14002 Ballantrae Dr · Grandview, MO 64030

$97,000

3 bd · 2.0 ba · 1,056 sqft · Townhouse public records · 3 Days on market

Built 1977 2,017 sqft lot Est $154k · 37% under $150/mo HOA · 10% of rent ↓ 40% since listing

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Why this score? — see what drove the B 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 +28.3/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Never been rented & shows the pride of ownership. BRAND NEW ROOF! NEW Thermal Windows & new patio door in 2008. TWO-car garage attached. Large Living Rm & Family Rm. HUGE Master Bedroom! This immaculate townhome shows extremely well. Even has an extra driveway for an additional car. Refrigerator will stay. This fantastic property is very rare. There is no sign in the yard, so please look for the address.

Key facts

• $150 HOA
• 2 garage spots
• Built 1977

Property features AI

Finance

• HOA & community: Monthly HOA ($150) that includes lawn service, snow removal, trash and water; Community clubhouse

Exterior

• Parking: Attached garage with garage door opener (garage faces front); 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Attached townhouse; Split entry floor plan; Above-grade and below-grade finished living areas
• Construction: Frame construction; Composition roof
• Exterior features: Patio; Not in a flood plain

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Electric range; Eat-in kitchen / living-dining combo
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric cooling (central)
• Interior features: Ceiling fan(s); Window coverings; Thermal windows; Finished walk-out basement
• Laundry & utility: Laundry on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $97k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Cap rate 10.1% 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: employment D, crime F, amenities 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.
• Zoned schools: Butcher-Greene Elem. (math 12% / reading 17%, grade F, #993 of 1,115 statewide, top 90%, 283 students, 78% FRL); Grandview Middle (math 18% / reading 39%, grade F, #303 of 391 statewide, top 78%, 517 students, 68% FRL); Grandview Sr. High (math 15% / reading 41%, grade F, #414 of 521 statewide, top 80%, 1,122 students, 62% FRL) — zoned schools at 69% FRL track the district average.
• Market conditions: Rents rising fast (+6.1%/yr); 120 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 33% 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 $671 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $97,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
5. 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?
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: 1.50% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.67%
• DSCR: 1.61
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $154,176
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14019 Ballantrae Dr	0.06mi	3/2.0	1,060 (+0%)	23mo	$155,000	$146	77
14021 Ballantrae St	0.05mi	2/2.0 (-1)	984 (-7%)	16mo	$148,900	$151	68
13923 Falkirk Cir	0.13mi	3/2.5	1,171 (+11%)	12mo	$140,000	$120	64
14017 Ballantrae Dr	0.05mi	3/1.5	1,208 (+14%)	23mo	$120,000	$99	52

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: 7.9%
• Equity multiple: 1.32×
• Total profit: $8,791
• Equity at exit: $14,463

10-year hold

• IRR: 20.1%
• Equity multiple: 2.99×
• Total profit: $54,004
• Equity at exit: $8,387

Cash invested: $27,160 (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: 120
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,455 high
• Mortgage (P&I): −$509
• Tax from tax record: −$141 /mo · $1,693/yr
• Insurance: −$40
• HOA: −$150
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $309

Break-even live

Break-even rent $1,063

Max offer price $97,000

Occupancy floor 74%

Sensitivity live

Price	-10% $364	-5% $337	+0% $309	+5% $282	+10% $254
Rent	-10% $194	-5% $252	+0% $309	+5% $367	+10% $424
Rate	-1.0pp $358	-0.5pp $334	base $309	+0.5pp $284	+1.0pp $259

