5215 Highland Ave · Kansas City, MO 64110

$50,500

3 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 1 Days on market

Built 1924 10,705 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Property is being sold As-Is, In Its Present Condition and without Seller's Disclosures.

Key facts

• 0.25 acre lot
• Built 1924

Property features AI

Finance

• Other: Living area approximately 1,160 (per public records)
• HOA & community: No association fees

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 1.5-story floor plan
• Construction: Frame construction; Composition roof; About 101 years old
• Exterior features: Metal fencing; Located inside city limits on a city lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Has a basement finished with stone/rock

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $841 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Cap rate 26.3% 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.
• Kansas City 33 (urban): math 12% / reading 24% proficiency, ranked #308 of 324 in MO (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+4.0%/yr); tight market (median 1 DOM); 125 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $349 of loan paydown is wiped out by about $2k 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 + 4.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,500

Questions for the listing agent

1. Built in 1924 — 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. 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?
4. 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.
5. 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.
6. 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: 2.99% ✓
• Cap rate: 26.27%
• Cash-on-cash: 71.35%
• DSCR: 4.17
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $156,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5215 Highland Ave	0.00mi	3/1.0	1,160 (0%)	0mo	$50,500	$44	100
5155 Brookwood Ave	0.08mi	3/2.0	1,165 (+0%)	5mo	$149,900	$129	88
5342 Euclid Ave	0.25mi	3/1.5	1,114 (-4%)	1mo	$124,000	$111	79
5409 Brooklyn Ave	0.40mi	3/1.0	1,250 (+8%)	7mo	$180,000	$144	63
5526 Lydia Ave	0.47mi	3/1.0	1,238 (+7%)	7mo	$220,000	$178	61
4916 Wabash Ave	0.60mi	3/1.0	1,231 (+6%)	4mo	$125,000	$102	59
4930 Paseo Blvd	0.38mi	3/1.0	1,320 (+14%)	4mo	$120,000	$91	56
5442 Brooklyn Ave	0.43mi	3/2.0	1,268 (+9%)	5mo	$220,000	$174	56
1820 E 55th St	0.34mi	4/2.0 (+1)	1,294 (+12%)	4mo	$225,000	$174	52
5737 Virginia Ave	0.73mi	2/1.0 (-1)	1,086 (-6%)	6mo	$150,000	$138	45
5806 Highland Ave	0.74mi	3/1.0	1,328 (+14%)	4mo	$179,000	$135	38
5702 Forest Ave	0.73mi	4/2.0 (+1)	1,268 (+9%)	6mo	$155,000	$122	37

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 · 3.95% rent growth · sell at horizon

5-year hold

• IRR: 72.1%
• Equity multiple: 4.31×
• Total profit: $46,843
• Equity at exit: $7,530

10-year hold

• IRR: 76.2%
• Equity multiple: 9.20×
• Total profit: $115,936
• Equity at exit: $4,366

Cash invested: $14,140 (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 64110

• Rents YoY: 4.0%
• Median DOM (111 sales): 1 d
• Active inventory: 125
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,511 high
• Mortgage (P&I): −$265
• Tax from tax record: −$67 /mo · $801/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $841

