8815 E 84th St · Raytown, MO 64138

$135,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 3 Days on market

Built 1960 9,536 sqft lot $128/sqft · 35% below area Est $206k · 35% under ↓ 9% since listing

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Why this score? — see what drove the C 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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +6.2/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Top-to-bottom renovation featuring stunning kitchen with granite backsplash and modern subway tile. Beautiful refinished hardwood floors throughout. Renovated bathrooms with updated vanities, tile and fixtures. Fresh interior and exterior colors with awesome lot for entertaining. This one has it all. Take a virtual 3D tour with the link.

Key facts

• Quiet street
• Durable vinyl siding
• Hardwood floors

Tags

• QUIET STREET
• HARDWOOD FLOORS
• LARGE FENCED BACKYARD
• DURABLE VINYL SIDING

Property features AI

Finance

• Other: Living area reported as 1,056; Directions available
• HOA & community: No association fees

Exterior

• Parking: Attached 1-car garage
• Utilities: City/Public water (verify); Public sewer
• Home design: Single-family residence (residential); Attached property; Fixer condition
• Construction: Board & batten siding and vinyl siding; Composition roof; Built approximately 51-75 years ago
• Exterior features: Lot about 9,536 square feet

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Ranch floor plan; Basement (other)
• Laundry & utility: Has cooling (electric); Forced air heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 7.9% 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 (+3.1%/yr); 138 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 31% of the median local income ($59k/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 $933 of loan paydown is wiped out by about $4k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $135,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.81%
• DSCR: 1.26
• GRM: 7.4

CMA / ARV

• ARV (median comp): $206,466
• List price: $135,000
• Delta: -34.61%
• 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
8608 Kentucky Ave	0.28mi	3/2.5	1,032 (-2%)	1mo	$192,500	$187	77
8715 Kentucky Ave	0.43mi	3/1.5	1,079 (+2%)	4mo	$159,000	$147	71
9005 E 84th St	0.22mi	3/2.0	1,160 (+10%)	2mo	$215,000	$185	68
8800 Kentucky Ave	0.47mi	3/1.5	1,104 (+4%)	2mo	$190,000	$172	67
8210 Laurel Ave	0.36mi	3/1.0	1,131 (+7%)	10mo	$175,000	$155	63
8707 E 80th Ter	0.53mi	3/2.0	1,032 (-2%)	9mo	$150,000	$145	60
7901 Tennessee Ave	0.67mi	3/1.0	1,022 (-3%)	7mo	$191,900	$188	58
8618 Arlington Ave	0.71mi	3/2.0	1,038 (-2%)	5mo	$245,000	$236	56
8927 Stark Ave	0.73mi	3/2.0	1,060 (+0%)	9mo	$215,000	$203	54
8502 Crescent Ave	0.61mi	3/2.0	1,100 (+4%)	9mo	$197,500	$180	53
9210 E 83rd St	0.43mi	3/2.0	1,150 (+9%)	10mo	$234,900	$204	53
8419 Blue Ridge Blvd	0.71mi	2/1.0 (-1)	1,125 (+6%)	11mo	$190,000	$169	42

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 · 3.07% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-10,034
• Equity at exit: $20,129

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $7,011
• Equity at exit: $11,672

Cash invested: $37,800 (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 64138

• Rents YoY: 3.1%
• Active inventory: 138
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,514 high
• Mortgage (P&I): −$708
• Tax from tax record: −$249 /mo · $2,989/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $183