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13615 White Ave Grandview, MO	1.0–2.0	1.0	730	$989	$1.35	3d	18	0.45mi
13629 Applewood Dr Grandview, MO	3.0	1.5	998	$1,549	$1.55	19d	1	0.45mi
6501 E 137th St Grandview, MO	4.0	3.0	1469	$2,135	$1.45	45d	1	0.45mi
13919 Grandboro Ln Grandview, MO	2.0	1.0	783	$950	$1.21	45d	1	0.60mi
13925 Grandboro Ln Grandview, MO	2.0	1.0	783	$950	$1.21	25d	1	0.64mi
13925 Grandboro Ln Grandview, MO	2.0	1.0	860	$950	$1.10	3d	1	0.64mi
14411 Craig Ave Grandview, MO	3.0	2.5	1284	$1,891	$1.47	25d	1	0.64mi
5203 E 139 St Grandview, MO	2.0	1.0	783	$950	$1.21	3d	1	0.68mi
13914 Grandboro Ln Grandview, MO	2.0	1.0	783	$950	$1.21	45d	1	0.70mi
13914 Grandboro Ln Grandview, MO	2.0	1.0	860	$950	$1.10	3d	1	0.70mi
14700 Pine View Dr Grandview, MO	3.0	1.5	1168	$1,900	$1.63	45d	1	0.91mi
6311 E 148th Ter Grandview, MO	3.0	1.0	924	$1,400	$1.52	25d	1	0.94mi
4519 E 139th St Grandview, MO	2.0	1.5	1026	$1,295	$1.26	23d	1	0.96mi
14719 Bellaire Ave Grandview, MO	4.0	2.0	1440	$1,750	$1.22	45d	1	0.98mi
6410 E 149th Ter Grandview, MO	3.0	1.0	960	$1,395	$1.45	45d	1	1.03mi
13206 15th St Grandview, MO	3.0	2.0	1204	$1,735	$1.44	23d	1	1.03mi
13718 Cypress Ave Grandview, MO	3.0	1.0	1050	$1,445	$1.38	9d	1	1.07mi
6302 E 149th Ter Grandview, MO	3.0	1.0	1032	$1,445	$1.40	25d	1	1.12mi
6108 E 149th St Grandview, MO	4.0	1.5	1200	$1,465	$1.22	45d	1	1.12mi
6205 E 149th St Grandview, MO	4.0	1.0	1200	$1,495	$1.25	23d	1	1.13mi
13121 6 St Apt 1 Grandview, MO	2.0	1.0	800	$950	$1.19	19d	1	1.41mi

HOA detail

• Monthly dues: $150 · $1,800/yr

Listing history 8 events

1. 2026-05-10
   status Pending
2. 2026-05-08
   listed $97,000 Active
3. 2026-05-08
   historical $97,000
4. 2013-05-07
   soldstatus
5. 2013-04-30
   soldstatus 427-char remark

   Show marketing remark (427 chars)

   Never been rented & shows the pride of ownership. BRAND NEW ROOF! NEW Thermal Windows & new patio door in 2008. TWO-car garage attached. Large Living Rm & Family Rm. HUGE Master Bedroom! This immaculate townhome shows extremely well. Even has an extra driveway for an additional car. Refrigerator will stay. This fantastic property is very rare. There is no sign in the yard, so please look for the address.

6. 2013-04-13
   listed $39,900 427-char remark

   Show marketing remark (427 chars)

   Never been rented & shows the pride of ownership. BRAND NEW ROOF! NEW Thermal Windows & new patio door in 2008. TWO-car garage attached. Large Living Rm & Family Rm. HUGE Master Bedroom! This immaculate townhome shows extremely well. Even has an extra driveway for an additional car. Refrigerator will stay. This fantastic property is very rare. There is no sign in the yard, so please look for the address.

7. 2010-07-08
   soldstatus $161,334
8. 1990-04-23
   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: $1,693 · $141/mo
• Projected year-2 tax: $1,693 · $141/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 3/10 Moderate
• 🌡 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: $17,461
• − Mortgage interest: −$5,434
• − Property taxes: −$1,693
• − Insurance: −$485
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − HOA: −$1,800
• − Depreciation: −$2,822
• Taxable income: $2,434
• Est. tax owed @ 24.0%: −$584
• After-tax cash flow: $3,128/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

-39.9% since first listed

8 events — show timeline

• 2026-05-10 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-08 Listed $97,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-08 Coming Soon $97,000 Heartland MLS as Distributed by MLS Grid
• 2013-05-07 Sold (Public Records) — Public Records
• 2013-04-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2013-04-13 Listed $39,900 Heartland MLS as Distributed by MLS Grid
• 2010-07-08 Sold (Public Records) $161,334 Public Records
• 1990-04-23 Sold (Public Records) — Public Records

Property tax history

+13.6%/yr

Latest (2025): $1,693 · +5.3% YoY. Source: county tax records.