12708 12th St · Grandview, MO 64030

$150,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 15 Days on market

Built 1958 0.40 ac lot Est $163k · 8% 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).

• Cash flow +14.4/30.0
• ARV discount +11.1/15.0
• DSCR +4.4/10.0
• Rent growth +4.0/5.0
• 1% rule +3.5/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely Updated Ranch, HUGE-LANDSCAPED FENCED BACKYARD, Covered front porch, refinished hardwoods, unfinished hardwood under carpet, newer appliances, stove & refrigerator stays, updated kitchen, fresh paint, 2 car garage w/ laundry room, ceiling fans all rooms, newly updated bathroom, Garden Shed, Greenhouse can stay or go, Close to Nationally Acclaimed Valley View Park and to Freedom Park, CSD-4 Schools.

Key facts

• 0.4 acre lot
• 2 garage spots
• Built 1958

Property features AI

Finance

• Other: Living area reported as 936 (above grade); Age approximately 51–75 years

Exterior

• Parking: Attached garage with garage door opener; Garage faces front; 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Metro Free telecom listed
• Home design: Single-family residence; Residential property; Ranch-style; Single-story (main floor living); Not in a flood plain
• Construction: Frame construction; Composition roof
• Exterior features: Patio; Porch; Metal and wood fencing; City lot; Level lot; Greenhouse; Shed(s)

Interior

• Kitchen: Kitchen island; Laminate counters; Dishwasher; Disposal; Microwave; Refrigerator; Gas range; Country kitchen / dining area
• Bedrooms: 3 bedrooms (all on the main/first floor); Main floor primary bedroom
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric air conditioning
• Interior features: Ceiling fans throughout; Window coverings; Thermal windows; Storm doors; Smoke detector(s); Ranch floor plan
• Laundry & utility: Laundry located in garage on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $31 ($375/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 $127k (15.2% below list).
• Recommended offer: $127k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Conn-West Elem. (math 8% / reading 17%, grade F, #1,007 of 1,115 statewide, top 91%, 321 students, 77% 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; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 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 $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

• It's been on market 15 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,264 (15.2% below list)

Questions for the listing agent

1. Built in 1958 — 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. 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?
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: 0.85% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $162,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1201 Little Ave	0.07mi	3/1.0	960 (+3%)	16mo	$174,000	$181	79
12710 10th St	0.10mi	3/1.0	912 (-3%)	18mo	$155,000	$170	76
1202 Duck Rd	0.08mi	3/1.0	1,000 (+7%)	12mo	$165,000	$165	75
12802 7th St	0.29mi	3/1.0	1,020 (+9%)	4mo	$225,000	$221	68
703 Zumwalt Ave	0.29mi	3/1.0	1,004 (+7%)	9mo	$100,000	$100	66
12710 8th St	0.24mi	3/1.0	1,008 (+8%)	17mo	$165,000	$164	62
12906 10th St	0.24mi	3/1.0	1,050 (+12%)	8mo	$169,500	$161	62
13205 8th St	0.65mi	3/1.0	960 (+3%)	12mo	$185,000	$193	55
504 Pinkston St	0.63mi	2/1.0 (-1)	920 (-2%)	11mo	$144,900	$158	54
1003 Pinkston St	0.57mi	2/1.0 (-1)	883 (-6%)	12mo	$163,000	$185	49
1007 Pinkston St	0.56mi	2/1.0 (-1)	860 (-8%)	12mo	$150,000	$174	45
12406 3rd St	0.66mi	2/1.0 (-1)	832 (-11%)	4mo	$179,900	$216	43

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: -11.7%
• Equity multiple: 0.57×
• Total profit: $-18,241
• Equity at exit: $22,365

10-year hold

• IRR: 1.3%
• Equity multiple: 1.11×
• Total profit: $4,501
• Equity at exit: $12,969

Cash invested: $42,000 (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 64030

• Home prices YoY: -30.7%
• Rents YoY: 6.1%
• Active inventory: 120
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,273 high
• Mortgage (P&I): −$787
• Tax from tax record: −$125 /mo · $1,500/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $31

Break-even live

Break-even rent $1,233

Max offer price $150,000

Occupancy floor 93%

Sensitivity live

Price	-10% $116	-5% $74	+0% $31	+5% $-11	+10% $-54
Rent	-10% $-69	-5% $-19	+0% $31	+5% $82	+10% $132
Rate	-1.0pp $107	-0.5pp $69	base $31	+0.5pp $-8	+1.0pp $-47

