5236 Mccoy St · Kansas City, MO 64133

$189,888

3 bd · 1.5 ba · 1,120 sqft · SingleFamily public records · 17 Days on market

Built 1974 7,245 sqft lot Est $224k · 15% under

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Why this score? — see what drove the D 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).

• ARV discount +14.4/15.0
• Cash flow +9.3/30.0
• Livability +3.9/5.0
• 1% rule +2.8/10.0
• Rent growth +2.8/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious entry with open rail to rooms. Move in ready with recent updates including new flooring in kitchen as well as new countertop, backsplash & hardware. Kitchen has room for a table & a formal dining room as well. Vaulted ceilings & fans. Nice size Master including chair rail trim & a walk in closet. Main bath has double vanity & separate bath & toilet area. Lower bath has a shower. Entertain in the lower level with wood burning brick fireplace & wet bar. All appliances stay including washer & dryer. Exterior has no maintenance vinyl siding, fresh paint on trim, side entry garage, and nice deck. Roof 8 years old. HVAC newer as well. KANSAS CITY ADDRESS RAYTOWN SCHOOLS! Ready for a new owner! BACK ON MARKET - CONTRACT FLIPPED DUE TO NO FAULT OF SELLER!

Key facts

• 7,245 sq ft lot
• 2 garage spots
• Built 1974

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-140 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (21.9% below list).
• Recommended offer: $148k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• 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.
• Market conditions: Rents rising (+1.3%/yr); 203 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $6k 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 17 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.

Recommended offer $148,360 (21.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1974 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.17%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $224,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12909 E 54th Ter	0.29mi	3/1.5	1,024 (-9%)	2mo	$219,000	$214	70
12108 E 51st Ter S	0.54mi	3/1.0	1,150 (+3%)	2mo	$230,000	$200	67
12905 E 54 Ter	0.30mi	3/2.5	1,216 (+9%)	2mo	$255,000	$210	67
5000 S Crysler Ave	0.62mi	3/1.0	1,093 (-2%)	7mo	$220,000	$201	59
12801 E 49th Ter	0.47mi	3/2.0	1,248 (+11%)	3mo	$235,000	$188	55
12312 E 52nd Ter	0.36mi	3/1.0	960 (-14%)	4mo	$214,900	$224	54
12305 E 52nd Ter	0.39mi	3/1.0	988 (-12%)	9mo	$150,000	$152	52
12617 E 48th Ter S	0.61mi	3/1.0	1,206 (+8%)	6mo	$219,900	$182	52
12112 E 52nd St S	0.52mi	3/1.5	1,239 (+11%)	11mo	$215,000	$174	49
12311 E 52nd Terr N/A S	0.36mi	3/2.0	1,268 (+13%)	13mo	$230,000	$181	48
12509 E 48th Terrace South N/A	0.65mi	3/2.0	1,014 (-10%)	5mo	$210,000	$207	48
12109 E 51st Ter S	0.55mi	3/1.0	988 (-12%)	8mo	$175,000	$177	46

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: -23.4%
• Equity multiple: 0.21×
• Total profit: $-42,121
• Equity at exit: $28,313

10-year hold

• IRR: -23.3%
• Equity multiple: -0.09×
• Total profit: $-57,768
• Equity at exit: $16,418

Cash invested: $53,169 (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: 203
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,484 high
• Mortgage (P&I): −$996
• Tax from tax record: −$237 /mo · $2,849/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-140

Break-even live

Break-even rent $1,661

Max offer price $165,103

Occupancy floor —

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: $47,472
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5106 S Grand Ave Independence, MO	3.0	1.0	1218	$1,586	$1.30	8d	1	0.36mi
12817 E 47th St S Independence, MO	2.0–3.0	1.0–2.0	1000	$1,193	$1.19	16d	1	0.58mi
5014 Crisp Ave Kansas City, MO	3.0	1.0	832	$1,395	$1.68	44d	1	1.20mi
4232 S Liberty St Independence, MO	3.0	1.0	1152	$1,525	$1.32	24d	1	1.27mi
11121 E 56th Ter Raytown, MO	2.0	1.0	1120	$1,295	$1.16	15d	1	1.30mi
4934 Appleton Ave Kansas City, MO	3.0	2.0	1000	$1,395	$1.40	16d	1	1.49mi

Listing history 9 events

1. 2026-04-28
   status Pending
2. 2026-04-11
   listed $189,888 Active
3. 2020-05-19
   soldstatus
4. 2020-05-15
   soldstatus Sold 816-char remark

   Show marketing remark (816 chars)

   Spacious entry with open rail to rooms. Move in ready with recent updates including new flooring in kitchen as well as new countertop, backsplash & hardware. Kitchen has room for a table & a formal dining room as well. Vaulted ceilings & fans. Nice size Master including chair rail trim & a walk in closet. Main bath has double vanity & separate bath & toilet area. Lower bath has a shower. Entertain in the lower level with wood burning brick fireplace & wet bar. All appliances stay including washer & dryer. Exterior has no maintenance vinyl siding, fresh paint on trim, side entry garage, and nice deck. Roof 8 years old. HVAC newer as well. KANSAS CITY ADDRESS RAYTOWN SCHOOLS! Ready for a new owner! BACK ON MARKET - CONTRACT FLIPPED DUE TO NO FAULT OF SELLER!