Break-even live

Break-even rent $446

Max offer price $50,500

Occupancy floor 39%

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: $12,625
• Closing costs: $1,515
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5115 Woodland Ave Kansas City, MO	4.0	1.0	1136	$1,700	$1.50	44d	1	0.13mi
5241 Brookwood Ave Kansas City, MO	3.0	2.0	1431	$1,550	$1.08	44d	1	0.15mi
5332 Highland Ave Kansas City, MO	3.0	1.0	1022	$1,350	$1.32	7d	1	0.19mi
5120 The Paseo Apt 1 Kansas City, MO	2.0	1.0	1500	$1,550	$1.03	44d	1	0.19mi
5114 Brooklyn Ave Kansas City, MO	3.0	1.5	1116	$1,300	$1.16	7d	1	0.30mi
5410 Euclid Ave Kansas City, MO	3.0	2.0	1119	$1,395	$1.25	44d	1	0.30mi
5430 Michigan Ave Kansas City, MO	2.0	1.0	1250	$1,495	$1.20	44d	1	0.32mi
4910 Michigan Ave Kansas City, MO	3.0	1.5	1199	$1,400	$1.17	7d	1	0.38mi
5524 Woodland Ave Kansas City, MO	3.0	1.0	1243	$1,095	$0.88	23d	1	0.43mi
5529 Michigan Ave Kansas City, MO	2.0	1.0	847	$995	$1.17	44d	1	0.45mi
4925 Tracy Ave Unit 1 Kansas City, MO	2.0	1.0	1000	$1,400	$1.40	44d	1	0.46mi
4930 Park Ave Kansas City, MO	3.0	1.0	900	$1,300	$1.44	16d	1	0.46mi
5531 Euclid Ave Kansas City, MO	3.0	1.0	1135	$1,300	$1.15	44d	1	0.47mi
2420 E 51st St Kansas City, MO	3.0	2.0	1460	$1,350	$0.92	23d	1	0.50mi
5405 Harrison St Unit 2F Kansas City, MO	2.0	1.0	1025	$1,295	$1.26	20d	1	0.56mi
5405 Harrison St Unit 2F Kansas City, MO	2.0	1.0	1025	$1,295	$1.26	16d	1	0.56mi
5405 Harrison St Kansas City, MO	2.0	1.0	1025	$1,295	$1.26	16d	1	0.56mi
5407 Harrison St Unit 1F Kansas City, MO	2.0	1.0	1025	$1,195	$1.17	44d	1	0.56mi
5409 Harrison St Unit 5411 Kansas City, MO	2.0	1.0	900	$1,199	$1.33	23d	1	0.57mi
5411 Harrison St Unit 1F Kansas City, MO	2.0	1.0	900	$1,199	$1.33	23d	1	0.57mi
5424 Harrison St Unit 5426 Kansas City, MO	2.0	1.0	1234	$1,125	$0.91	20d	1	0.61mi
5426 Harrison St Unit 2F Kansas City, MO	2.0	1.0	1234	$1,125	$0.91	16d	1	0.61mi
5436 Harrison St Unit 1F Kansas City, MO	2.0	1.0	1050	$1,195	$1.14	44d	1	0.63mi
5446 Harrison St Unit 2F Kansas City, MO	2.0	1.0	960	$1,099	$1.14	14d	1	0.64mi
5708 Euclid Ave Kansas City, MO	4.0	2.0	1350	$1,600	$1.19	16d	1	0.65mi
5618 Forest Ave Kansas City, MO	3.0	1.0	1198	$1,275	$1.06	16d	1	0.67mi
5424 Charlotte St Kansas City, MO	2.0	1.0	958	$1,395	$1.46	20d	1	0.71mi
5424 Charlotte St Kansas City, MO	2.0	1.0	958	$1,395	$1.46	16d	1	0.71mi
5335 Holmes St Unit 2F Kansas City, MO	2.0	1.0	960	$1,295	$1.35	23d	1	0.72mi
5335 Holmes St Unit 2F Kansas City, MO	2.0	1.0	960	$1,295	$1.35	16d	1	0.72mi
5730 Garfield Ave Kansas City, MO	3.0	1.0	866	$1,195	$1.38	16d	1	0.72mi
5038 S Benton Ave Kansas City, MO	4.0	3.0	1500	$1,875	$1.25	21d	1	0.74mi
2100 E 58th St Kansas City, MO	2.0	1.0	1030	$1,500	$1.46	44d	1	0.75mi
5013 S Benton Ave Kansas City, MO	3.0	1.0	978	$1,225	$1.25	23d	1	0.78mi
1500 E 46th St Kansas City, MO	1.0–3.0	1.0	803	$1,275	$1.59	44d	1	0.78mi
4917 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	23d	1	0.82mi
4911 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	17d	1	0.83mi
4614 Forest Ave Kansas City, MO	2.0	2.0	1265	$1,995	$1.58	16d	1	0.84mi
4610 Forest Ave Kansas City, MO	3.0	2.0	1365	$2,450	$1.79	44d	1	0.84mi
1214 Brush Creek Blvd Unit 03 Kansas City, MO	2.0	1.0	950	$1,050	$1.11	17d	1	0.87mi

Listing history 3 events

1. 2026-05-27
   status Pending
2. 2026-05-27
   listed $50,500 Active
3. 1992-04-29
   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: $801 · $67/mo
• Projected year-2 tax: $801 · $67/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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,126
• − Mortgage interest: −$2,829
• − Property taxes: −$801
• − Insurance: −$252
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$1,469
• Taxable income: $9,875
• Est. tax owed @ 24.0%: −$2,370
• After-tax cash flow: $7,718/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: Kansas City 33
• NCES district ID: 2916400
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 24% ▬ 0.00%
• Median HH income: $35,227
• Composite: 14.8/100
• National rank: #9387
• State rank: #308 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): 16,878
• Household income: $63,044
• Rent vs Own: 52.2% rent · 47.8% own
• Severe rent burden: 962.0

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 0.63)
• Race & ethnicity: White 49% Black 34% Two or more races 10% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -514.37%
• Current HPI: 371.8501
• Rent YoY: ▲ 3.95%
• 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

3 events — show timeline

• 2026-05-27 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-27 Listed $50,500 Heartland MLS as Distributed by MLS Grid
• 1992-04-29 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $801 · -21.6% YoY. Source: county tax records.