5513 Jaudon Ave · Kansas City, MO 64130

$89,000

2 bd · 1.0 ba · 726 sqft · SingleFamily public records · 65 Days on market

Built 1937 7,894 sqft lot $123/sqft · 16% above area Est $87k · at est.

---

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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• ARV discount +6.7/15.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming home offers great potential and is perfect for buyers looking for a fixer upper opportunity. A cute front porch and long driveway add to the home’s curb appeal and provide plenty of parking space. Inside, the home has been freshly repainted and features new carpet, creating a bright and airy feel throughout. The kitchen includes painted cabinetry, some updated tile, and stainless steel appliances, offering a solid starting point for future improvements. The home features three bedrooms, including a primary bedroom that is slightly larger than the others, along with one full bathroom. The spacious walkout basement provides ample room for storage or the opportunity to finish and add additional living space. Outside, you will find a large backyard with plenty of room to enjoy, entertain, or expand. With great bones and recent cosmetic updates already in place, this home is full of potential and ready for your personal touch.

Key facts

• Updated tile
• New carpet
• Front porch

Tags

• FRONT PORCH
• LONG DRIVEWAY
• FRESHLY REPAINTED
• NEW CARPET
• PAINTED CABINETRY
• UPDATED TILE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 fast (+4.4%/yr); 187 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 31% of the median local income ($42k/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 $615 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.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $9k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — 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. 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.
7. 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.
8. 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: 1.22% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.23%
• DSCR: 1.63
• GRM: 6.8

CMA / ARV

• ARV (median comp): $87,453
• List price: $89,000
• Delta: 1.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5424 College Ave	0.20mi	2/1.0	744 (+2%)	3mo	$70,000	$94	84
5416 College Ave	0.22mi	2/1.0	744 (+2%)	10mo	$109,900	$148	77
5420 College Ave	0.21mi	2/1.0	744 (+2%)	11mo	$105,500	$142	77
5030 Walrond Ave	0.60mi	2/1.0	770 (+6%)	2mo	$64,900	$84	60
5216 Wabash Ave	0.51mi	2/1.5	760 (+5%)	8mo	$77,000	$101	60
2907 E 61st St	0.70mi	2/1.0	744 (+2%)	7mo	$67,500	$91	58
5132 Wabash Ave	0.60mi	2/1.0	783 (+8%)	2mo	$139,000	$178	57
5623 Brooklyn Ave	0.54mi	2/1.0	802 (+10%)	2mo	$55,000	$69	55
5923 Walrond Ave	0.52mi	2/1.0	812 (+12%)	5mo	$125,000	$154	52
5700 Norton Ave	0.66mi	3/1.0 (+1)	704 (-3%)	10mo	$99,000	$141	51
3212 E 60th St	0.56mi	2/1.0	818 (+13%)	10mo	$78,500	$96	44
6118 Agnes Ave	0.72mi	2/1.0	660 (-9%)	10mo	$45,000	$68	43

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 · 4.42% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.24×
• Total profit: $5,956
• Equity at exit: $13,270

10-year hold

• IRR: 16.6%
• Equity multiple: 2.44×
• Total profit: $36,004
• Equity at exit: $7,695

Cash invested: $24,920 (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 64130

• Home prices YoY: -21.5%
• Rents YoY: 4.4%
• Active inventory: 187
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,086 high
• Mortgage (P&I): −$467
• Tax from tax record: −$59 /mo · $708/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $295

Break-even live

Break-even rent $712

Max offer price $89,000

Occupancy floor 68%

Sensitivity live

Price	-10% $346	-5% $321	+0% $295	+5% $270	+10% $245
Rent	-10% $210	-5% $253	+0% $295	+5% $338	+10% $381
Rate	-1.0pp $340	-0.5pp $318	base $295	+0.5pp $272	+1.0pp $249

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3315 E 52nd St Kansas City, MO	2.0	1.0	662	$1,125	$1.70	24d	1	0.44mi
3017 E 51st St Kansas City, MO	2.0	1.0	621	$1,303	$2.10	8d	1	0.51mi
2512 E 59th St Kansas City, MO	2.0	1.0	750	$1,150	$1.53	44d	1	0.56mi
5713 Brooklyn Ave Kansas City, MO	2.0	1.0	600	$1,200	$2.00	8d	1	0.59mi
5702 Euclid Ave Kansas City, MO	2.0	1.0	683	$1,000	$1.46	44d	1	0.71mi
2205 E 59th St Kansas City, MO	2.0	1.0	724	$1,025	$1.42	16d	1	0.71mi
1702 Bushman Dr Kansas City, MO	1.0–2.0	1.0–2.0	895	$1,065	$1.19	44d	1	1.12mi
1410 E 49th St Kansas City, MO	1.0	1.0	518	$873	$1.69	44d	1	1.31mi
4838 The Paseo Kansas City, MO	1.0	1.0	518	$827	$1.60	44d	1	1.31mi
4840 The Paseo Kansas City, MO	1.0	1.0	518	$827	$1.60	44d	1	1.32mi
4818 The Paseo Unit 2N Kansas City, MO	1.0	1.0	526	$945	$1.80	16d	1	1.33mi
4818 The Paseo Unit 2N Kansas City, MO	1.0	1.0	526	$995	$1.89	24d	1	1.33mi
4818 The Paseo Unit 3S Kansas City, MO	1.0	1.0	526	$895	$1.70	24d	1	1.33mi
4832 The Paseo Kansas City, MO	1.0	1.0	518	$873	$1.69	44d	1	1.33mi
4818 Paseo Blvd Kansas City, MO	1.0	1.0	526	$945	$1.80	4d	8	1.33mi
4818 Paseo Blvd Kansas City, MO	1.0	1.0	526	$945	$1.80	11d	10	1.33mi
4818 Paseo Blvd Unit 1W Kansas City, MO	1.0	1.0	526	$945	$1.80	24d	1	1.33mi
4818 Paseo Blvd Kansas City, MO	1.0	1.0	518	$850	$1.64	44d	9	1.34mi
4820 The Paseo Kansas City, MO	1.0	1.0	518	$873	$1.69	44d	1	1.35mi
1320 E 49th St Kansas City, MO	1.0	1.0	550	$1,000	$1.82	3d	2	1.35mi
4828 The Paseo Kansas City, MO	1.0	1.0	518	$827	$1.60	44d	1	1.36mi
3601 E Meyer Blvd Kansas City, MO	1.0	1.0	560	$900	$1.61	44d	1	1.42mi
1500 E 46th St Kansas City, MO	1.0–3.0	1.0	803	$1,050	$1.31	44d	1	1.50mi

