4501 N Olive St · Kansas City, MO 64116

$149,900

2 bd · 1.0 ba · 1,324 sqft · SingleFamily public records · 182 Days on market

Built 1950 10,454 sqft lot $113/sqft · 33% below area Est $223k · 33% under

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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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.1/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single story 3 bedroom, 1 bath is a property perfect for investors and flippers or homeowner seeking a rewarding DIY experience. Spacious backyard.

Key facts

• Spacious backyard
• 0.24 acre lot
• Built 1950

Tags

• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• North Kansas City 74 (urban): math 38% / reading 49% proficiency, ranked #98 of 324 in MO (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.7%/yr); 88 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 341 units permitted in Clay County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Clay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.01% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.35%
• DSCR: 1.24
• GRM: 8.3

CMA / ARV

• ARV (median comp): $223,342
• List price: $149,900
• Delta: -32.88%
• 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
4260 Kelsey Rd	0.32mi	2/1.0	1,214 (-8%)	5mo	$157,000	$129	67
4404 N Olive St	0.12mi	3/1.5 (+1)	1,436 (+8%)	10mo	$229,900	$160	65
4608 N Agnes Ave	0.34mi	3/1.5 (+1)	1,248 (-6%)	9mo	$235,000	$188	60
4328 NE Kelsey Rd	0.22mi	3/2.0 (+1)	1,180 (-11%)	8mo	$299,900	$254	56
5002 N Park Ave	0.68mi	3/1.0 (+1)	1,314 (-1%)	8mo	$269,900	$205	56
4527 N Bellefontaine Ave	0.47mi	3/1.5 (+1)	1,394 (+5%)	10mo	$234,999	$169	54
2214 NE 48th St	0.40mi	2/1.5	1,142 (-14%)	7mo	$210,000	$184	51
4853 NE Gladstone Ave	0.62mi	3/2.0 (+1)	1,428 (+8%)	1mo	$300,000	$210	48
4949 N Highland Ave	0.72mi	3/2.0 (+1)	1,378 (+4%)	6mo	$199,000	$144	45
4944 N Brooklyn Ave	0.62mi	3/2.0 (+1)	1,253 (-5%)	10mo	$225,000	$180	44
2326 NE 42nd St	0.37mi	3/3.0 (+1)	1,452 (+10%)	11mo	$230,000	$158	44
3207 NE 47th Ter	0.53mi	3/2.5 (+1)	1,440 (+9%)	13mo	$274,900	$191	39

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 · 4.74% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.67×
• Total profit: $-13,866
• Equity at exit: $22,351

10-year hold

• IRR: 2.9%
• Equity multiple: 1.22×
• Total profit: $9,441
• Equity at exit: $12,961

Cash invested: $41,972 (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 64116

• Rents YoY: 4.7%
• Active inventory: 88
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,509 high
• Mortgage (P&I): −$786
• Tax from tax record: −$156 /mo · $1,878/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $121

Break-even live

Break-even rent $1,356

Max offer price $149,900

Occupancy floor 87%

Sensitivity live

Price	-10% $206	-5% $163	+0% $121	+5% $78	+10% $36
Rent	-10% $2	-5% $61	+0% $121	+5% $180	+10% $240
Rate	-1.0pp $196	-0.5pp $159	base $121	+0.5pp $82	+1.0pp $42

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4763 N Highland Ave Kansas City, MO	1.0–2.0	1.0	950	$1,195	$1.26	3d	13	0.54mi
3207 NE 48th Ter Kansas City, MO	3.0	2.0	1384	$1,800	$1.30	44d	1	0.59mi
1300 NE Parvin Rd Kansas City, MO	1.0–2.0	1.0–2.0	881	$1,530	$1.74	2d	15	0.83mi
1321a NE 39th St Unit 1304B Kansas City, MO	2.0	2.5	1200	$1,509	$1.26	44d	1	1.00mi
1321a NE 39th St Kansas City, MO	3.0	2.0	1800	$1,965	$1.09	8d	1	1.00mi
1321a NE 39th St Unit 1309A Kansas City, MO	2.0	2.0	1500	$1,699	$1.13	15d	1	1.00mi
1321a NE 39th St Kansas City, MO	2.0	1.5–2.0	952	$1,732	$1.82	44d	3	1.00mi
3735 N Walrond Ave Kansas City, MO	3.0	1.5	936	$1,175	$1.26	20d	1	1.05mi
4623 NE Winn Rd Kansas City, MO	2.0	1.0–2.0	852	$1,185	$1.39	3d	18	1.13mi
5322 N Bales Ave Kansas City, MO	3.0	1.0	912	$1,495	$1.64	24d	1	1.20mi
619 NE 41st Ter Kansas City, MO	3.0	1.0	910	$1,495	$1.64	24d	1	1.29mi
4515 NE 46th Ter Kansas City, MO	3.0	1.0	1047	$1,585	$1.51	24d	1	1.32mi
3622 N Chouteau Trfy Kansas City, MO	2.0	2.0	1000	$1,125	$1.12	44d	1	1.39mi

Listing history 11 events

1. 2026-04-16
   price $149,900 153-char remark

   Show marketing remark (153 chars)

   This single story 3 bedroom, 1 bath is a property perfect for investors and flippers or homeowner seeking a rewarding DIY experience. Spacious backyard.

