5601 E 27th Ter · Kansas City, MO 64128

$109,500

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 44 Days on market

Built 1920 4,498 sqft lot $122/sqft · 43% above area Est $77k · 43% over ↓ 5% since listing

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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 +26.0/30.0
• Appreciation +10.0/10.0
• DSCR +8.8/10.0
• 1% rule +5.7/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Well maintained featuring a functional layout and comfortable living spaces. The updated upstairs attic area provides additional versatility and can be used as a non conforming bedroom, perfect for a guest room, office, or flex space. Conveniently located with easy access to major highways, and local amenities. Great opportunity for both homeowners and investors!

Key facts

• Local amenities
• 4,498 sq ft lot
• Built 1920

Tags

• UPDATED UPSTAIRS ATTIC AREA
• EASY ACCESS TO MAJOR HIGHWAYS
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 (+4.7%/yr); 86 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 39% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($757 loan paydown + $11k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 4.7% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,215 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.07% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.73%
• DSCR: 1.48
• GRM: 7.8

CMA / ARV

• ARV (median comp): $76,657
• List price: $109,500
• Delta: 42.84%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5601 E 27th Ter	0.00mi	2/1.0	896 (0%)	0mo	$109,500	$122	100
5226 E 28th Ter	0.23mi	3/2.5 (+1)	916 (+2%)	5mo	$120,000	$131	70
5616 E 27th Ter	0.04mi	2/1.0	792 (-12%)	16mo	$62,500	$79	66
3015 Quincy Ave	0.47mi	3/1.0 (+1)	899 (+0%)	12mo	$38,500	$43	63
2810 Elmwood Ave	0.65mi	2/1.0	856 (-4%)	1mo	$120,000	$140	62
2835 Raytown Rd	0.37mi	3/1.0 (+1)	958 (+7%)	7mo	$185,000	$193	60
2237 Oakley Ave	0.59mi	3/1.0 (+1)	889 (-1%)	10mo	$150,000	$169	58
3017 York St	0.55mi	2/1.0	789 (-12%)	16mo	$70,000	$89	41
3133 Chelsea Ave	0.73mi	2/1.0	762 (-15%)	1mo	$78,990	$104	40
2320 Chelsea Ave	0.72mi	3/1.0 (+1)	945 (+6%)	17mo	$45,000	$48	38
2534 Lawn Ave	0.65mi	3/1.0 (+1)	996 (+11%)	14mo	$135,000	$136	35
2245 Poplar Ave	0.71mi	2/1.0	1,013 (+13%)	15mo	$75,000	$74	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 4.65% rent growth · sell at horizon

5-year hold

• IRR: 32.8%
• Equity multiple: 3.58×
• Total profit: $79,040
• Equity at exit: $98,646

10-year hold

• IRR: 28.8%
• Equity multiple: 8.28×
• Total profit: $223,243
• Equity at exit: $212,734

Cash invested: $30,660 (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 64128

• Home prices YoY: 21.6%
• Rents YoY: 4.7%
• Active inventory: 86
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,176 high
• Mortgage (P&I): −$574
• Tax from tax record: −$35 /mo · $422/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $274

Break-even live

Break-even rent $829

Max offer price $109,500

Occupancy floor 72%

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2855 Van Brunt Blvd Unit A Kansas City, MO	2.0	1.0	744	$1,080	$1.45	44d	1	0.20mi
5108 E 30th St Kansas City, MO	3.0	1.0	960	$1,400	$1.46	3d	1	0.41mi
3243 Denver Dr Kansas City, MO	1.0–3.0	1.0	862	$1,088	$1.26	44d	1	0.65mi
3118 Chelsea Ave Kansas City, MO	2.0	1.0	864	$980	$1.13	44d	1	0.71mi
3032 Elmwood Ave Kansas City, MO	3.0	1.0	1027	$1,275	$1.24	8d	1	0.74mi
2454 Cypress Ave Kansas City, MO	3.0	1.0	800	$1,300	$1.62	4d	1	0.79mi
2447 Norton Ave Kansas City, MO	2.0	1.0	800	$976	$1.22	16d	1	0.98mi
2424 Norton Ave Unit B Kansas City, MO	3.0	1.0	982	$1,150	$1.17	16d	1	1.03mi
1616 Hardesty Ave Unit 1-108 Kansas City, MO	1.0	1.0	634	$1,150	$1.81	21d	1	1.20mi
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	16d	1	1.24mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,031	$0.97	12d	1	1.33mi
2419 Bales Ave Kansas City, MO	3.0	1.5	1116	$1,500	$1.34	3d	1	1.35mi
2225 Askew Ave Kansas City, MO	2.0	1.0	864	$1,050	$1.22	44d	1	1.36mi
2213 Askew Ave Kansas City, MO	2.0	1.0	865	$1,002	$1.16	20d	1	1.38mi
4902 E 39th St Kansas City, MO	2.0	1.0	820	$1,300	$1.59	16d	1	1.41mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	8d	1	1.45mi
2413 College Ave Kansas City, MO	2.0	2.0	1022	$1,225	$1.20	24d	1	1.49mi
3911 Oakley Ave Kansas City, MO	2.0	1.0	816	$1,195	$1.46	12d	1	1.49mi

Listing history 4 events

1. 2026-05-10
   status Pending 365-char remark

   Show marketing remark (365 chars)

   Well maintained featuring a functional layout and comfortable living spaces. The updated upstairs attic area provides additional versatility and can be used as a non conforming bedroom, perfect for a guest room, office, or flex space. Conveniently located with easy access to major highways, and local amenities. Great opportunity for both homeowners and investors!

2. 2026-04-20
   price $109,500 365-char remark

   Show marketing remark (365 chars)

   Well maintained featuring a functional layout and comfortable living spaces. The updated upstairs attic area provides additional versatility and can be used as a non conforming bedroom, perfect for a guest room, office, or flex space. Conveniently located with easy access to major highways, and local amenities. Great opportunity for both homeowners and investors!

3. 2026-03-26
   listed $115,000 Active 365-char remark

   Show marketing remark (365 chars)

   Well maintained featuring a functional layout and comfortable living spaces. The updated upstairs attic area provides additional versatility and can be used as a non conforming bedroom, perfect for a guest room, office, or flex space. Conveniently located with easy access to major highways, and local amenities. Great opportunity for both homeowners and investors!

4. 1994-07-01
   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: $422 · $35/mo
• Projected year-2 tax: $1,062 · $89/mo
• Expected delta: +$641/yr (+$53/mo · 151.9%)

ⓘ 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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,114
• − Mortgage interest: −$6,134
• − Property taxes: −$422
• − Insurance: −$548
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$3,185
• Taxable income: $1,568
• Est. tax owed @ 24.0%: −$376
• After-tax cash flow: $2,914/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): 11,912
• Household income: $36,088
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 946.0

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 (79%)
• Race & ethnicity: Black 79% Hispanic / Latino 9% White 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Swedish 1% Hispanic 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 2%

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: ▲ 73.41%
• Current HPI: 412.6862
• Rent YoY: ▲ 4.65%
• 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

-4.8% since first listed

4 events — show timeline

• 2026-05-10 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $109,500 Heartland MLS as Distributed by MLS Grid
• 2026-03-26 Listed $115,000 Heartland MLS as Distributed by MLS Grid
• 1994-07-01 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $422 · -9.6% YoY. Source: county tax records.