1035 Mission Park Trl · Raymore, MO 64083

$249,000

3 bd · 2.0 ba · 1,295 sqft · Other

Built 2026 6,406 sqft lot $46/mo HOA · 2% of rent

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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 +11.8/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• 1% rule +3.6/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * Sold before processing, if this one got away from you don't worry, we have other homesites available for you to build your next home. Call the listing agent for more details. Come out and see this Brand-New Summit Homes Community called SendEra and models should be completed around this summer. The Dahlia by award winning Summit Homes is a new design on a slab foundation. This true ranch home has 3 bedrooms and 2 baths all on the same level. The kitchen has a quartz island that overlooks the dining room and great room with walk-in pantry. Luxury vinal planks throughout the entire main level, white cabinets and black hardware & plumbing finishes give a fresh open & inviti

Key facts

• 6,406 sq ft lot
• 2 garage spots
• Community pool

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $249k.

Deal economics

• At list price, monthly cash flow is $-70 ($-838/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (13.7% below list).
• Recommended offer: $215k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.1% in Raymore — 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 71/100 on livability (#111 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Raymore-Peculiar R-II (suburban): math 37% / reading 51% proficiency, ranked #70 of 324 in MO (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stonegate Elem. (math 47% / reading 57%, grade C-, #231 of 1,115 statewide, top 24%, 310 students, 40% FRL); Raymore-Peculiar East Middle (math 36% / reading 51%, grade D, #127 of 391 statewide, top 34%, 801 students, 32% FRL); Raymore-Peculiar Sr. High (math 26% / reading 58%, grade F, #218 of 521 statewide, top 45%, 2,091 students, 28% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 356 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 588 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Cass County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $214,807 (13.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.86% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.20%
• DSCR: 0.95
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.56% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.41×
• Total profit: $-41,310
• Equity at exit: $37,127

10-year hold

• IRR: -5.6%
• Equity multiple: 0.61×
• Total profit: $-26,946
• Equity at exit: $21,529

Cash invested: $69,720 (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 64083

• Rents YoY: 4.6%
• Active inventory: 356
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,148 high
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA: −$46
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-70

Break-even live

Break-even rent $2,236

Max offer price $238,899

Occupancy floor 98%

Sensitivity live

Price	-10% $102	-5% $16	+0% $-70	+5% $-156	+10% $-242
Rent	-10% $-240	-5% $-155	+0% $-70	+5% $15	+10% $100
Rate	-1.0pp $56	-0.5pp $-6	base $-70	+0.5pp $-134	+1.0pp $-200

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
724 Bristol Dr Raymore, MO	3.0	2.0	1718	$2,026	$1.18	16d	1	0.76mi
728 Corrington Dr Raymore, MO	3.0	2.5	1656	$2,056	$1.24	25d	1	0.91mi
960 Cedarcrest Dr Raymore, MO	2.0–3.0	2.0–2.5	1305	$2,035	$1.56	3d	11	0.92mi
404 Meadow Ln Raymore, MO	3.0	2.0	1584	$1,905	$1.20	23d	1	1.40mi
200 Toucan St Raymore, MO	3.0	2.0	1300	$2,100	$1.62	19d	1	1.48mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 2 events

1. 2026-02-19
   listed $249,000
2. 2026-02-19
   historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,777
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,062
• − Management: −$2,062
• − HOA: −$552
• − Depreciation: −$7,244
• Taxable loss: −$5,071
• Est. tax savings @ 24.0%: +$1,217
• After-tax cash flow: $379/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: Raymore-Peculiar R-II
• NCES district ID: 2923730
• Math proficiency: 37% ▼ -10.00%
• Reading proficiency: 51% ▼ -5.00%
• Median HH income: $71,939
• Composite: 39.86/100
• National rank: #3865
• State rank: #70 of 324 in MO

Livability — Raymore

• Score: 71/100
• State rank: #111
• US rank: #7062

Category grades

Amenities F Commute F Cost of living B+ Crime A Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Raymore, MO
• County: Cass County · 65,358 people
• City population: 26,201
• Metro: Kansas City, MO-KS
• Population (ZIP): 26,201
• Household income: $101,667
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 488.0

Population outlook (Cass County) Hauer SSP2

• Today (2025): 105,292 people
• By 2030: 106,109 · +0.8%
• By 2040: 105,786 · +0.5%
• By 2050: 102,062 · -3.1%
• By 2075: 88,569 · -15.9%
• By 2100: 68,293 · -35.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 10% Black 9% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 4% Italian 3% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+32.1) · D 33.3% · R 65.4% · Other 1.3%
• 2008→2024 swing: -12.5pp toward R · 2008: -19.6pp · 2024: -32.1pp
• All cycles: 2024: R+32.1 2020: R+31.6 2016: R+35.9 2012: R+28.4 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -211.98%
• Current HPI: 181.1129
• Rent YoY: ▲ 4.56%
• 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

2 events — show timeline

• 2026-02-19 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-02-19 Listed $249,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+0.0%/yr

Latest (2025): $1 · +0.0% YoY. Source: county tax records.