2. 2026-03-28
   price $154,900 153-char remark

   Show marketing remark (153 chars)

   This single story 3 bedroom, 1 bath is a property perfect for investors and flippers or homeowner seeking a rewarding DIY experience. Spacious backyard.

3. 2026-03-04
   price $161,900 153-char remark

   Show marketing remark (153 chars)

   This single story 3 bedroom, 1 bath is a property perfect for investors and flippers or homeowner seeking a rewarding DIY experience. Spacious backyard.

4. 2026-01-09
   price $164,900 153-char remark

   Show marketing remark (153 chars)

   This single story 3 bedroom, 1 bath is a property perfect for investors and flippers or homeowner seeking a rewarding DIY experience. Spacious backyard.

5. 2025-11-25
   listed $174,900 Active 153-char remark

   Show marketing remark (153 chars)

   This single story 3 bedroom, 1 bath is a property perfect for investors and flippers or homeowner seeking a rewarding DIY experience. Spacious backyard.

6. 2014-06-27
   soldstatus 344-char remark

   Show marketing remark (344 chars)

   Great One Level Living with Nearby Highway Access! This Spacious Three Bedroom, One Full Bath Home Features Formal Dining Room, Living Room and Family Room. This is a Fannie Mae HomePath property. Seller Addendums apply after contract is accepted. Taxes, square footage and room sizes approximate. Buyer’s Agent to Verify All Information.

7. 2014-04-02
   listed $40,500 344-char remark

   Show marketing remark (344 chars)

   Great One Level Living with Nearby Highway Access! This Spacious Three Bedroom, One Full Bath Home Features Formal Dining Room, Living Room and Family Room. This is a Fannie Mae HomePath property. Seller Addendums apply after contract is accepted. Taxes, square footage and room sizes approximate. Buyer’s Agent to Verify All Information.

8. 2007-11-10
   historical
9. 2007-10-18
   listed $100,000
10. 2003-06-30
    soldstatus
11. 2003-05-15
    listed $44,900

ⓘ 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: $1,878 · $156/mo
• Projected year-2 tax: $1,878 · $156/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 8/10 Severe FEMA zone X (unshaded) · 99% 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,110
• − Mortgage interest: −$8,397
• − Property taxes: −$1,878
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$4,361
• Taxable loss: −$970
• Est. tax savings @ 24.0%: +$233
• After-tax cash flow: $1,682/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: North Kansas City 74
• NCES district ID: 2922800
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $55,444
• Composite: 37.88/100
• National rank: #4321
• State rank: #98 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: Clay County · 220,651 people
• City population: 439,467
• Metro: Kansas City, MO-KS
• Population (ZIP): 18,046
• Household income: $64,123
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 844.0

Population outlook (Clay County) Hauer SSP2

• Today (2025): 266,022 people
• By 2030: 280,057 · +5.3%
• By 2040: 306,153 · +15.1%
• By 2050: 328,630 · +23.5%
• By 2075: 375,182 · +41.0%
• By 2100: 392,861 · +47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 63% Two or more races 15% Black 12% Hispanic / Latino 10% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Italian 3% Serbian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 91% English-only · Arabic 2% Spanish 2% Vietnamese 2%

Political lean MEDSL · Clay

• 2024 margin: Lean R (+5.6) · D 46.4% · R 52.0% · Other 1.6%
• 2008→2024 swing: -4.9pp toward R · 2008: -0.7pp · 2024: -5.6pp
• All cycles: 2024: R+5.6 2020: R+4.1 2016: R+11.1 2012: R+8.4 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -180.14%
• Current HPI: 256.6222
• Rent YoY: ▲ 4.74%
• 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

+233.9% since first listed

11 events — show timeline

• 2026-04-16 Price Changed $149,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-28 Price Changed $154,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $161,900 Heartland MLS as Distributed by MLS Grid
• 2026-01-09 Price Changed $164,900 Heartland MLS as Distributed by MLS Grid
• 2025-11-25 Listed $174,900 Heartland MLS as Distributed by MLS Grid
• 2014-06-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2014-04-02 Listed $40,500 Heartland MLS as Distributed by MLS Grid
• 2007-11-10 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2007-10-18 Listed $100,000 Heartland MLS as Distributed by MLS Grid
• 2003-06-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-05-15 Listed $44,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.2%/yr

Latest (2025): $1,878 · +12.5% YoY. Source: county tax records.