5. 2020-04-15
   status Pending 816-char remark

   Show marketing remark (816 chars)

   Spacious entry with open rail to rooms. Move in ready with recent updates including new flooring in kitchen as well as new countertop, backsplash & hardware. Kitchen has room for a table & a formal dining room as well. Vaulted ceilings & fans. Nice size Master including chair rail trim & a walk in closet. Main bath has double vanity & separate bath & toilet area. Lower bath has a shower. Entertain in the lower level with wood burning brick fireplace & wet bar. All appliances stay including washer & dryer. Exterior has no maintenance vinyl siding, fresh paint on trim, side entry garage, and nice deck. Roof 8 years old. HVAC newer as well. KANSAS CITY ADDRESS RAYTOWN SCHOOLS! Ready for a new owner! BACK ON MARKET - CONTRACT FLIPPED DUE TO NO FAULT OF SELLER!

6. 2020-04-12
   status Active 816-char remark

   Show marketing remark (816 chars)

   Spacious entry with open rail to rooms. Move in ready with recent updates including new flooring in kitchen as well as new countertop, backsplash & hardware. Kitchen has room for a table & a formal dining room as well. Vaulted ceilings & fans. Nice size Master including chair rail trim & a walk in closet. Main bath has double vanity & separate bath & toilet area. Lower bath has a shower. Entertain in the lower level with wood burning brick fireplace & wet bar. All appliances stay including washer & dryer. Exterior has no maintenance vinyl siding, fresh paint on trim, side entry garage, and nice deck. Roof 8 years old. HVAC newer as well. KANSAS CITY ADDRESS RAYTOWN SCHOOLS! Ready for a new owner! BACK ON MARKET - CONTRACT FLIPPED DUE TO NO FAULT OF SELLER!

7. 2020-04-11
   status Pending 816-char remark

   Show marketing remark (816 chars)

   Spacious entry with open rail to rooms. Move in ready with recent updates including new flooring in kitchen as well as new countertop, backsplash & hardware. Kitchen has room for a table & a formal dining room as well. Vaulted ceilings & fans. Nice size Master including chair rail trim & a walk in closet. Main bath has double vanity & separate bath & toilet area. Lower bath has a shower. Entertain in the lower level with wood burning brick fireplace & wet bar. All appliances stay including washer & dryer. Exterior has no maintenance vinyl siding, fresh paint on trim, side entry garage, and nice deck. Roof 8 years old. HVAC newer as well. KANSAS CITY ADDRESS RAYTOWN SCHOOLS! Ready for a new owner! BACK ON MARKET - CONTRACT FLIPPED DUE TO NO FAULT OF SELLER!

8. 2020-04-07
   listed $143,900 Active 816-char remark

   Show marketing remark (816 chars)

   Spacious entry with open rail to rooms. Move in ready with recent updates including new flooring in kitchen as well as new countertop, backsplash & hardware. Kitchen has room for a table & a formal dining room as well. Vaulted ceilings & fans. Nice size Master including chair rail trim & a walk in closet. Main bath has double vanity & separate bath & toilet area. Lower bath has a shower. Entertain in the lower level with wood burning brick fireplace & wet bar. All appliances stay including washer & dryer. Exterior has no maintenance vinyl siding, fresh paint on trim, side entry garage, and nice deck. Roof 8 years old. HVAC newer as well. KANSAS CITY ADDRESS RAYTOWN SCHOOLS! Ready for a new owner! BACK ON MARKET - CONTRACT FLIPPED DUE TO NO FAULT OF SELLER!

9. 1996-05-01
   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: $2,849 · $237/mo
• Projected year-2 tax: $2,849 · $237/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 2/10 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,803
• − Mortgage interest: −$10,637
• − Property taxes: −$2,849
• − Insurance: −$949
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$5,524
• Taxable loss: −$5,005
• Est. tax savings @ 24.0%: +$1,201
• After-tax cash flow: $-483/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): 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

+32.0% since first listed

9 events — show timeline

• 2026-04-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-11 Listed $189,888 Heartland MLS as Distributed by MLS Grid
• 2020-05-19 Sold (Public Records) — Public Records
• 2020-05-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-04-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-04-12 Relisted — Heartland MLS as Distributed by MLS Grid
• 2020-04-11 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-04-07 Listed $143,900 Heartland MLS as Distributed by MLS Grid
• 1996-05-01 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,849 · -4.5% YoY. Source: county tax records.