Break-even live

Break-even rent $1,283

Max offer price $135,000

Occupancy floor 83%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8951 E 83rd St Raytown, MO	4.0	2.0	926	$1,516	$1.64	24d	1	0.15mi
8620 E Utopia Dr Raytown, MO	1.0–3.0	1.0–2.0	854	$1,249	$1.46	2d	10	0.32mi
8622 Lane Ave Unit C Raytown, MO	2.0	1.0	872	$995	$1.14	44d	1	0.32mi
9115 E 85 St Unit 9115 Raytown, MO	2.0	1.0	892	$800	$0.90	44d	1	0.34mi
8600 Everett St Raytown, MO	3.0	1.5	956	$1,550	$1.62	44d	1	0.37mi
8700 E 87th St Raytown, MO	3.0	2.0	1032	$1,481	$1.44	17d	1	0.37mi
8500 Elm Ave Raytown, MO	3.0	2.0	1250	$1,550	$1.24	44d	1	0.42mi
9400 E 82nd St Raytown, MO	3.0	2.0	1396	$1,606	$1.15	3d	1	0.59mi
7917 Ditzler Ave Raytown, MO	3.0	1.0	912	$1,450	$1.59	3d	1	0.67mi
7905 Elm Ave Raytown, MO	3.0	1.5	1104	$1,700	$1.54	2d	1	0.77mi
8806 Crescent Ave Kansas City, MO	3.0	2.5	1148	$1,795	$1.56	4d	1	0.78mi
8921 E 90th Ter Kansas City, MO	4.0	2.5	1298	$1,831	$1.41	24d	1	0.84mi
8713 E 77th Ter Kansas City, MO	3.0	2.0	1124	$1,800	$1.60	44d	1	0.85mi
8002 E 88th Pl Kansas City, MO	3.0	2.0	984	$1,495	$1.52	44d	1	0.88mi
7510 E 85th Ter Kansas City, MO	1.0–2.0	1.0	852	$1,300	$1.53	44d	1	0.91mi
7720 Elm Ave Kansas City, MO	3.0	1.5	1400	$1,700	$1.21	44d	1	0.92mi
7929 Sycamore Ave Kansas City, MO	2.0	1.0	1044	$1,200	$1.15	8d	2	0.93mi
8509 E 91st St Kansas City, MO	3.0	1.5	1350	$1,350	$1.00	44d	1	0.96mi
8001 E 89th Ter Kansas City, MO	3.0	2.0	1014	$1,545	$1.52	44d	1	0.96mi
7902 E 89th Ter Kansas City, MO	3.0	1.5	1068	$1,516	$1.42	17d	1	0.97mi
8812 Manchester Ave Kansas City, MO	3.0	1.0	1066	$1,586	$1.49	12d	1	0.97mi
8506 E 91st Ter Kansas City, MO	3.0	1.5	1020	$1,450	$1.42	16d	1	0.99mi
9214 Farley Ave Kansas City, MO	3.0	2.0	1060	$1,686	$1.59	12d	1	1.02mi
7712 Arlington Ave Raytown, MO	3.0	2.0	1358	$1,741	$1.28	12d	1	1.03mi
8501 E 92nd St Kansas City, MO	3.0	1.5	1107	$1,745	$1.58	24d	1	1.07mi
8713 E 92nd Pl Kansas City, MO	3.0	2.0	1073	$1,550	$1.44	44d	1	1.10mi
7607 Arlington Ave Raytown, MO	3.0	1.5	1225	$1,461	$1.19	16d	1	1.17mi
9307 Stark Ave Kansas City, MO	3.0	2.0	1073	$1,385	$1.29	44d	1	1.18mi
9309 Farley Ave Kansas City, MO	3.0	2.0	999	$1,411	$1.41	4d	1	1.19mi
8608 Crystal Ave Kansas City, MO	3.0	1.0	840	$1,445	$1.72	16d	1	1.24mi
7211 E 87th St Kansas City, MO	2.0	1.0	988	$1,306	$1.32	4d	1	1.25mi
8618 Corrington Ave Kansas City, MO	3.0	1.0	864	$1,500	$1.74	4d	1	1.31mi
10213 E 78 St Raytown, MO	3.0	2.0	1160	$1,410	$1.22	21d	1	1.32mi
820 E 93rd Ter Kansas City, MO	1.0–2.0	1.0–2.0	1040	$1,165	$1.12	4d	1	1.32mi
10505 E 79th St Raytown, MO	3.0	2.0	1074	$1,756	$1.64	44d	1	1.39mi
10407 E 78 Ter Raytown, MO	2.0	1.0	781	$1,298	$1.66	44d	1	1.40mi
8907 E 73rd St Raytown, MO	3.0	1.0	1000	$1,595	$1.59	15d	1	1.41mi
7704 E 75th Ter Kansas City, MO	3.0	1.0	1016	$1,325	$1.30	16d	1	1.41mi
10607 E 78 Ter Raytown, MO	2.0	1.0	896	$1,395	$1.56	3d	1	1.46mi

Listing history 12 events

1. 2026-05-05
   status Pending 468-char remark
2. 2026-05-02
   listed $135,000 Active 468-char remark
3. 2020-08-07
   soldstatus Closed 339-char remark

   Show marketing remark (339 chars)

   Top-to-bottom renovation featuring stunning kitchen with granite backsplash and modern subway tile. Beautiful refinished hardwood floors throughout. Renovated bathrooms with updated vanities, tile and fixtures. Fresh interior and exterior colors with awesome lot for entertaining. This one has it all. Take a virtual 3D tour with the link.

