5631 Cambridge Ave · Kansas City, MO 64129

$160,000

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 91 Days on market

Built 1957 0.61 ac lot $192/sqft · 37% above area Est $165k · at est. ↓ 8% since listing

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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 +14.6/30.0
• ARV discount +8.8/15.0
• DSCR +4.5/10.0
• Livability +3.9/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully updated 3 bedroom, 1 bath property situated on a HUGE lot offering endless possibilities. From the moment you step inside, you’ll appreciate the fresh, modern feel with updated finishes throughout. The spacious living area features neutral tones that create a warm and inviting atmosphere, while the updated kitchen showcases white cabinetry, sleek countertops, and stainless steel appliances for a clean, contemporary look. Each bedroom is comfortable and well-appointed, and mini split systems in every room provide efficient, customizable heating and cooling year-round. The updated bath offers a fresh, crisp design that complements the home’s overall style. Outside, the expansive lot is a rare find, providing ample space for outdoor entertaining, gardening, recreation, or future expansion. A storage shed adds additional convenience, and the generous yard offers plenty of room to spread out and enjoy. This move-in ready home combines modern updates, energy efficiency, and an oversized lot to create an exceptional opportunity you won’t want to miss.

Key facts

• Expansive lot
• Generous yard
• Storage shed

Tags

• UPDATED KITCHEN
• MINI SPLIT SYSTEMS
• EXPANSIVE LOT
• STORAGE SHED
• GENEROUS YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $38 ($454/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 $131k (18.1% below list).
• Recommended offer: $131k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.9% in Kansas City — 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 78/100 on livability (#28 in MO, #2,671 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools C-, crime 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: 52 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 31% of the median local income ($51k/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 $5k 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 91 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,975 (18.1% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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. 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?
6. 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?
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: 0.82% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.01%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

• ARV (median comp): $164,667
• List price: $160,000
• Delta: -2.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7407 E 56th Ter	0.34mi	2/1.0	844 (+1%)	8mo	$95,000	$113	75
5605 Oakland Ave	0.39mi	2/1.0	728 (-12%)	9mo	$149,950	$206	54
7403 E 56th Ter	0.32mi	2/1.0	937 (+13%)	20mo	$99,000	$106	47
7617 E 52nd Ter	0.68mi	3/1.0 (+1)	864 (+4%)	16mo	$160,000	$185	43
8004 E 57th St	0.68mi	2/1.0	728 (-12%)	12mo	$130,000	$179	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.47×
• Total profit: $-23,566
• Equity at exit: $23,857

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-17,612
• Equity at exit: $13,834

Cash invested: $44,800 (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 64129

• Home prices YoY: -9.8%
• Active inventory: 52
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,310 high
• Mortgage (P&I): −$839
• Tax from tax record: −$91 /mo · $1,094/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $38

Break-even live

Break-even rent $1,262

Max offer price $160,000

Occupancy floor 92%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7615 E 49th St Kansas City, MO	2.0	1.0	888	$1,095	$1.23	44d	1	1.08mi
7601 Sni a Bar Ter Kansas City, MO	2.0	1.0	827	$1,099	$1.33	44d	1	1.09mi
5126 Booth Ave Kansas City, MO	2.0	1.0	950	$1,149	$1.21	12d	1	1.13mi
4730 Richmond Ave Kansas City, MO	3.0	1.0	821	$1,395	$1.70	44d	1	1.17mi
7611 E 47th Ter Kansas City, MO	3.0	1.0	840	$1,276	$1.52	7d	1	1.20mi
5420 Blue Ridge Cutoff Raytown, MO	1.0	1.0	550	$1,004	$1.83	44d	1	1.26mi
8855 E 59th St Raytown, MO	3.0	1.5	864	$1,396	$1.62	44d	1	1.42mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	2d	1	1.49mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	3d	1	1.49mi

Listing history 11 events

1. 2026-05-19
   status Pending 1111-char remark

   Show marketing remark (1111 chars)

   Welcome home to this beautifully updated 3 bedroom, 1 bath property situated on a HUGE lot offering endless possibilities. From the moment you step inside, you’ll appreciate the fresh, modern feel with updated finishes throughout. The spacious living area features neutral tones that create a warm and inviting atmosphere, while the updated kitchen showcases white cabinetry, sleek countertops, and stainless steel appliances for a clean, contemporary look. Each bedroom is comfortable and well-appointed, and mini split systems in every room provide efficient, customizable heating and cooling year-round. The updated bath offers a fresh, crisp design that complements the home’s overall style. Outside, the expansive lot is a rare find, providing ample space for outdoor entertaining, gardening, recreation, or future expansion. A storage shed adds additional convenience, and the generous yard offers plenty of room to spread out and enjoy. This move-in ready home combines modern updates, energy efficiency, and an oversized lot to create an exceptional opportunity you won’t want to miss.

