5612 Crescent Ave · Raytown, MO 64133

$173,000

3 bd · 2.0 ba · 1,624 sqft · SingleFamily public records · 40 Days on market

Built 1939 0.35 ac lot $107/sqft · 16% below area Est $256k · 32% 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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this spacious and inviting ranch-style property, offering the perfect blend of comfort and functionality. Featuring three bedrooms and two full bathrooms on the main level, this home offers convenient one-level living and peace of mind with a newer roof. Nestled on a quiet dead-end street, you'll enjoy privacy and minimal traffic. The finished walkout basement expands your living space, featuring a large rec room, a wet bar, and two additional non-conforming bedrooms—perfect for guests or a home office. Relax on the large front porch or entertain in the expansive backyard. Don’t miss out—this home is ready for you!

Key facts

• 0.35 acre lot
• Built 1939
• Listed 40 days

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch floor plan
• Construction: Concrete and vinyl siding exterior; Composition roof
• Exterior features: City lot; Finished walk-out basement

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Electric range; Eat-in kitchen; Built-in features
• Bedrooms: 5 bedrooms (4 on main level; 1 in lower level)
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Ceiling fans; Storm doors
• Laundry & utility: Laundry room in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/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 $167k (3.3% below list).
• Recommended offer: $167k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 5.0% in Raytown — 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 65/100 on livability (#281 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime F, amenities F, commute 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.
• Zoned schools: Laurel Hills Elem. (math 12% / reading 32%, grade F, #910 of 1,115 statewide, top 83%, 314 students, 71% FRL); Raytown Middle (math 11% / reading 25%, grade F, #349 of 391 statewide, top 89%, 731 students, 73% FRL); Raytown Sr. High (math 7% / reading 29%, grade F, #482 of 521 statewide, top 92%, 1,365 students, 65% FRL) — zoned schools average 70% FRL vs 54% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.3%/yr); 208 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $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 40 days — a 3% lower offer ($168k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,205 (3.3% below list)

Questions for the listing agent

1. It's been on market 40 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 1939 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.97% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.27%
• DSCR: 1.19
• GRM: 8.6

CMA / ARV

• ARV (median comp): $256,293
• List price: $173,000
• Delta: -32.50%
• 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
5715 Cedar Ave	0.45mi	3/2.0	1,565 (-4%)	1mo	$225,000	$144	72
6012 Crescent Ave	0.50mi	3/2.0	1,668 (+3%)	8mo	$239,000	$143	66
5725 Elm Ave	0.21mi	3/2.0	1,866 (+15%)	3mo	$200,000	$107	63
10204 E 56 St	0.50mi	2/2.0 (-1)	1,536 (-5%)	0mo	$215,000	$140	62
5435 Cedar Ave	0.46mi	4/1.0 (+1)	1,696 (+4%)	2mo	$159,900	$94	60
6012 Arlington St	0.50mi	4/3.0 (+1)	1,650 (+2%)	10mo	$255,000	$155	57
5700 Farley Ave	0.61mi	3/2.0	1,726 (+6%)	12mo	$249,500	$145	51
5725 Hunter St	0.48mi	3/3.0	1,394 (-14%)	3mo	$280,000	$201	48
5517 Willow Ave	0.69mi	3/2.0	1,415 (-13%)	4mo	$234,000	$165	43
5836 Blue Ridge Blvd	0.63mi	3/1.0	1,468 (-10%)	12mo	$213,500	$145	40
5532 Hunter Ter	0.50mi	3/2.5	1,857 (+14%)	12mo	$243,000	$131	40
5513 Hardy Ave	0.63mi	3/2.0	1,403 (-14%)	10mo	$195,000	$139	40

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 · 1.34% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.59×
• Total profit: $-19,805
• Equity at exit: $25,795

10-year hold

• IRR: -4.8%
• Equity multiple: 0.71×
• Total profit: $-14,026
• Equity at exit: $14,958

