8318 Pershing Rd · Raytown, MO 64138

$159,900

3 bd · 1.0 ba · 1,162 sqft · SingleFamily public records · 54 Days on market

Built 1952 0.50 ac lot $138/sqft · 17% below area Est $201k · 21% 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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.0/10.0
• 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

Darling updated 3 bedroom ranch home on a slab. Large lot, almost half acre. House sits way back off the road and is very private. Main floor laundry room. Home is currently rented

Key facts

• 0.5 acre lot
• Built 1952
• Listed 54 days

Property features AI

Finance

• Other: Living area reported as 1,215 (source: public records); Estimated age: 51–75 years
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch floor plan; Residential property
• Construction: Frame construction; Composition roof
• Exterior features: City lot; Lot dimensions approximately 73 x 301; Lot size about 0.5 acre; Not in a flood plain

Interior

• Kitchen: Refrigerator; Built-in oven
• Bedrooms: 3 bedrooms (all on the first level); Bedroom sizes include approximately 9 x 15, 7 x 15, and 10 x 10
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Cooling present (no central cooling specified)
• Interior features: Kitchen and dining combined (kit/dining combo); Refrigerator; Built-in oven
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/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 $159k (0.3% below list).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 33% 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 $1k of loan paydown is wiped out by about $5k 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 54 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago; this cycle's ask has dropped $10k (6%) 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 $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.00% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.19%
• DSCR: 1.28
• GRM: 8.4

CMA / ARV

• ARV (median comp): $201,277
• List price: $159,900
• Delta: -20.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8132 Sterling Ave	0.33mi	3/1.0	1,179 (+2%)	3mo	$210,000	$178	80
8220 Willow Way	0.49mi	3/1.5	1,314 (+13%)	2mo	$245,000	$186	52
11401 E 78 Ter	0.66mi	3/1.5	1,184 (+2%)	22mo	$199,000	$168	46
8015 Hardy Ave	0.74mi	3/1.5	1,254 (+8%)	7mo	$215,000	$171	45
8204 Hardy Ave	0.66mi	3/1.5	1,252 (+8%)	19mo	$224,900	$180	39
11405 E 78th Ter	0.66mi	3/2.0	1,050 (-10%)	13mo	$208,000	$198	38
7905 Appleton Ave	0.64mi	3/1.5	1,031 (-11%)	18mo	$180,000	$175	34
7900 Hedges Ave	0.71mi	3/1.5	1,008 (-13%)	13mo	$199,000	$197	32
7912 Sterling Ave	0.59mi	3/2.0	1,298 (+12%)	24mo	$155,000	$119	29

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-11,117
• Equity at exit: $23,842

10-year hold

• IRR: 3.0%
• Equity multiple: 1.21×
• Total profit: $9,623
• Equity at exit: $13,825

Cash invested: $44,772 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,594 high
• Mortgage (P&I): −$839
• Tax from tax record: −$124 /mo · $1,483/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $231

Break-even live

Break-even rent $1,302

Max offer price $159,900

Occupancy floor 81%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11311 E 87th St Unit Secluded Cottage Kansas City, MO	2.0	1.0	950	$1,695	$1.78	44d	1	0.68mi
10607 E 78 Ter Raytown, MO	2.0	1.0	896	$1,395	$1.56	3d	1	0.78mi
10505 E 79th St Raytown, MO	3.0	2.0	1074	$1,756	$1.64	44d	1	0.79mi
10407 E 78 Ter Raytown, MO	2.0	1.0	781	$1,298	$1.66	44d	1	0.87mi
10213 E 78 St Raytown, MO	3.0	2.0	1160	$1,410	$1.22	21d	1	1.02mi
9400 E 82nd St Raytown, MO	3.0	2.0	1396	$1,606	$1.15	3d	1	1.28mi
8806 Crescent Ave Kansas City, MO	3.0	2.5	1148	$1,795	$1.56	4d	1	1.30mi
8500 Elm Ave Raytown, MO	3.0	2.0	1250	$1,550	$1.24	44d	1	1.40mi
7712 Arlington Ave Raytown, MO	3.0	2.0	1358	$1,741	$1.28	12d	1	1.44mi
7905 Elm Ave Raytown, MO	3.0	1.5	1104	$1,700	$1.54	2d	1	1.45mi
9115 E 85 St Unit 9115 Raytown, MO	2.0	1.0	892	$800	$0.90	44d	1	1.48mi

