5925 Crescent Ave · Raytown, MO 64133

$101,600

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 163 Days on market

Built 1954 $106/sqft · 45% below area Est $184k · 45% under

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Why this score? — see what drove the B- 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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +7.0/10.0
• 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

Listing remarks MLS

AUCTION Occupied - Great opportunity to own this ranch style home, built in 1954 and featuring 3 bedrooms, 1 bath, and on a nice sized lot. NO ACCESS, OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. ***Please read all disclaimers before placing a bid***

Key facts

• Garage
• Built 1954
• Listed 163 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $89k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 (+1.3%/yr); 203 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $702 of loan paydown is wiped out by about $3k 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 163 days — a 12% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,408 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.20% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.78%
• DSCR: 1.44
• GRM: 7.0

CMA / ARV

• ARV (median comp): $184,470
• List price: $101,600
• Delta: -44.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5605 Ditzler Ave	0.50mi	2/1.0	960 (0%)	2mo	$134,900	$141	75
5804 Manning Ave	0.41mi	3/1.5 (+1)	984 (+2%)	2mo	$187,000	$190	68
5709 Elm Ave	0.35mi	2/1.0	880 (-8%)	3mo	$159,900	$182	67
5801 Elm Ave	0.25mi	3/1.0 (+1)	1,044 (+9%)	3mo	$184,900	$177	66
5910 Kentucky Ave	0.56mi	3/2.0 (+1)	1,008 (+5%)	1mo	$100,000	$99	56
5521 Ash Ave	0.72mi	2/1.5	1,010 (+5%)	1mo	$155,000	$153	55
5834 Hunter Ct	0.53mi	2/2.0	1,086 (+13%)	2mo	$250,000	$230	48
8852 E 59th Ter	0.60mi	3/1.0 (+1)	1,059 (+10%)	3mo	$174,900	$165	47
8804 E 59th Ter	0.64mi	3/1.0 (+1)	864 (-10%)	2mo	$184,900	$214	47
4740 Cedar Ave	0.72mi	3/2.0 (+1)	1,002 (+4%)	7mo	$194,000	$194	44
8817 E 57th Ter	0.68mi	3/1.0 (+1)	1,100 (+15%)	4mo	$185,000	$168	35
6208 Willow Ave	0.72mi	3/2.0 (+1)	1,104 (+15%)	4mo	$231,500	$210	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 · 1.34% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-3,661
• Equity at exit: $15,149

10-year hold

• IRR: 4.2%
• Equity multiple: 1.28×
• Total profit: $8,038
• Equity at exit: $8,785

Cash invested: $28,448 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,216 high
• Mortgage (P&I): −$533
• Tax from tax record: −$153 /mo · $1,840/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $232