Cash invested: $48,440 (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 64133

• Rents YoY: 1.3%
• Active inventory: 208
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,672 high
• Mortgage (P&I): −$907
• Tax from tax record: −$169 /mo · $2,031/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $172

Break-even live

Break-even rent $1,454

Max offer price $173,000

Occupancy floor 85%

Sensitivity live

Price	-10% $270	-5% $221	+0% $172	+5% $123	+10% $74
Rent	-10% $40	-5% $106	+0% $172	+5% $238	+10% $304
Rate	-1.0pp $260	-0.5pp $216	base $172	+0.5pp $128	+1.0pp $82

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: $43,250
• Closing costs: $5,190
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8818 E 58 Ter Raytown, MO	3.0	1.5	1700	$1,897	$1.12	14d	1	0.60mi
5517 Willow Ave Raytown, MO	3.0	2.0	1415	$1,850	$1.31	3d	1	0.66mi
5035 Overton Ave Kansas City, MO	3.0	2.0	1323	$1,795	$1.36	45d	1	0.71mi
6017 Farley Ave Raytown, MO	2.0	2.5	1152	$1,495	$1.30	45d	1	0.78mi
8648 E 52nd Ter Kansas City, MO	3.0	1.5	1224	$1,395	$1.14	25d	1	0.89mi
4837 Overton Ave Kansas City, MO	3.0	1.5	1344	$1,611	$1.20	23d	1	0.96mi
11121 E 56th Ter Raytown, MO	2.0	1.0	1120	$1,295	$1.16	16d	1	1.07mi
11508 E 51st St Raytown, MO	3.0	1.0	1644	$1,500	$0.91	4d	1	1.43mi
9408 E 68th St Raytown, MO	2.0	1.0	1112	$1,295	$1.16	18d	1	1.45mi
10408 E 45th Ter Kansas City, MO	3.0	2.0	1774	$2,100	$1.18	45d	1	1.49mi
10410 E 45th Ter Kansas City, MO	3.0	2.0	1774	$1,849	$1.04	3d	1	1.49mi

Listing history 9 events

1. 2026-06-09
   status $173,000 Pending 40 DOM
2. 2026-06-08
   days on market $173,000 Active Under Contract 40 DOM
3. 2026-06-07
   days on market $173,000 Active Under Contract 39 DOM
4. 2026-06-03
   days on market $173,000 Active Under Contract 35 DOM
5. 2026-06-02
   days on market $173,000 Active Under Contract 34 DOM
6. 2026-06-01
   days on market $173,000 Active Under Contract 33 DOM
7. 2026-05-31
   days on market $173,000 Active Under Contract 32 DOM
8. 2026-05-05
   historical Active Under Contract 656-char remark
9. 2026-04-29
   listed $173,000 Active 656-char remark

ⓘ 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: $2,031 · $169/mo
• Projected year-2 tax: $2,031 · $169/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 ≥108°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: $20,065
• − Mortgage interest: −$9,691
• − Property taxes: −$2,031
• − Insurance: −$865
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − Depreciation: −$5,033
• Taxable loss: −$765
• Est. tax savings @ 24.0%: +$184
• After-tax cash flow: $2,252/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 — Raytown

• Score: 65/100
• State rank: #281
• US rank: #13079

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Raytown, MO
• County: Jackson County · 687,798 people
• City population: 60,054
• Metro: Kansas City, MO-KS
• Population (ZIP): 36,249
• Household income: $67,750
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 1173.0

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 0.64)
• Race & ethnicity: White 46% Black 37% Hispanic / Latino 12% Two or more races 9%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 7% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 7% French/Haitian/Cajun 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: ▼ -155.40%
• Current HPI: 263.6915
• Rent YoY: ▲ 1.34%
• 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 events — show timeline

• 2026-06-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2026-06-08 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-05 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-04-29 Listed $173,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+6.4%/yr

Latest (2025): $2,031 · -3.9% YoY. Source: county tax records.