9201 E 54th St · Raytown, MO 64133

$675,000

12 bd · None ba · 3,568 sqft · MultiFamily public records · 14 Days on market

Built 1972 0.25 ac lot

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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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.4/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

9201 E. 54th Street is a 6-unit building located on the corner of a cul-de-sac in Raytown, Missouri. Built in 1985, the property dwells in a neighborhood of rental properties and provides tenants 8 off-street parking spaces at the front of the building. The property stands 2.5-stories with vinyl siding/windows with a pitched composition shingle roof on a large lot. The building is separately metered for gas, electric and water (tenants responsible for all utilities) and units have front & rear access (keycode entry). 5 of the 6 HVAC/furnace systems have been replaced at the building. The All units at the property are two-bedroom, one-bathroom units with an approximate unit size of 800 square-feet (+/-). The current owner of the property, Every Child’s Hope, operates as a private, non-profit equal housing provider. The goal being to provide increased opportunities for housing and support services for people who have limited resources (operating as tax-exempt property). All units feature central air/heat, washer/dryer in units, excellent closet/storage space, fully equipped eat-in kitchens and individual mechanical rooms. Basement unit’s floors are epoxy while the above-grade units are predominantly carpet and LVT. 9201 E. 54th has excellent commuter accessibility to highways/interstates and nearby shops/restaurants. The building backing to the property, 9200 E. 54th Terrace (MLS: 2460570) is also available for sale providing opportunity for new ownership to take advantages of the synergies of owning adjacent properties. The property will be delivered vacant at closing.

Key facts

• Washer and dryer
• New paint
• New appliances

Tags

• OFF-STREET PARKING
• FULLY EQUIPPED KITCHEN
• WASHER AND DRYER
• NEW PAINT
• NEW APPLIANCES
• NEW LVP FLOORING

Property features AI

Finance

• Financial info: Operating expenses include insurance, property management, and real estate tax

Exterior

• Parking: Assigned parking for 8 vehicles (total)
• Utilities: Public water; Public sewer; Central water heater
• Home design: Residential income property (apartment); Two-story building; Zoned APT
• Construction: Brick construction; Composition roof
• Exterior features: Property located on the north corner of a cul-de-sac; Not in a flood plain

Interior

• Kitchen: Dishwasher; Garbage disposal; Range/oven; Refrigerator
• Bedrooms: All units are 2-bedroom
• Heating & cooling: Natural gas heating; Electric cooling (has cooling)
• Interior features: Apartment building with multiple 2-bedroom units; Dishwasher; Garbage disposal; Hot water heater; Range/oven; Refrigerator
• Laundry & utility: Central water heater

What this means for you Summary

Snapshot

• This is a 12-bed/?-bath multifamily listed at $675k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $675k).
• Cap rate 8.4% 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 (+1.3%/yr); 203 active listings in the ZIP; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $7,007/mo this rent would consume 124% of the median local household income ($68k/yr) (locally 1173% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $20k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $675,000

Questions for the listing agent

1. Built in 1972 — 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. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.34% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-46,647
• Equity at exit: $100,645

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $9,079
• Equity at exit: $58,362

Cash invested: $189,000 (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: 203
• Price-to-rent: 48.2×

Monthly cashflow live

• Estimated rent: $7,007 high
• Mortgage (P&I): −$3,540
• Tax from tax record: −$548 /mo · $6,571/yr
• Insurance: −$281
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,471
• Net cashflow: $1,167

Break-even live

Break-even rent $5,530

Max offer price $675,000

Occupancy floor 78%

Sensitivity live

Price	-10% $1,549	-5% $1,358	+0% $1,167	+5% $976	+10% $785
Rent	-10% $613	-5% $890	+0% $1,167	+5% $1,444	+10% $1,720
Rate	-1.0pp $1,507	-0.5pp $1,339	base $1,167	+0.5pp $992	+1.0pp $814

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$7,008
Total (6 units)			$7,007

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: $168,750
• Closing costs: $20,250
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $675,000 Active 14 DOM
2. 2026-06-17
   days on market $675,000 Active 13 DOM
3. 2026-06-16
   days on market $675,000 Active 12 DOM
4. 2026-06-15
   days on market $675,000 Active 11 DOM
5. 2026-06-13
   days on market $675,000 Active 9 DOM
6. 2026-06-13
   days on market $675,000 Active 8 DOM
7. 2026-06-09
   days on market $675,000 Active 5 DOM
8. 2026-06-08
   days on market $675,000 Active 4 DOM
9. 2026-06-07
   listed $675,000 Active 3 DOM

ⓘ 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: $6,571 · $548/mo
• Projected year-2 tax: $6,571 · $548/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 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°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: $84,084
• − Mortgage interest: −$37,810
• − Property taxes: −$6,571
• − Insurance: −$3,375
• − Repairs & maintenance: −$6,727
• − Management: −$6,727
• − Depreciation: −$19,636
• Taxable income: $3,238
• Est. tax owed @ 24.0%: −$777
• After-tax cash flow: $13,226/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

+65.0% since first listed

14 events — show timeline

• 2026-06-05 Listed $675,000 Heartland MLS as Distributed by MLS Grid
• 2025-05-23 Rental Removed $919 SHOWMOJO
• 2025-05-06 Listed for Rent $919 SHOWMOJO
• 2025-05-06 Rental Removed $919 SHOWMOJO2
• 2025-05-01 Rental Removed $919 SHOWMOJO
• 2025-05-01 Listed for Rent $919 SHOWMOJO2
• 2025-03-27 Price Changed $919 SHOWMOJO
• 2025-01-24 Listed for Rent $995 SHOWMOJO
• 2024-03-04 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-01-12 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-12-15 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-11-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-10-24 Listed $409,000 Heartland MLS as Distributed by MLS Grid
• 1988-03-01 Sold (Public Records) — Public Records