1023 Mission Park Trl · Raymore, MO 64083

$252,100

3 bd · 2.0 ba · 1,295 sqft · Other · 1 Days on market

Built 2026 Excellent condition 5,821 sqft lot $46/mo HOA · 2% of rent

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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 +11.2/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.0/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• DSCR +3.3/10.0
• Appreciation +0.0/10.0

Listing remarks

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Key facts

• 5,821 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Living area approximately 1,295 (builder-provided); Builder model: Dahlia; Ranch floor plan features; Estimated completion 91–150 days
• HOA & community: HOA: Sendera; Community amenities include clubhouse, community center, party room, pickleball courts, playground, pool and trails; Annual HOA fee

Exterior

• Parking: Attached front-facing 2-car garage
• Security: Fire alarm; Smoke detectors
• Utilities: Public water; Public sewer; Fiber and high-speed internet available
• Home design: Single-family residence, ranch floor plan; Under construction (expected completion in 91–150 days); East-facing
• Construction: Lap siding exterior; Composition roof; Slab foundation; Built by Summit Homes (Dahlia model); Age: 2 years or less; 10-year warranty plus 1-year builder warranty
• Exterior features: Patio; City lot; Paved public road access; Not in a flood plain

Interior

• Kitchen: Granite and quartz counters; Kitchen island; Pantry; Dishwasher; Disposal; Microwave; Electric range; Stainless steel appliances
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Luxury vinyl; Ceramic tile in baths
• Bathrooms: 2 full bathrooms; Primary bath with double vanity and shower; Secondary bath with shower only
• Heating & cooling: Natural gas heating; Electric cooling; Thermostat (energy efficient)
• Interior features: Ceiling fans; Kitchen island; Pantry; Smart thermostat; Walk-in closets; Fire alarm; Smoke detectors
• Laundry & utility: Laundry located on bedroom level

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $252k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (15.2% below list).
• Recommended offer: $214k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Zoned schools: Stonegate Elem. (math 47% / reading 57%, grade C-, #231 of 1,115 statewide, top 24%, 310 students, 40% FRL); Raymore-Peculiar Sr. High (math 26% / reading 58%, grade F, #218 of 521 statewide, top 45%, 2,091 students, 28% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 352 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $213,835 (15.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.85% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.68%
• DSCR: 0.93
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.56% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.38×
• Total profit: $-43,682
• Equity at exit: $37,589

10-year hold

• IRR: -6.5%
• Equity multiple: 0.55×
• Total profit: $-31,464
• Equity at exit: $21,797

Cash invested: $70,588 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,138 medium
• Mortgage (P&I): −$1,322
• Tax est. 1.5%: −$315 /mo · $3,782/yr
• Insurance: −$105
• HOA: −$46
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-99

Break-even live

Break-even rent $2,264

Max offer price $237,788

Occupancy floor 100%

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: $63,025
• Closing costs: $7,563
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
724 Bristol Dr Raymore, MO	3.0	2.0	1718	$2,026	$1.18	15d	1	0.82mi
960 Cedarcrest Dr Raymore, MO	2.0–3.0	2.0–2.5	1305	$2,035	$1.56	2d	11	0.96mi
728 Corrington Dr Raymore, MO	3.0	2.5	1656	$2,056	$1.24	24d	1	0.98mi
404 Meadow Ln Raymore, MO	3.0	2.0	1584	$1,905	$1.20	21d	1	1.47mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 4 events

1. 2026-05-07
   status Pending
2. 2026-05-06
   status Active
3. 2026-03-24
   status Pending
4. 2026-03-24
   listed $252,100 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $25,660
• − Mortgage interest: −$14,122
• − Property taxes: −$3,782
• − Insurance: −$1,260
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − HOA: −$552
• − Depreciation: −$7,334
• Taxable loss: −$5,495
• Est. tax savings @ 24.0%: +$1,319
• After-tax cash flow: $132/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.

Condition & rehab AI · 7 photos

Excellent 95/100 None rehab

This modern, move-in-ready home with excellent condition and a good location is ready for immediate occupancy.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Painting interior walls — Fresh paint can make a home more appealing
• Both Add smart home features — Improves convenience and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting interior walls — Fresh paint can make a home more appealing ↑
• Both Add smart home features — Improves convenience and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

4 events — show timeline

• 2026-05-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-06 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-24 Listed $252,100 Heartland MLS as Distributed by MLS Grid

Property tax history

-0.8%/yr

Latest (2025): $1 · +0.0% YoY. Source: county tax records.