14051 Dunbar Ct · Grandview, MO 64030

$147,900

3 bd · 2.0 ba · 1,536 sqft · Townhouse public records · 93 Days on market

Built 1974 871 sqft lot $96/sqft · 21% above area Est $122k · 21% over $225/mo HOA · 12% of rent

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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 +23.9/30.0
• DSCR +7.7/10.0
• 1% rule +7.4/10.0
• Rent growth +4.0/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Love Living Local - Excellent investment opportunity in Grandnview! Tenant occupied townhouse in boasts a smart floor plan with ample natural light and large family room. Subdivision includes a playground, and basketball courts! HOA adds value covering the cost of water, plus the sewer, trash and recycling, all lawn care, exterior paint & snow removal making it a maintenance-friendly investment, or owner occupant. Close to highway, shopping, restaurants, golf, and parks. Please do not disturb the tenant.

Key facts

• Ample natural light
• Tenant occupied
• Smart floor plan

Tags

• INVESTMENT OPPORTUNITY
• TENANT OCCUPIED
• SMART FLOOR PLAN
• AMPLE NATURAL LIGHT
• LARGE FAMILY ROOM
• MAINTENANCE FRIENDLY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $148k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $135k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Butcher-Greene Elem. (math 12% / reading 17%, grade F, #993 of 1,115 statewide, top 90%, 283 students, 78% FRL); Grandview Middle (math 18% / reading 39%, grade F, #303 of 391 statewide, top 78%, 517 students, 68% 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 at typical pace (median 23d 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 41% of the median local income ($53k/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 $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.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 $134,589 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.24% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.34%
• DSCR: 1.37
• GRM: 6.7

CMA / ARV

• ARV (median comp): $121,905
• List price: $147,900
• Delta: 21.32%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14033 Dornoch St	0.06mi	3/2.0	1,484 (-3%)	8mo	$179,900	$121	85
13917 Falkirk Cir	0.21mi	4/2.0 (+1)	1,559 (+2%)	1mo	$189,000	$121	82
13907 Falkirk Cir	0.19mi	3/1.5	1,615 (+5%)	2mo	$135,000	$84	79
13908 Dundee Cir	0.12mi	3/2.0	1,392 (-9%)	1mo	$150,000	$108	78
14045 Dornoch St	0.10mi	3/2.0	1,384 (-10%)	4mo	$125,000	$90	76
14002 Ballantrae Dr	0.09mi	3/2.0	1,728 (+12%)	1mo	$97,000	$56	74
14006 Dunoon St	0.02mi	3/2.5	1,380 (-10%)	7mo	$110,000	$80	74
13910 Dundee Cir	0.12mi	3/2.0	1,392 (-9%)	9mo	$170,000	$122	71
14011 Dunbar Ct	0.05mi	3/3.0	1,731 (+13%)	9mo	$139,950	$81	65

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $397
• Equity at exit: $22,052

10-year hold

• IRR: 13.1%
• Equity multiple: 2.21×
• Total profit: $50,291
• Equity at exit: $12,788

Cash invested: $41,412 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,839 high
• Mortgage (P&I): −$776
• Tax from tax record: −$103 /mo · $1,236/yr
• Insurance: −$62
• HOA: −$225
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $288

Break-even live

Break-even rent $1,475

Max offer price $147,900

Occupancy floor 79%

Sensitivity live

Price	-10% $372	-5% $330	+0% $288	+5% $246	+10% $204
Rent	-10% $143	-5% $215	+0% $288	+5% $360	+10% $433
Rate	-1.0pp $362	-0.5pp $325	base $288	+0.5pp $250	+1.0pp $211