Listing history 27 events

1. 2026-06-18
   days on market $89,000 Active 65 DOM
2. 2026-06-17
   days on market $89,000 Active 64 DOM
3. 2026-06-16
   pricedays on market $89,000 Active 63 DOM
4. 2026-06-15
   days on market $98,000 Active 62 DOM
5. 2026-06-13
   days on market $98,000 Active 60 DOM
6. 2026-06-09
   days on market $98,000 Active 56 DOM
7. 2026-06-08
   days on market $98,000 Active 55 DOM
8. 2026-06-07
   days on market $98,000 Active 54 DOM
9. 2026-06-05
   days on market $98,000 Active 51 DOM
10. 2026-06-03
    days on market $98,000 Active 50 DOM
11. 2026-06-02
    days on market $98,000 Active 49 DOM
12. 2026-06-01
    days on market $98,000 Active 48 DOM
13. 2026-05-31
    days on market $98,000 Active 47 DOM
14. 2026-04-14
    listed $98,000 Active 955-char remark

    Show marketing remark (955 chars)

    This charming home offers great potential and is perfect for buyers looking for a fixer upper opportunity. A cute front porch and long driveway add to the home’s curb appeal and provide plenty of parking space. Inside, the home has been freshly repainted and features new carpet, creating a bright and airy feel throughout. The kitchen includes painted cabinetry, some updated tile, and stainless steel appliances, offering a solid starting point for future improvements. The home features three bedrooms, including a primary bedroom that is slightly larger than the others, along with one full bathroom. The spacious walkout basement provides ample room for storage or the opportunity to finish and add additional living space. Outside, you will find a large backyard with plenty of room to enjoy, entertain, or expand. With great bones and recent cosmetic updates already in place, this home is full of potential and ready for your personal touch.

15. 2016-10-04
    soldstatus
16. 2016-07-27
    soldstatus
17. 2016-07-11
    soldstatus
18. 2011-08-26
    soldstatus 265-char remark

    Show marketing remark (265 chars)

    Great Rental Property for Sale. Has been rehabbed prior to move in. Tenant occupied at $625.00/month. Property can be sold as a package with 5513 Jaudon, 3815 E. 60th Terr, 6701 Walrond, 1712 E. 59th, 5748 College, 7146 Bales & 3829 E. 53rd. Motivated Seller!

19. 2011-06-13
    listed $28,000 265-char remark

    Show marketing remark (265 chars)

    Great Rental Property for Sale. Has been rehabbed prior to move in. Tenant occupied at $625.00/month. Property can be sold as a package with 5513 Jaudon, 3815 E. 60th Terr, 6701 Walrond, 1712 E. 59th, 5748 College, 7146 Bales & 3829 E. 53rd. Motivated Seller!

20. 2009-06-17
    historical
21. 2009-06-02
    soldstatus
22. 2009-04-26
    listed $14,000
23. 2007-05-29
    soldstatus
24. 2007-01-31
    listed $21,900
25. 2005-07-14
    soldstatus
26. 2004-10-01
    soldstatus
27. 1983-12-01
    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: $708 · $59/mo
• Projected year-2 tax: $863 · $72/mo
• Expected delta: +$156/yr (+$13/mo · 22.0%)

ⓘ 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 ≥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: $13,037
• − Mortgage interest: −$4,985
• − Property taxes: −$708
• − Insurance: −$445
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − Depreciation: −$2,589
• Taxable income: $2,224
• Est. tax owed @ 24.0%: −$534
• After-tax cash flow: $3,012/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): 19,644
• Household income: $42,221
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1132.0

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: Predominantly Black (80%)
• Race & ethnicity: Black 80% White 9% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Swedish 0%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -73.32%
• Current HPI: 267.491
• Rent YoY: ▲ 4.42%
• 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

+347.5% since first listed

14 events — show timeline

• 2026-04-14 Listed $98,000 Heartland MLS as Distributed by MLS Grid
• 2016-10-04 Sold (Public Records) — Public Records
• 2016-07-27 Sold (Public Records) — Public Records
• 2016-07-11 Sold (Public Records) — Public Records
• 2011-08-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2011-06-13 Listed $28,000 Heartland MLS as Distributed by MLS Grid
• 2009-06-17 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2009-06-02 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-04-26 Listed $14,000 Heartland MLS as Distributed by MLS Grid
• 2007-05-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-01-31 Listed $21,900 Heartland MLS as Distributed by MLS Grid
• 2005-07-14 Sold (Public Records) — Public Records
• 2004-10-01 Sold (Public Records) — Public Records
• 1983-12-01 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $708 · +6.3% YoY. Source: county tax records.