Listing history 34 events

1. 2026-06-18
   days on market $159,900 Active 54 DOM
2. 2026-06-17
   days on market $159,900 Active 53 DOM
3. 2026-06-16
   days on market $159,900 Active 52 DOM
4. 2026-06-15
   days on market $159,900 Active 51 DOM
5. 2026-06-13
   days on market $159,900 Active 49 DOM
6. 2026-06-13
   pricedays on market $159,900 Active 48 DOM
7. 2026-06-09
   days on market $169,900 Active 45 DOM
8. 2026-06-08
   days on market $169,900 Active 44 DOM
9. 2026-06-07
   days on market $169,900 Active 43 DOM
10. 2026-06-03
    days on market $169,900 Active 39 DOM
11. 2026-06-02
    days on market $169,900 Active 38 DOM
12. 2026-06-01
    days on market $169,900 Active 37 DOM
13. 2026-05-31
    days on market $169,900 Active 36 DOM
14. 2026-04-25
    listed $169,900 Active 604-char remark
15. 2019-08-29
    soldstatus
16. 2019-08-13
    soldstatus Sold 180-char remark

    Show marketing remark (180 chars)

    Darling updated 3 bedroom ranch home on a slab. Large lot, almost half acre. House sits way back off the road and is very private. Main floor laundry room. Home is currently rented

17. 2019-08-05
    status Pending 180-char remark

    Show marketing remark (180 chars)

    Darling updated 3 bedroom ranch home on a slab. Large lot, almost half acre. House sits way back off the road and is very private. Main floor laundry room. Home is currently rented

18. 2019-07-02
    price $75,000 180-char remark

    Show marketing remark (180 chars)

    Darling updated 3 bedroom ranch home on a slab. Large lot, almost half acre. House sits way back off the road and is very private. Main floor laundry room. Home is currently rented

19. 2019-06-05
    listed $85,000 Active 180-char remark

    Show marketing remark (180 chars)

    Darling updated 3 bedroom ranch home on a slab. Large lot, almost half acre. House sits way back off the road and is very private. Main floor laundry room. Home is currently rented

20. 2018-11-01
    soldstatus
21. 2018-08-19
    soldstatus Sold

    Show marketing remark (532 chars)

    Cute little ranch style home on very large lot. Laminate flooring in livingroom. New gutters, paint, newer roof. Large backyard with canopy of trees to play under. Close to High School and shopping. Easy access to interstate. Come take a look. Great rental property. Just rented for $1181 all utilities included. Showings only by appointment with showing agent. Do not disturb the tenants. Showings will be scheduled for Sat 6/23 from 1-4 only to reduce inconvenience on the tenants. All offers must be in by Monday June 25 at 5 pm.

22. 2018-07-10
    historical Contingent - Accepting Backup Offers

    Show marketing remark (532 chars)

    Cute little ranch style home on very large lot. Laminate flooring in livingroom. New gutters, paint, newer roof. Large backyard with canopy of trees to play under. Close to High School and shopping. Easy access to interstate. Come take a look. Great rental property. Just rented for $1181 all utilities included. Showings only by appointment with showing agent. Do not disturb the tenants. Showings will be scheduled for Sat 6/23 from 1-4 only to reduce inconvenience on the tenants. All offers must be in by Monday June 25 at 5 pm.

23. 2018-06-15
    status Active

    Show marketing remark (532 chars)

    Cute little ranch style home on very large lot. Laminate flooring in livingroom. New gutters, paint, newer roof. Large backyard with canopy of trees to play under. Close to High School and shopping. Easy access to interstate. Come take a look. Great rental property. Just rented for $1181 all utilities included. Showings only by appointment with showing agent. Do not disturb the tenants. Showings will be scheduled for Sat 6/23 from 1-4 only to reduce inconvenience on the tenants. All offers must be in by Monday June 25 at 5 pm.

