5207 Sycamore Ave · Kansas City, MO 64129

$139,900

4 bd · 1.0 ba · 764 sqft · SingleFamily public records · 19 Days on market

Built 1959 9,229 sqft lot Est $111k · 26% over

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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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +6.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Refrigerator and stove to be installed upon contract. 3 Bedroom home features huge backyard with deck and partial fence. Existing Washer/dryer included.

Key facts

• 9,229 sq ft lot
• Built 1959
• Listed 19 days

Property features AI

Finance

• Other: Living area and finished area noted in public records
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water (city/public — verify); Public sewer
• Home design: Single-family residence; Side/side split floor plan; Faces west
• Construction: Wood siding; Composition roof; Residence approximately 51-75 years old
• Exterior features: City lot within city limits; Paved road with public maintenance; Lot in typical city location (lot features: City Limits, City Lot)

Interior

• Kitchen: Refrigerator; Gas Range
• Bedrooms: 3 bedrooms (two on upper level, one main level living area noted separately)
• Flooring: Carpet in living areas and bedrooms; Vinyl flooring in kitchen; Ceramic tile flooring
• Bathrooms: 1 full bathroom (upper level); Additional lower-level bathroom indicated
• Heating & cooling: Natural gas heating; Central cooling
• Interior features: Eat-in kitchen; Partial basement with sump pump and walk-out access
• Laundry & utility: Lower-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: crime 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: Eastwood Hills Elem. (math 8% / reading 22%, grade F, #982 of 1,115 statewide, top 89%, 329 students, 82% FRL); Raytown Sr. High (math 7% / reading 29%, grade F, #482 of 521 statewide, top 92%, 1,365 students, 65% FRL) — zoned schools average 74% FRL vs 54% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 52 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 38% of the median local income ($51k/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 $967 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — 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: 1.17% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.81%
• DSCR: 1.57
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $110,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5115 Sycamore Ave	0.10mi	3/1.0 (-1)	816 (+7%)	12mo	$99,000	$121	69
5117 Palmer Dr	0.23mi	3/1.0 (-1)	816 (+7%)	11mo	$135,000	$165	64
5130 Palmer St	0.20mi	3/1.0 (-1)	864 (+13%)	1mo	$124,900	$145	63
8404 E 47th Ter	0.61mi	3/1.0 (-1)	768 (+0%)	13mo	$65,000	$85	55
7803 E 50th Ter	0.25mi	3/1.5 (-1)	864 (+13%)	6mo	$174,900	$202	54
7405 E 49th St	0.49mi	3/1.0 (-1)	864 (+13%)	2mo	$82,000	$95	48
7801 Ozark Rd	0.65mi	3/1.0 (-1)	816 (+7%)	8mo	$110,000	$135	47
7409 E 49th St	0.48mi	3/1.0 (-1)	864 (+13%)	8mo	$36,000	$42	44
7719 E 47th Ter	0.60mi	3/1.0 (-1)	840 (+10%)	9mo	$125,000	$149	43
7715 E 47th Ter	0.60mi	3/1.0 (-1)	840 (+10%)	11mo	$159,999	$190	41
8806 E 55th St	0.73mi	3/1.0 (-1)	846 (+11%)	6mo	$118,000	$139	38
7501 E 49th St	0.48mi	3/2.0 (-1)	864 (+13%)	13mo	$170,000	$197	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $3,936
• Equity at exit: $20,860

10-year hold

• IRR: 12.2%
• Equity multiple: 1.96×
• Total profit: $37,590
• Equity at exit: $12,096

Cash invested: $39,172 (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 64129

• Home prices YoY: -9.8%
• Active inventory: 52
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,631 high
• Mortgage (P&I): −$734
• Tax from tax record: −$78 /mo · $934/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $418

Break-even live

Break-even rent $1,101

Max offer price $139,900

Occupancy floor 69%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7611 E 47th Ter Kansas City, MO	3.0	1.0	840	$1,276	$1.52	7d	1	0.66mi
4730 Richmond Ave Kansas City, MO	3.0	1.0	821	$1,395	$1.70	44d	1	0.66mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	2d	1	0.77mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	3d	1	0.77mi
8855 E 59th St Raytown, MO	3.0	1.5	864	$1,396	$1.62	44d	1	1.10mi

Listing history 13 events

1. 2026-06-17
   status $139,900 Pending 19 DOM
2. 2026-06-17
   days on market $139,900 Active 19 DOM
3. 2026-06-16
   days on market $139,900 Active 18 DOM
4. 2026-06-15
   days on market $139,900 Active 17 DOM
5. 2026-06-13
   days on market $139,900 Active 15 DOM
6. 2026-06-13
   days on market $139,900 Active 14 DOM
7. 2026-06-09
   days on market $139,900 Active 11 DOM
8. 2026-06-08
   days on market $139,900 Active 10 DOM
9. 2026-06-07
   days on market $139,900 Active 9 DOM
10. 2026-06-03
    days on market $139,900 Active 5 DOM
11. 2026-06-02
    days on market $139,900 Active 4 DOM
12. 2026-06-01
    days on market $139,900 Active 3 DOM
13. 2026-05-31
    days on market $139,900 Active 2 DOM

ⓘ 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: $934 · $78/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$423/yr (+$35/mo · 45.2%)

ⓘ 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 · 16 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: $19,566
• − Mortgage interest: −$7,837
• − Property taxes: −$934
• − Insurance: −$700
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$4,070
• Taxable income: $2,895
• Est. tax owed @ 24.0%: −$695
• After-tax cash flow: $4,325/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 — 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): 9,267
• Household income: $51,310
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 349.0

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 0.65)
• Race & ethnicity: Black 45% White 37% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 4% Italian 2% Armenian 1%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 8% Arabic 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: ▼ -32.25%
• Current HPI: 297.5233
• Rent YoY: —
• 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

+250.2% since first listed

15 events — show timeline

• 2026-05-29 Listed $139,900 Heartland MLS as Distributed by MLS Grid
• 2025-09-05 Rental Removed $1,400 RENTSPREE
• 2025-08-12 Listed for Rent $1,400 RENTSPREE
• 2024-10-06 Rental Removed $1,400 APPFOLIO
• 2024-09-20 Listed for Rent $1,400 APPFOLIO
• 2024-09-02 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-08-05 Listed $149,000 Heartland MLS as Distributed by MLS Grid
• 2024-04-29 Sold (Public Records) — Public Records
• 2021-01-20 Sold (Public Records) — Public Records
• 2007-07-16 Listed $59,900 Heartland MLS as Distributed by MLS Grid
• 2001-01-31 Sold (Public Records) — Public Records
• 2001-01-20 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2000-12-08 Listed $39,950 Heartland MLS as Distributed by MLS Grid
• 1999-07-20 Sold (Public Records) — Public Records
• 1984-12-01 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $934 · -14.8% YoY. Source: county tax records.