10008 E 60th Ter · Raytown, MO 64133

$200,000

4 bd · 1.5 ba · 2,284 sqft · SingleFamily public records · 68 Days on market

Built 1952 0.27 ac lot Est $281k · 29% under

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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 +16.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Home is Owned by the U. S. Dept. of Housing & Urban Development (HUD). This HUD Home is Sold AS-IS / WHERE-IS with Any and All Faults. Agents Must be Registered with HUD for the Bidding Process. Call Listing Office for Help Bidding Any Price You Want to Offer. Buyer Must Have a Mortgage Commitment or Cash. This Home is Case Number: 291-348093. HOME WARRANTY INFO: A First American Home Warranty Will Be Paid for by Seller if YOU Add $430.00 to Line 5 of the HUD Contract & Fax Warranty Invoice to GBS 9 Days Before Closing. See the MLS Attachments for Invoice. All Bids Can Get Cancelled or Rejected; Check www. bidselect.com DAILY for Status.

Key facts

• 0.27 acre lot
• Built 1952
• Listed 68 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (8.3% below list).
• Recommended offer: $183k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: crime F, amenities F, commute 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.
• Zoned schools: Norfleet Elem. (math 17% / reading 27%, grade F, #910 of 1,115 statewide, top 83%, 311 students, 67% FRL); Raytown Central Middle (math 16% / reading 32%, grade F, #326 of 391 statewide, top 84%, 564 students, 64% FRL); Raytown Sr. High (math 7% / reading 29%, grade F, #482 of 521 statewide, top 92%, 1,365 students, 65% FRL).
• Market conditions: Rents rising (+1.3%/yr); 208 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 32% of the median local income ($68k/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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 68 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $183,374 (8.3% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.92% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.54%
• DSCR: 1.11
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $280,932
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10413 E 65th St	0.61mi	4/2.0	2,280 (-0%)	1mo	$300,000	$132	69
9503 E 60th Ter	0.34mi	3/2.5 (-1)	2,197 (-4%)	15mo	$269,900	$123	56
5804 Hedges Ave	0.48mi	3/2.0 (-1)	2,326 (+2%)	15mo	$269,000	$116	55
5921 Crescent Ave	0.37mi	3/1.0 (-1)	2,128 (-7%)	13mo	$185,000	$87	53
5813 Harvard Ave	0.68mi	3/2.0 (-1)	2,365 (+4%)	3mo	$225,000	$95	53
5932 Sterling Ave	0.70mi	3/2.0 (-1)	2,296 (+0%)	10mo	$307,500	$134	50
6207 Hedges Ave	0.49mi	4/2.0	1,944 (-15%)	7mo	$160,000	$82	45
5612 Crescent Ave	0.64mi	5/2.5 (+1)	2,028 (-11%)	0mo	$173,000	$85	42
6324 Ralston Ave	0.56mi	4/2.5	2,622 (+15%)	5mo	$324,900	$124	41
10501 E 65th St	0.63mi	4/3.0	2,494 (+9%)	15mo	$265,000	$106	37
9501 E 65th St	0.67mi	3/3.0 (-1)	2,136 (-6%)	16mo	$275,000	$129	33
9604 E 65th St	0.61mi	4/3.5	2,037 (-11%)	22mo	$265,000	$130	28

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 · 1.34% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.50×
• Total profit: $-27,863
• Equity at exit: $29,821

10-year hold

• IRR: -8.1%
• Equity multiple: 0.53×
• Total profit: $-26,499
• Equity at exit: $17,292

Cash invested: $56,000 (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 64133

• Rents YoY: 1.3%
• Active inventory: 208
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,834 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$198 /mo · $2,373/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $119

Break-even live

Break-even rent $1,683

Max offer price $200,000

Occupancy floor 89%

Sensitivity live

Price	-10% $232	-5% $175	+0% $119	+5% $62	+10% $6
Rent	-10% $-26	-5% $46	+0% $119	+5% $191	+10% $264
Rate	-1.0pp $219	-0.5pp $170	base $119	+0.5pp $67	+1.0pp $14

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8818 E 58 Ter Raytown, MO	3.0	1.5	1700	$1,897	$1.12	14d	1	1.01mi
11508 E 51st St Raytown, MO	3.0	1.0	1644	$1,500	$0.91	5d	1	1.47mi

Listing history 11 events

1. 2026-04-21
   status Pending
2. 2026-03-26
   price $200,000
3. 2026-03-24
   price $205,000
4. 2026-03-06
   price $210,000
5. 2026-02-24
   price $215,000
6. 2026-02-13
   listed $225,000 Active
7. 2026-02-11
   historical $225,000
8. 2010-07-09
   soldstatus 662-char remark

   Show marketing remark (662 chars)

   This Home is Owned by the U. S. Dept. of Housing & Urban Development (HUD). This HUD Home is Sold AS-IS / WHERE-IS with Any and All Faults. Agents Must be Registered with HUD for the Bidding Process. Call Listing Office for Help Bidding Any Price You Want to Offer. Buyer Must Have a Mortgage Commitment or Cash. This Home is Case Number: 291-348093. HOME WARRANTY INFO: A First American Home Warranty Will Be Paid for by Seller if YOU Add $430.00 to Line 5 of the HUD Contract & Fax Warranty Invoice to GBS 9 Days Before Closing. See the MLS Attachments for Invoice. All Bids Can Get Cancelled or Rejected; Check www. bidselect.com DAILY for Status.

9. 2010-02-05
   listed $27,200 662-char remark

   Show marketing remark (662 chars)

   This Home is Owned by the U. S. Dept. of Housing & Urban Development (HUD). This HUD Home is Sold AS-IS / WHERE-IS with Any and All Faults. Agents Must be Registered with HUD for the Bidding Process. Call Listing Office for Help Bidding Any Price You Want to Offer. Buyer Must Have a Mortgage Commitment or Cash. This Home is Case Number: 291-348093. HOME WARRANTY INFO: A First American Home Warranty Will Be Paid for by Seller if YOU Add $430.00 to Line 5 of the HUD Contract & Fax Warranty Invoice to GBS 9 Days Before Closing. See the MLS Attachments for Invoice. All Bids Can Get Cancelled or Rejected; Check www. bidselect.com DAILY for Status.

10. 1998-09-08
    soldstatus
11. 1994-11-10
    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: $2,373 · $198/mo
• Projected year-2 tax: $2,373 · $198/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 ≥108°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: $22,005
• − Mortgage interest: −$11,203
• − Property taxes: −$2,373
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − Depreciation: −$5,818
• Taxable loss: −$1,910
• Est. tax savings @ 24.0%: +$458
• After-tax cash flow: $1,884/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): 36,249
• Household income: $67,750
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 1173.0

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 0.64)
• Race & ethnicity: White 46% Black 37% Hispanic / Latino 12% Two or more races 9%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 7% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 7% French/Haitian/Cajun 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: ▼ -155.40%
• Current HPI: 263.6915
• Rent YoY: ▲ 1.34%
• 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

+635.3% since first listed

11 events — show timeline

• 2026-04-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $200,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $205,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $210,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-24 Price Changed $215,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-13 Listed $225,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-11 Coming Soon $225,000 Heartland MLS as Distributed by MLS Grid
• 2010-07-09 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-02-05 Listed $27,200 Heartland MLS as Distributed by MLS Grid
• 1998-09-08 Sold (Public Records) — Public Records
• 1994-11-10 Sold (Public Records) — Public Records

Property tax history

+9.6%/yr

Latest (2025): $2,373 · -8.8% YoY. Source: county tax records.