24. 2018-06-08
    historical Contingent - Accepting Backup Offers

    Show marketing remark (532 chars)

    Cute little ranch style home on very large lot. Laminate flooring in livingroom. New gutters, paint, newer roof. Large backyard with canopy of trees to play under. Close to High School and shopping. Easy access to interstate. Come take a look. Great rental property. Just rented for $1181 all utilities included. Showings only by appointment with showing agent. Do not disturb the tenants. Showings will be scheduled for Sat 6/23 from 1-4 only to reduce inconvenience on the tenants. All offers must be in by Monday June 25 at 5 pm.

25. 2018-04-16
    price $69,000

    Show marketing remark (532 chars)

    Cute little ranch style home on very large lot. Laminate flooring in livingroom. New gutters, paint, newer roof. Large backyard with canopy of trees to play under. Close to High School and shopping. Easy access to interstate. Come take a look. Great rental property. Just rented for $1181 all utilities included. Showings only by appointment with showing agent. Do not disturb the tenants. Showings will be scheduled for Sat 6/23 from 1-4 only to reduce inconvenience on the tenants. All offers must be in by Monday June 25 at 5 pm.

26. 2018-03-13
    price $72,000

    Show marketing remark (532 chars)

    Cute little ranch style home on very large lot. Laminate flooring in livingroom. New gutters, paint, newer roof. Large backyard with canopy of trees to play under. Close to High School and shopping. Easy access to interstate. Come take a look. Great rental property. Just rented for $1181 all utilities included. Showings only by appointment with showing agent. Do not disturb the tenants. Showings will be scheduled for Sat 6/23 from 1-4 only to reduce inconvenience on the tenants. All offers must be in by Monday June 25 at 5 pm.

27. 2018-01-25
    listed $75,000 Active

    Show marketing remark (532 chars)

    Cute little ranch style home on very large lot. Laminate flooring in livingroom. New gutters, paint, newer roof. Large backyard with canopy of trees to play under. Close to High School and shopping. Easy access to interstate. Come take a look. Great rental property. Just rented for $1181 all utilities included. Showings only by appointment with showing agent. Do not disturb the tenants. Showings will be scheduled for Sat 6/23 from 1-4 only to reduce inconvenience on the tenants. All offers must be in by Monday June 25 at 5 pm.

28. 2017-09-25
    historical
29. 2017-08-16
    price $79,900
30. 2017-06-27
    listed $85,000 Active
31. 2003-07-14
    soldstatus
32. 2003-07-10
    soldstatus
33. 2003-05-14
    listed $38,900
34. 2001-05-01
    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: $1,483 · $124/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$68/yr (+$6/mo · 4.6%)

ⓘ 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 ≥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: $19,133
• − Mortgage interest: −$8,957
• − Property taxes: −$1,483
• − Insurance: −$800
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$4,652
• Taxable income: $181
• Est. tax owed @ 24.0%: −$43
• After-tax cash flow: $2,727/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

+311.1% since first listed

22 events — show timeline

• 2026-06-11 Price Changed $159,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-25 Listed $169,900 Heartland MLS as Distributed by MLS Grid
• 2019-08-29 Sold (Public Records) — Public Records
• 2019-08-13 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-08-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-07-02 Price Changed $75,000 Heartland MLS as Distributed by MLS Grid
• 2019-06-05 Listed $85,000 Heartland MLS as Distributed by MLS Grid
• 2018-11-01 Sold (Public Records) — Public Records
• 2018-08-19 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-07-10 Contingent — Heartland MLS as Distributed by MLS Grid
• 2018-06-15 Relisted — Heartland MLS as Distributed by MLS Grid
• 2018-06-08 Contingent — Heartland MLS as Distributed by MLS Grid
• 2018-04-16 Price Changed $69,000 Heartland MLS as Distributed by MLS Grid
• 2018-03-13 Price Changed $72,000 Heartland MLS as Distributed by MLS Grid
• 2018-01-25 Listed $75,000 Heartland MLS as Distributed by MLS Grid
• 2017-09-25 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2017-08-16 Price Changed $79,900 Heartland MLS as Distributed by MLS Grid
• 2017-06-27 Listed $85,000 Heartland MLS as Distributed by MLS Grid
• 2003-07-14 Sold (Public Records) — Public Records
• 2003-07-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-05-14 Listed $38,900 Heartland MLS as Distributed by MLS Grid
• 2001-05-01 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,483 · -31.9% YoY. Source: county tax records.