4. 2020-08-06
   soldstatus
5. 2020-07-24
   status Pending 339-char remark

   Show marketing remark (339 chars)

   Top-to-bottom renovation featuring stunning kitchen with granite backsplash and modern subway tile. Beautiful refinished hardwood floors throughout. Renovated bathrooms with updated vanities, tile and fixtures. Fresh interior and exterior colors with awesome lot for entertaining. This one has it all. Take a virtual 3D tour with the link.

6. 2020-06-07
   status Pending 339-char remark

   Show marketing remark (339 chars)

   Top-to-bottom renovation featuring stunning kitchen with granite backsplash and modern subway tile. Beautiful refinished hardwood floors throughout. Renovated bathrooms with updated vanities, tile and fixtures. Fresh interior and exterior colors with awesome lot for entertaining. This one has it all. Take a virtual 3D tour with the link.

7. 2020-05-04
   historical Contingent - Accepting Backup Offers 339-char remark

   Show marketing remark (339 chars)

   Top-to-bottom renovation featuring stunning kitchen with granite backsplash and modern subway tile. Beautiful refinished hardwood floors throughout. Renovated bathrooms with updated vanities, tile and fixtures. Fresh interior and exterior colors with awesome lot for entertaining. This one has it all. Take a virtual 3D tour with the link.

8. 2020-05-01
   price $144,000 339-char remark

   Show marketing remark (339 chars)

   Top-to-bottom renovation featuring stunning kitchen with granite backsplash and modern subway tile. Beautiful refinished hardwood floors throughout. Renovated bathrooms with updated vanities, tile and fixtures. Fresh interior and exterior colors with awesome lot for entertaining. This one has it all. Take a virtual 3D tour with the link.

9. 2020-04-29
   listed $149,000 Active 339-char remark

   Show marketing remark (339 chars)

   Top-to-bottom renovation featuring stunning kitchen with granite backsplash and modern subway tile. Beautiful refinished hardwood floors throughout. Renovated bathrooms with updated vanities, tile and fixtures. Fresh interior and exterior colors with awesome lot for entertaining. This one has it all. Take a virtual 3D tour with the link.

10. 2020-04-01
    soldstatus
11. 2020-03-24
    soldstatus
12. 1991-08-30
    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: $2,989 · $249/mo
• Projected year-2 tax: $2,989 · $249/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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,173
• − Mortgage interest: −$7,562
• − Property taxes: −$2,989
• − Insurance: −$675
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − Depreciation: −$3,927
• Taxable income: $112
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $2,170/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): 23,805
• Household income: $58,638
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 810.0

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 0.61)
• Race & ethnicity: Black 46% White 42% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Slovak 2% Ukrainian 1% Italian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 91% English-only · Spanish 4% Arabic 3% Other Indo-European 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: ▼ -186.34%
• Current HPI: 274.681
• Rent YoY: ▲ 3.07%
• 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

-9.4% since first listed

12 events — show timeline

• 2026-05-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-02 Listed $135,000 Heartland MLS as Distributed by MLS Grid
• 2020-08-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-08-06 Sold (Public Records) — Public Records
• 2020-07-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-06-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-05-04 Contingent — Heartland MLS as Distributed by MLS Grid
• 2020-05-01 Price Changed $144,000 Heartland MLS as Distributed by MLS Grid
• 2020-04-29 Listed $149,000 Heartland MLS as Distributed by MLS Grid
• 2020-04-01 Sold (Public Records) — Public Records
• 2020-03-24 Sold (Public Records) — Public Records
• 1991-08-30 Sold (Public Records) — Public Records

Property tax history

+8.1%/yr

Latest (2025): $2,989 · +14.5% YoY. Source: county tax records.