8715 Susan Ln · Raintree Plantation, MO 63023

$169,900

3 bd · 1.5 ba · 1,326 sqft · Other public records · 84 Days on market

Built 1977 0.28 ac lot $128/sqft · 27% below area Est $232k · 27% 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 +11.4/30.0
• DSCR +3.3/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting 3-bedroom, 2-bathroom home filled with charm and unique character. Designed with French doors throughout, the layout creates a seamless connection between spaces, offering an open and cohesive feel across the entire home. At the heart of the home, the kitchen features an extended counter island with a built-in cutting board—ideal for meal prep, gatherings, and everyday living. The living room is anchored by a beautiful fireplace, adding warmth and character to the space. This house is waiting for someone to come and make it a home.

Key facts

• Beautiful fireplace
• French doors
• 0.28 acre lot

Tags

• FRENCH DOORS
• EXTENDED COUNTER ISLAND
• BUILT-IN CUTTING BOARD
• BEAUTIFUL FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $-60 ($-715/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (26.0% below list).
• Recommended offer: $126k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 1.8% in Raintree Plantation — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Grandview R-II (rural): math 27% / reading 43% proficiency, ranked #205 of 324 in MO (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Grandview Elem. (math 37% / reading 52%, grade F, #413 of 1,115 statewide, top 42%, 230 students, 51% FRL); Grandview Middle (math 27% / reading 32%, grade F, #291 of 391 statewide, top 76%, 158 students, 41% FRL); Grandview High (math 17% / reading 52%, grade F, #321 of 521 statewide, top 67%, 261 students, 37% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 24 active listings in the ZIP; 807 units permitted in Jefferson County in 2024 (104 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.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Recommended offer $125,758 (26.0% 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. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.74% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.50%
• DSCR: 0.93
• GRM: 11.3

CMA / ARV

• ARV (median comp): $231,833
• List price: $169,900
• Delta: -26.71%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.8%
• Equity multiple: 0.34×
• Total profit: $-31,384
• Equity at exit: $25,333

10-year hold

• IRR: -11.4%
• Equity multiple: 0.32×
• Total profit: $-32,443
• Equity at exit: $14,690

Cash invested: $47,572 (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 63023

• Home prices YoY: -17.6%
• Active inventory: 24
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,258 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-60

Break-even live

Break-even rent $1,333

Max offer price $159,367

Occupancy floor 100%

Sensitivity live

Price	-10% $37	-5% $-12	+0% $-60	+5% $-108	+10% $-156
Rent	-10% $-159	-5% $-109	+0% $-60	+5% $-10	+10% $40
Rate	-1.0pp $26	-0.5pp $-16	base $-60	+0.5pp $-104	+1.0pp $-148

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $169,900 Active 84 DOM
2. 2026-06-21
   days on market $169,900 Active 83 DOM
3. 2026-06-21
   days on market $169,900 Active 82 DOM
4. 2026-06-18
   days on market $169,900 Active 80 DOM
5. 2026-06-17
   days on market $169,900 Active 79 DOM
6. 2026-06-16
   days on market $169,900 Active 78 DOM
7. 2026-06-15
   days on market $169,900 Active 77 DOM
8. 2026-06-14
   days on market $169,900 Active 75 DOM
9. 2026-06-12
   days on market $169,900 Active 74 DOM
10. 2026-06-09
    days on market $169,900 Active 71 DOM
11. 2026-06-08
    days on market $169,900 Active 70 DOM
12. 2026-06-07
    pricedays on market $169,900 Active 69 DOM
13. 2026-06-05
    days on market $174,700 Active 67 DOM
14. 2026-06-04
    days on market $174,700 Active 65 DOM
15. 2026-06-02
    days on market $174,700 Active 64 DOM
16. 2026-06-01
    days on market $174,700 Active 63 DOM
17. 2026-05-31
    days on market $174,700 Active 62 DOM
18. 2026-03-30
    listed $174,700 Active 568-char remark

    Show marketing remark (568 chars)

    Welcome to this inviting 3-bedroom, 2-bathroom home filled with charm and unique character. Designed with French doors throughout, the layout creates a seamless connection between spaces, offering an open and cohesive feel across the entire home. At the heart of the home, the kitchen features an extended counter island with a built-in cutting board—ideal for meal prep, gatherings, and everyday living. The living room is anchored by a beautiful fireplace, adding warmth and character to the space. This house is waiting for someone to come and make it a home.

19. 2021-08-20
    price $115,000
20. 2021-08-17
    price $110,000
21. 2000-04-28
    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: $1,096 · $91/mo
• Projected year-2 tax: $1,648 · $137/mo
• Expected delta: +$552/yr (+$46/mo · 50.3%)

ⓘ 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 ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,091
• − Mortgage interest: −$9,517
• − Property taxes: −$1,096
• − Insurance: −$850
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$4,943
• Taxable loss: −$3,729
• Est. tax savings @ 24.0%: +$895
• After-tax cash flow: $179/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 R-II
• NCES district ID: 2913170
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $50,090
• Composite: 30.3/100
• National rank: #6277
• State rank: #205 of 324 in MO

Livability — Raintree Plantation

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 5,442

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 235,088 people
• By 2030: 238,365 · +1.4%
• By 2040: 240,156 · +2.2%
• By 2050: 234,651 · -0.2%
• By 2075: 214,569 · -8.7%
• By 2100: 179,697 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4%
• Common ancestry: Slovak 4% Italian 4% Lithuanian 2%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+36.7) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -39.3pp toward R · 2008: 2.5pp · 2024: -36.7pp
• All cycles: 2024: R+36.7 2020: R+33.9 2016: R+35.3 2012: R+12.7 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.73%
• Current HPI: 209.9074
• Rent YoY: —
• Metro: —
• 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

+58.8% since first listed

4 events — show timeline

• 2026-03-30 Listed $174,700 MARIS as Distributed by MLS Grid
• 2021-08-20 Price Changed $115,000 MARIS as Distributed by MLS Grid
• 2021-08-17 Price Changed $110,000 MARIS as Distributed by MLS Grid
• 2000-04-28 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,096 · +8.2% YoY. Source: county tax records.