5512 Cypress Ave · Kansas City, MO 64130

$47,900

4 bd · 1.0 ba · 1,328 sqft · SingleFamily public records · 46 Days on market

Built 1912 0.32 ac lot $36/sqft · 66% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL FIX & FLIP! 4 bedroom, 1.5 bathroom home in downtown Kansas City. Large lot in a quiet neighborhood. Ready for someone to bring this home to its full potential with a little bit of work. Don't wait - schedule your showing today!

Key facts

• 0.32 acre lot
• Built 1912
• Listed 46 days

Property features AI

Finance

• Other: Living area about 1,432 square feet; Age described as 101 years or more
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Two stories
• Construction: Concrete and vinyl siding construction; Composition roof
• Exterior features: Not in a flood plain; Lot approximately 13,911 square feet

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating
• Interior features: Crawl space basement; Two-story floor plan

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $931 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $48k).
• Recommended offer: $46k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.6% 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.
• 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.
• Zoned schools: B. Banneker Elementary (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 390 students, 99% FRL); Central Middle School (math 0% / reading 9%, grade F, #388 of 391 statewide, top 99%, 428 students, 99% FRL); Central High School (math 2% / reading 17%, grade F, #507 of 521 statewide, top 98%, 535 students, 99% FRL) — zoned schools average 99% FRL vs 75% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.4%/yr); 185 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $1,586/mo this rent would consume 45% of the median local household income ($42k/yr) (locally 1132% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $331 of loan paydown is wiped out by about $1k 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 + 4.4% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $7k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $2k; list at $48k implies a 2441% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $46,463 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1912 — 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: 3.31% ✓
• Cap rate: 29.61%
• Cash-on-cash: 83.28%
• DSCR: 4.71
• GRM: 2.5

CMA / ARV

• ARV (median comp): $150,376
• List price: $47,900
• Delta: -68.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4319 E 56 St	0.13mi	4/1.5	1,368 (+3%)	1mo	$175,000	$128	86
5500 Cypress Ave	0.03mi	3/2.0 (-1)	1,344 (+1%)	20mo	$150,000	$112	71
4213 E 58th St	0.38mi	3/1.0 (-1)	1,406 (+6%)	22mo	$89,000	$63	49
5732 Askew Ave	0.65mi	3/2.0 (-1)	1,336 (+1%)	13mo	$159,999	$120	49
3718 E 56th St	0.49mi	3/1.0 (-1)	1,440 (+8%)	14mo	$130,000	$90	46
5920 Elmwood Ave	0.54mi	3/2.0 (-1)	1,392 (+5%)	15mo	$90,000	$65	45
5319 Swope Pkwy	0.53mi	4/1.5	1,400 (+5%)	23mo	$110,000	$79	45
4225 E 60th Ter	0.66mi	3/2.0 (-1)	1,410 (+6%)	8mo	$175,000	$124	43
5733 Bales Ave	0.68mi	3/2.0 (-1)	1,342 (+1%)	23mo	$160,000	$119	38
5913 Kensignton Ave	0.51mi	3/2.0 (-1)	1,424 (+7%)	23mo	$139,000	$98	36
5945 Jackson Ave	0.60mi	3/1.5 (-1)	1,500 (+13%)	10mo	$89,000	$59	35

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 · 4.42% rent growth · sell at horizon

5-year hold

• IRR: 85.2%
• Equity multiple: 5.01×
• Total profit: $53,837
• Equity at exit: $7,142

10-year hold

• IRR: 88.7%
• Equity multiple: 10.92×
• Total profit: $132,996
• Equity at exit: $4,142

Cash invested: $13,412 (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 64130

• Home prices YoY: -21.5%
• Rents YoY: 4.4%
• Active inventory: 185
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,586 high
• Mortgage (P&I): −$251
• Tax from tax record: −$51 /mo · $608/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $931

Break-even live

Break-even rent $407

Max offer price $47,900

Occupancy floor 36%

Sensitivity live

Price	-10% $958	-5% $944	+0% $931	+5% $917	+10% $904
Rent	-10% $806	-5% $868	+0% $931	+5% $993	+10% $1,056
Rate	-1.0pp $955	-0.5pp $943	base $931	+0.5pp $918	+1.0pp $906