Break-even live

Break-even rent $922

Max offer price $101,600

Occupancy floor 76%

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: $25,400
• Closing costs: $3,048
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9805 E 61st St Raytown, MO	1.0–2.0	1.0	758	$924	$1.22	2d	39	0.30mi
5943 Raytown Rd Unit F Raytown, MO	2.0	1.0	750	$1,150	$1.53	44d	1	0.36mi
8855 E 59th St Raytown, MO	3.0	1.5	864	$1,396	$1.62	44d	1	0.58mi
10309 E 61st St Raytown, MO	1.0–2.0	1.0	695	$1,100	$1.58	2d	2	0.59mi
10318 E 63rd St Raytown, MO	1.0–2.0	1.0–1.5	785	$1,200	$1.53	24d	2	0.67mi
9706 E 65th Ter Raytown, MO	3.0	1.0	995	$1,295	$1.30	44d	1	0.74mi
10621 E 56th St Raytown, MO	2.0	1.0	768	$1,340	$1.74	3d	1	0.84mi
6541 Raytown Rd Raytown, MO	2.0	1.0	705	$975	$1.38	2d	1	0.84mi
10005 E 53rd St Raytown, MO	3.0	1.0	700	$1,250	$1.79	3d	1	0.87mi
10005 E 53rd St Raytown, MO	3.0	1.0	700	$1,250	$1.79	2d	1	0.87mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	2d	1	0.94mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	3d	1	0.94mi
9409 E 67th Ter Raytown, MO	2.0	1.0	840	$1,275	$1.52	12d	1	0.97mi
5420 Blue Ridge Cutoff Raytown, MO	1.0	1.0	550	$1,004	$1.83	44d	1	1.01mi
6646 Maywood Ave Raytown, MO	2.0	1.0	716	$850	$1.19	44d	1	1.02mi
9408 E 68th St Raytown, MO	2.0	1.0	1112	$1,295	$1.16	16d	1	1.03mi
10111 E 67th St Raytown, MO	2.0	2.0	872	$1,195	$1.37	16d	1	1.06mi
10113 E 67th St Raytown, MO	2.0	2.0	872	$1,195	$1.37	16d	1	1.06mi
10115 E 67th St Unit 10111 Raytown, MO	2.0	2.0	872	$1,195	$1.37	20d	1	1.06mi
11121 E 56th Ter Raytown, MO	2.0	1.0	1120	$1,295	$1.16	15d	1	1.11mi
5126 Booth Ave Kansas City, MO	2.0	1.0	950	$1,149	$1.21	12d	1	1.34mi
4934 Appleton Ave Kansas City, MO	3.0	2.0	1000	$1,395	$1.40	16d	1	1.39mi
7028 Hunter St Raytown, MO	2.0	1.0	750	$1,195	$1.59	44d	1	1.44mi
9004 E Gregory Blvd Raytown, MO	2.0	1.0	792	$1,250	$1.58	15d	1	1.45mi
8912 E Gregory Blvd Raytown, MO	2.0	1.0	816	$1,345	$1.65	44d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $101,600 Active 163 DOM
2. 2026-06-17
   days on market $101,600 Active 162 DOM
3. 2026-06-16
   days on market $101,600 Active 161 DOM
4. 2026-06-15
   days on market $101,600 Active 160 DOM
5. 2026-06-13
   days on market $101,600 Active 158 DOM
6. 2026-06-13
   days on market $101,600 Active 157 DOM
7. 2026-06-09
   days on market $101,600 Active 154 DOM
8. 2026-06-08
   days on market $101,600 Active 153 DOM
9. 2026-06-07
   days on market $101,600 Active 152 DOM
10. 2026-06-03
    days on market $101,600 Active 148 DOM
11. 2026-06-02
    days on market $101,600 Active 147 DOM
12. 2026-06-01
    days on market $101,600 Active 146 DOM
13. 2026-05-31
    days on market $101,600 Active 145 DOM
14. 2026-01-06
    listed $101,600 Active 423-char remark

    Show marketing remark (423 chars)

    AUCTION Occupied - Great opportunity to own this ranch style home, built in 1954 and featuring 3 bedrooms, 1 bath, and on a nice sized lot. NO ACCESS, OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. ***Please read all disclaimers before placing a bid***

15. 2009-11-24
    soldstatus
16. 2009-11-23
    soldstatus 242-char remark

    Show marketing remark (242 chars)

    Very Cute, well cared for home. Vinyl siding, large eat in kitchen, all appliances stay. Hardwood floors in bedrooms are in good shape, Laundry is located off kitchen. Washer/Dryer stay. Front covered porch, fenced yard. Deck on back of home.

17. 2009-07-02
    listed $69,900 242-char remark

    Show marketing remark (242 chars)

    Very Cute, well cared for home. Vinyl siding, large eat in kitchen, all appliances stay. Hardwood floors in bedrooms are in good shape, Laundry is located off kitchen. Washer/Dryer stay. Front covered porch, fenced yard. Deck on back of home.

18. 1999-07-06
    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: $1,840 · $153/mo
• Projected year-2 tax: $1,840 · $153/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°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: $14,587
• − Mortgage interest: −$5,691
• − Property taxes: −$1,840
• − Insurance: −$508
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$2,956
• Taxable income: $1,258
• Est. tax owed @ 24.0%: −$302
• After-tax cash flow: $2,480/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

+45.4% since first listed

5 events — show timeline

• 2026-01-06 Listed $101,600 MARIS as Distributed by MLS Grid
• 2009-11-24 Sold (Public Records) — Public Records
• 2009-11-23 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-07-02 Listed $69,900 Heartland MLS as Distributed by MLS Grid
• 1999-07-06 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,840 · +6.0% YoY. Source: county tax records.