2. 2026-04-09
   status Active 1111-char remark

   Show marketing remark (1111 chars)

   Welcome home to this beautifully updated 3 bedroom, 1 bath property situated on a HUGE lot offering endless possibilities. From the moment you step inside, you’ll appreciate the fresh, modern feel with updated finishes throughout. The spacious living area features neutral tones that create a warm and inviting atmosphere, while the updated kitchen showcases white cabinetry, sleek countertops, and stainless steel appliances for a clean, contemporary look. Each bedroom is comfortable and well-appointed, and mini split systems in every room provide efficient, customizable heating and cooling year-round. The updated bath offers a fresh, crisp design that complements the home’s overall style. Outside, the expansive lot is a rare find, providing ample space for outdoor entertaining, gardening, recreation, or future expansion. A storage shed adds additional convenience, and the generous yard offers plenty of room to spread out and enjoy. This move-in ready home combines modern updates, energy efficiency, and an oversized lot to create an exceptional opportunity you won’t want to miss.

3. 2026-03-19
   historical Active Under Contract 1111-char remark

   Show marketing remark (1111 chars)

   Welcome home to this beautifully updated 3 bedroom, 1 bath property situated on a HUGE lot offering endless possibilities. From the moment you step inside, you’ll appreciate the fresh, modern feel with updated finishes throughout. The spacious living area features neutral tones that create a warm and inviting atmosphere, while the updated kitchen showcases white cabinetry, sleek countertops, and stainless steel appliances for a clean, contemporary look. Each bedroom is comfortable and well-appointed, and mini split systems in every room provide efficient, customizable heating and cooling year-round. The updated bath offers a fresh, crisp design that complements the home’s overall style. Outside, the expansive lot is a rare find, providing ample space for outdoor entertaining, gardening, recreation, or future expansion. A storage shed adds additional convenience, and the generous yard offers plenty of room to spread out and enjoy. This move-in ready home combines modern updates, energy efficiency, and an oversized lot to create an exceptional opportunity you won’t want to miss.

4. 2026-02-17
   listed $160,000 Active 1111-char remark

   Show marketing remark (1111 chars)

   Welcome home to this beautifully updated 3 bedroom, 1 bath property situated on a HUGE lot offering endless possibilities. From the moment you step inside, you’ll appreciate the fresh, modern feel with updated finishes throughout. The spacious living area features neutral tones that create a warm and inviting atmosphere, while the updated kitchen showcases white cabinetry, sleek countertops, and stainless steel appliances for a clean, contemporary look. Each bedroom is comfortable and well-appointed, and mini split systems in every room provide efficient, customizable heating and cooling year-round. The updated bath offers a fresh, crisp design that complements the home’s overall style. Outside, the expansive lot is a rare find, providing ample space for outdoor entertaining, gardening, recreation, or future expansion. A storage shed adds additional convenience, and the generous yard offers plenty of room to spread out and enjoy. This move-in ready home combines modern updates, energy efficiency, and an oversized lot to create an exceptional opportunity you won’t want to miss.

5. 2024-07-29
   soldstatus
6. 2024-07-26
   soldstatus Closed 299-char remark

   Show marketing remark (299 chars)

   Better than new, This home features a brand new energy efficient AC/Heat system. With 5 mini split head units so that you can control the temperature in each and every room separately. This professionally remodeled home is ready for worry free living. Don't miss out on all brand new appliances too!

7. 2024-06-15
   status Pending 299-char remark

   Show marketing remark (299 chars)

   Better than new, This home features a brand new energy efficient AC/Heat system. With 5 mini split head units so that you can control the temperature in each and every room separately. This professionally remodeled home is ready for worry free living. Don't miss out on all brand new appliances too!

8. 2024-06-01
   listed $174,500 Active 299-char remark

   Show marketing remark (299 chars)

   Better than new, This home features a brand new energy efficient AC/Heat system. With 5 mini split head units so that you can control the temperature in each and every room separately. This professionally remodeled home is ready for worry free living. Don't miss out on all brand new appliances too!

9. 2023-03-06
   soldstatus
10. 2004-04-01
    soldstatus
11. 1997-04-11
    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: $1,094 · $91/mo
• Projected year-2 tax: $1,552 · $129/mo
• Expected delta: +$458/yr (+$38/mo · 41.9%)

ⓘ 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 ≥107°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: $15,717
• − Mortgage interest: −$8,962
• − Property taxes: −$1,094
• − Insurance: −$800
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$4,655
• Taxable loss: −$2,309
• Est. tax savings @ 24.0%: +$554
• After-tax cash flow: $1,008/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 — Kansas City

• Score: 78/100
• State rank: #28
• US rank: #2671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kansas City, MO
• County: Jackson County · 687,798 people
• City population: 439,467
• Metro: Kansas City, MO-KS
• Population (ZIP): 9,267
• Household income: $51,310
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 349.0

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 0.65)
• Race & ethnicity: Black 45% White 37% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 4% Italian 2% Armenian 1%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 8% 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: ▼ -32.25%
• Current HPI: 297.5233
• Rent YoY: —
• 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

-8.3% since first listed

11 events — show timeline

• 2026-05-19 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-09 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-19 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-02-17 Listed $160,000 Heartland MLS as Distributed by MLS Grid
• 2024-07-29 Sold (Public Records) — Public Records
• 2024-07-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-06-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-06-01 Listed $174,500 Heartland MLS as Distributed by MLS Grid
• 2023-03-06 Sold (Public Records) — Public Records
• 2004-04-01 Sold (Public Records) — Public Records
• 1997-04-11 Sold (Public Records) — Public Records

Property tax history

-0.4%/yr

Latest (2025): $1,094 · +6.4% YoY. Source: county tax records.