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: $11,975
• Closing costs: $1,437
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4212 E 55th St Kansas City, MO	4.0	2.0	1132	$1,800	$1.59	45d	1	0.17mi
3821 E 58th St Kansas City, MO	3.0	1.5	1153	$1,350	$1.17	18d	1	0.52mi
3600 E 57th St Kansas City, MO	3.0	1.0	1037	$1,250	$1.21	45d	1	0.62mi
5650 Askew Ave Kansas City, MO	4.0	2.0	1200	$1,341	$1.12	25d	1	0.64mi
3861 E 60th St Kansas City, MO	3.0	2.0	1491	$1,250	$0.84	5d	1	0.65mi
5614 Indiana Ave Kansas City, MO	3.0	1.0	900	$1,175	$1.31	45d	1	0.72mi
5752 College Ave Kansas City, MO	4.0	1.0	1120	$1,600	$1.43	19d	1	0.84mi
3604 E 61st St Unit 3604 Kansas City, MO	3.0	1.0	875	$1,300	$1.49	45d	1	0.89mi
5215 Walrond Ave Kansas City, MO	4.0	2.0	1198	$1,710	$1.43	25d	1	0.90mi
4935 College Ave Kansas City, MO	3.0	1.0	1216	$1,350	$1.11	25d	1	1.03mi
2811 E 58th St Kansas City, MO	4.0	1.0	1348	$1,473	$1.09	45d	1	1.11mi
5038 S Benton Ave Kansas City, MO	4.0	3.0	1500	$1,875	$1.25	23d	1	1.18mi
5013 S Benton Ave Kansas City, MO	3.0	1.0	978	$1,225	$1.25	25d	1	1.18mi
4653 Benton Blvd Kansas City, MO	3.0	2.0	1594	$1,600	$1.00	9d	1	1.26mi
6328 College Ave Kansas City, MO	3.0	1.5	1856	$1,399	$0.75	6d	1	1.27mi
5801 Wabash Ave Kansas City, MO	3.0	1.0	1200	$1,200	$1.00	45d	1	1.29mi
5824 Wabash Ave Kansas City, MO	3.0	1.0	1276	$1,050	$0.82	45d	1	1.33mi
2420 E 51st St Kansas City, MO	3.0	2.0	1460	$1,350	$0.92	25d	1	1.39mi
5004 Glenside Dr Kansas City, MO	4.0	1.5	1685	$1,756	$1.04	45d	1	1.43mi
5414 Brooklyn Ave Kansas City, MO	3.0	1.5	1856	$1,650	$0.89	18d	1	1.47mi

Listing history 21 events

1. 2026-06-21
   statusdays on market $47,900 Active Under Contract 46 DOM
2. 2026-06-18
   days on market $47,900 Active 43 DOM
3. 2026-06-17
   days on market $47,900 Active 42 DOM
4. 2026-06-16
   days on market $47,900 Active 41 DOM
5. 2026-06-15
   days on market $47,900 Active 40 DOM
6. 2026-06-13
   days on market $47,900 Active 38 DOM
7. 2026-06-09
   days on market $47,900 Active 34 DOM
8. 2026-06-08
   days on market $47,900 Active 33 DOM
9. 2026-06-07
   days on market $47,900 Active 32 DOM
10. 2026-06-05
    days on market $47,900 Active 29 DOM
11. 2026-06-03
    days on market $47,900 Active 28 DOM
12. 2026-06-02
    days on market $47,900 Active 27 DOM
13. 2026-06-02
    pricestatus $47,900 Active 26 DOM
14. 2026-06-01
    days on market $54,999 Active Under Contract 26 DOM
15. 2026-05-31
    days on market $54,999 Active Under Contract 25 DOM
16. 2026-05-15
    historical Active Under Contract 251-char remark
17. 2026-05-06
    listed $54,999 Active 251-char remark
18. 2026-05-04
    historical
19. 2026-04-23
    listed $59,999 Active
20. 2011-01-26
    soldstatus $1,885
21. 1971-07-12
    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: $608 · $51/mo
• Projected year-2 tax: $608 · $51/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 ≥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: $19,028
• − Mortgage interest: −$2,683
• − Property taxes: −$608
• − Insurance: −$240
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$1,393
• Taxable income: $11,059
• Est. tax owed @ 24.0%: −$2,654
• After-tax cash flow: $8,516/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): 19,644
• Household income: $42,221
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1132.0

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 (80%)
• Race & ethnicity: Black 80% White 9% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Swedish 0%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -73.32%
• Current HPI: 267.491
• Rent YoY: ▲ 4.42%
• 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

+2441.1% since first listed

8 events — show timeline

• 2026-06-01 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-06-01 Price Changed $47,900 Heartland MLS as Distributed by MLS Grid
• 2026-05-15 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-05-06 Listed $54,999 Heartland MLS as Distributed by MLS Grid
• 2026-05-04 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Listed $59,999 Heartland MLS as Distributed by MLS Grid
• 2011-01-26 Sold (Public Records) $1,885 Public Records
• 1971-07-12 Sold (Public Records) — Public Records

Property tax history

+9.6%/yr

Latest (2025): $608 · +9.6% YoY. Source: county tax records.