	1,776 (+13%)	4mo	$384,950	$217	44
715 Glenn Cir	0.45mi	4/2.5 (+1)	1,776 (+13%)	7mo	$389,950	$220	40
304 W Calico Dr	0.68mi	4/2.0 (+1)	1,340 (-14%)	4mo	$300,000	$224	32

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 · 4.56% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.33×
• Total profit: $-52,653
• Equity at exit: $41,734

10-year hold

• IRR: -9.1%
• Equity multiple: 0.41×
• Total profit: $-46,531
• Equity at exit: $24,201

Cash invested: $78,372 (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 64083

• Rents YoY: 4.6%
• Active inventory: 352
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,928 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$99 /mo · $1,192/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-161

Break-even live

Break-even rent $2,131

Max offer price $251,485

Occupancy floor —

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 W Calico Dr Raymore, MO	3.0	2.0	1400	$2,100	$1.50	23d	1	0.72mi
327 Shenandoah Dr Raymore, MO	3.0	2.0	1489	$2,049	$1.38	23d	1	0.82mi
105 E Maplewood Ln Raymore, MO	2.0	2.0	1256	$1,895	$1.51	43d	1	1.18mi
236 Sumac Rd Unit 240 Raymore, MO	2.0	1.5	1265	$1,595	$1.26	43d	1	1.18mi
233 Sumac Rd Raymore, MO	2.0	1.5	1265	$1,595	$1.26	1d	1	1.21mi
109 E Pine St Unit 111 Raymore, MO	3.0	3.0	1987	$2,295	$1.16	23d	1	1.28mi
257 Persimmon Rd Raymore, MO	3.0	2.5	1390	$1,995	$1.44	1d	1	1.31mi
241 Pawpaw Rd Raymore, MO	2.0	1.5	1265	$1,595	$1.26	11d	1	1.37mi
239 Pawpaw Rd Raymore, MO	2.0	1.5	1265	$1,628	$1.29	43d	1	1.37mi
526 N Foxridge Dr Unit 1 Raymore, MO	3.0	2.5	1672	$1,645	$0.98	3d	1	1.38mi
507 N Foxridge Dr Raymore, MO	2.0	2.5	1162	$1,405	$1.21	23d	1	1.38mi
507 N Foxridge Dr Raymore, MO	2.0	2.5	1162	$1,438	$1.24	43d	1	1.38mi
210 Pointe Ln Raymore, MO	2.0	2.5	1327	$1,600	$1.21	4d	1	1.42mi

Listing history 3 events

1. 2026-06-01
   days on market $279,900 Active 28 DOM
2. 2026-05-31
   days on market $279,900 Active 27 DOM
3. 2026-05-04
   listed $279,900 Active 800-char remark

ⓘ 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: $1,192 · $99/mo
• Projected year-2 tax: $2,715 · $226/mo
• Expected delta: +$1,523/yr (+$127/mo · 127.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,133
• − Mortgage interest: −$15,679
• − Property taxes: −$1,192
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − Depreciation: −$8,143
• Taxable loss: −$6,981
• Est. tax savings @ 24.0%: +$1,675
• After-tax cash flow: $-255/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: Raymore-Peculiar R-II
• NCES district ID: 2923730
• Math proficiency: 37% ▼ -10.00%
• Reading proficiency: 51% ▼ -5.00%
• Median HH income: $71,939
• Composite: 39.86/100
• National rank: #3865
• State rank: #70 of 324 in MO

Livability — Raymore

• Score: 71/100
• State rank: #111
• US rank: #7062

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Raymore, MO
• County: Cass County · 65,358 people
• City population: 26,201
• Metro: Kansas City, MO-KS
• Population (ZIP): 26,201
• Household income: $101,667
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 488.0

Population outlook (Cass County) Hauer SSP2

• Today (2025): 105,292 people
• By 2030: 106,109 · +0.8%
• By 2040: 105,786 · +0.5%
• By 2050: 102,062 · -3.1%
• By 2075: 88,569 · -15.9%
• By 2100: 68,293 · -35.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 10% Black 9% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 4% Italian 3% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+32.1) · D 33.3% · R 65.4% · Other 1.3%
• 2008→2024 swing: -12.5pp toward R · 2008: -19.6pp · 2024: -32.1pp
• All cycles: 2024: R+32.1 2020: R+31.6 2016: R+35.9 2012: R+28.4 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -211.98%
• Current HPI: 181.1129
• Rent YoY: ▲ 4.56%
• 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 event — show timeline

• 2026-05-04 Listed $279,900 SOMO

Property tax history

+3.3%/yr

Latest (2025): $1,192 · +12.8% YoY. Source: county tax records.