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: $36,975
• Closing costs: $4,437
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14011 Dunbar Ct Grandview, MO	3.0	3.0	1750	$1,725	$0.99	6d	1	0.06mi
6501 E 137th St Grandview, MO	4.0	3.0	1469	$2,135	$1.45	45d	1	0.48mi
5940 E 136th St Grandview, MO	4.0	2.0	1897	$1,575	$0.83	25d	1	0.55mi
13915 Grandboro Ln Grandview, MO	4.0	2.5	1515	$1,895	$1.25	4d	1	0.56mi
13915 Grandboro Ln Grandview, MO	4.0	2.5	1515	$1,895	$1.25	3d	1	0.56mi
7002 E 140th Ter Grandview, MO	3.0	2.0	2095	$2,321	$1.11	5d	1	0.62mi
13701 11th Ter Grandview, MO	4.0	2.0	1900	$1,940	$1.02	45d	1	0.64mi
14411 Craig Ave Grandview, MO	3.0	2.5	1284	$1,891	$1.47	25d	1	0.68mi
14412 Wilshire Cir Grandview, MO	3.0	3.0	2040	$2,205	$1.08	14d	1	0.75mi
6003 E 133rd St Grandview, MO	4.0	2.5	1560	$1,990	$1.28	13d	1	0.90mi
14700 Pine View Dr Grandview, MO	3.0	1.5	1168	$1,900	$1.63	45d	1	0.93mi
14719 Bellaire Ave Grandview, MO	4.0	2.0	1440	$1,750	$1.22	45d	1	0.97mi
13206 15th St Grandview, MO	3.0	2.0	1204	$1,735	$1.44	23d	1	1.02mi
13718 Cypress Ave Grandview, MO	3.0	1.0	1050	$1,445	$1.38	9d	1	1.02mi
6505 Yorkshire Ct Grandview, MO	3.0	2.0	1697	$2,090	$1.23	5d	1	1.07mi
6108 E 149th St Grandview, MO	4.0	1.5	1200	$1,465	$1.22	45d	1	1.12mi
6205 E 149th St Grandview, MO	4.0	1.0	1200	$1,495	$1.25	23d	1	1.13mi
7502 E 132nd Ter Grandview, MO	3.0	2.0	1754	$2,135	$1.22	25d	1	1.34mi

HOA detail

• Monthly dues: $225 · $2,700/yr
• Likely covers: watersewertrashlandscapingsnow removal

Listing history 26 events

1. 2026-06-21
   days on market $147,900 Active 93 DOM
2. 2026-06-18
   days on market $147,900 Active 90 DOM
3. 2026-06-17
   days on market $147,900 Active 89 DOM
4. 2026-06-16
   days on market $147,900 Active 88 DOM
5. 2026-06-15
   days on market $147,900 Active 87 DOM
6. 2026-06-13
   days on market $147,900 Active 85 DOM
7. 2026-06-13
   days on market $147,900 Active 84 DOM
8. 2026-06-09
   days on market $147,900 Active 81 DOM
9. 2026-06-08
   days on market $147,900 Active 80 DOM
10. 2026-06-07
    days on market $147,900 Active 79 DOM
11. 2026-06-03
    days on market $147,900 Active 75 DOM
12. 2026-06-02
    days on market $147,900 Active 74 DOM
13. 2026-06-01
    days on market $147,900 Active 73 DOM
14. 2026-05-31
    days on market $147,900 Active 72 DOM
15. 2026-03-20
    listed $147,900 Active 515-char remark

    Show marketing remark (515 chars)

    Love Living Local - Excellent investment opportunity in Grandnview! Tenant occupied townhouse in boasts a smart floor plan with ample natural light and large family room. Subdivision includes a playground, and basketball courts! HOA adds value covering the cost of water, plus the sewer, trash and recycling, all lawn care, exterior paint & snow removal making it a maintenance-friendly investment, or owner occupant. Close to highway, shopping, restaurants, golf, and parks. Please do not disturb the tenant.

16. 2025-12-31
    historical
17. 2025-09-03
    price $147,900
18. 2025-06-07
    listed $149,900 Active
19. 2024-12-24
    historical
20. 2024-10-24
    price $126,900
21. 2024-08-05
    listed $129,900 Active
22. 2010-07-08
    soldstatus $161,334
23. 2009-04-01
    soldstatus
24. 2009-02-18
    listed $22,500
25. 2004-09-13
    soldstatus
26. 1993-08-23
    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: $1,236 · $103/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: +$198/yr (+$17/mo · 16.0%)

ⓘ 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 3/10 Moderate
• 🌡 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: $22,072
• − Mortgage interest: −$8,285
• − Property taxes: −$1,236
• − Insurance: −$740
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − HOA: −$2,700
• − Depreciation: −$4,303
• Taxable income: $1,278
• Est. tax owed @ 24.0%: −$307
• After-tax cash flow: $3,147/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

+557.3% since first listed

12 events — show timeline

• 2026-03-20 Listed $147,900 Heartland MLS as Distributed by MLS Grid
• 2025-12-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-09-03 Price Changed $147,900 Heartland MLS as Distributed by MLS Grid
• 2025-06-07 Listed $149,900 Heartland MLS as Distributed by MLS Grid
• 2024-12-24 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-10-24 Price Changed $126,900 Heartland MLS as Distributed by MLS Grid
• 2024-08-05 Listed $129,900 Heartland MLS as Distributed by MLS Grid
• 2010-07-08 Sold (Public Records) $161,334 Public Records
• 2009-04-01 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-02-18 Listed $22,500 Heartland MLS as Distributed by MLS Grid
• 2004-09-13 Sold (Public Records) — Public Records
• 1993-08-23 Sold (Public Records) — Public Records

Property tax history

+10.2%/yr

Latest (2025): $1,236 · -29.7% YoY. Source: county tax records.