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12602 13th St Grandview, MO	2.0	1.5	768	$1,345	$1.75	44d	1	0.15mi
12712 7th St Grandview, MO	3.0	2.0	1050	$1,545	$1.47	13d	1	0.30mi
13121 6 St Apt 1 Grandview, MO	2.0	1.0	800	$950	$1.19	18d	1	0.64mi
12326 3rd St Unit 12326-12 Grandview, MO	2.0	1.0	800	$875	$1.09	5d	1	0.67mi
12324 3rd St Unit 12324-06 Grandview, MO	2.0	1.0	675	$975	$1.44	3d	1	0.68mi
12324 3rd St Unit 12324-09 Grandview, MO	2.0	1.0	800	$875	$1.09	8d	1	0.68mi
12316 3rd St Unit 12316-01 Grandview, MO	2.0	1.0	800	$875	$1.09	8d	1	0.69mi
12310 3rd St Grandview, MO	1.0–2.0	1.0	737	$975	$1.32	4d	6	0.69mi
3813 Duck Rd Unit 3803 8 Grandview, MO	3.0	2.0	875	$1,000	$1.14	4d	1	0.69mi
3813 Duck Rd Unit 3805 5 Grandview, MO	2.0	1.0	735	$950	$1.29	44d	1	0.69mi
3813 Duck Rd Unit 3809 7 Grandview, MO	2.0	1.0	735	$900	$1.22	44d	1	0.69mi
3813 Duck Rd Unit 3809 12 Grandview, MO	2.0	1.0	735	$950	$1.29	15d	1	0.69mi
701 Deweese St Unit 701 Grandview, MO	2.0	1.0	600	$975	$1.62	44d	1	0.83mi
13615 White Ave Grandview, MO	1.0–2.0	1.0	730	$989	$1.35	2d	18	1.29mi
6731 E 119th St Grandview, MO	1.0–2.0	1.0–2.0	762	$1,150	$1.51	2d	14	1.38mi
13718 Cypress Ave Grandview, MO	3.0	1.0	1050	$1,445	$1.38	8d	1	1.39mi
13629 Applewood Dr Grandview, MO	3.0	1.5	998	$1,549	$1.55	18d	1	1.41mi
5203 E 139 St Grandview, MO	2.0	1.0	783	$950	$1.21	3d	1	1.48mi

Listing history 19 events

1. 2026-06-21
   days on market $150,000 Active 15 DOM
2. 2026-06-18
   days on market $150,000 Active 12 DOM
3. 2026-06-17
   days on market $150,000 Active 11 DOM
4. 2026-06-16
   days on market $150,000 Active 10 DOM
5. 2026-06-15
   days on market $150,000 Active 9 DOM
6. 2026-06-13
   days on market $150,000 Active 7 DOM
7. 2026-06-13
   days on market $150,000 Active 6 DOM
8. 2026-06-09
   days on market $150,000 Active 3 DOM
9. 2026-06-08
   days on market $150,000 Active 2 DOM
10. 2026-06-07
    statusdays on market $150,000 Active 1 DOM
11. 2026-06-03
    days on market $150,000 Coming Soon 7 DOM
12. 2026-06-02
    days on market $150,000 Coming Soon 6 DOM
13. 2026-06-01
    days on market $150,000 Coming Soon 5 DOM
14. 2026-05-31
    days on market $150,000 Coming Soon 4 DOM
15. 2026-05-28
    historical $150,000
16. 2015-06-03
    soldstatus
17. 2015-05-27
    soldstatus 414-char remark

    Show marketing remark (414 chars)

    Lovely Updated Ranch, HUGE-LANDSCAPED FENCED BACKYARD, Covered front porch, refinished hardwoods, unfinished hardwood under carpet, newer appliances, stove & refrigerator stays, updated kitchen, fresh paint, 2 car garage w/ laundry room, ceiling fans all rooms, newly updated bathroom, Garden Shed, Greenhouse can stay or go, Close to Nationally Acclaimed Valley View Park and to Freedom Park, CSD-4 Schools.

18. 2015-03-23
    listed $79,900 414-char remark

    Show marketing remark (414 chars)

    Lovely Updated Ranch, HUGE-LANDSCAPED FENCED BACKYARD, Covered front porch, refinished hardwoods, unfinished hardwood under carpet, newer appliances, stove & refrigerator stays, updated kitchen, fresh paint, 2 car garage w/ laundry room, ceiling fans all rooms, newly updated bathroom, Garden Shed, Greenhouse can stay or go, Close to Nationally Acclaimed Valley View Park and to Freedom Park, CSD-4 Schools.

19. 1995-10-12
    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: $1,500 · $125/mo
• Projected year-2 tax: $1,500 · $125/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 2/10 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: $15,272
• − Mortgage interest: −$8,402
• − Property taxes: −$1,500
• − Insurance: −$750
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$4,364
• Taxable loss: −$2,188
• Est. tax savings @ 24.0%: +$525
• After-tax cash flow: $900/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

+87.7% since first listed

5 events — show timeline

• 2026-05-28 Coming Soon $150,000 Heartland MLS as Distributed by MLS Grid
• 2015-06-03 Sold (Public Records) — Public Records
• 2015-05-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-03-23 Listed $79,900 Heartland MLS as Distributed by MLS Grid
• 1995-10-12 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,500 · -0.9% YoY. Source: county tax records.