5427 Olive St · Kansas City, MO 64130

$80,000

1 bd · 1.0 ba · 738 sqft · SingleFamily public records · 103 Days on market

Built 1925 4,356 sqft lot $108/sqft · 29% below area Est $113k · 29% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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 MLS

investment or homeowner opportunity. Was previously a rental.

Key facts

• 4,356 sq ft lot
• Built 1925
• Listed 103 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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.
• 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.
• Market conditions: Rents rising fast (+4.4%/yr); 187 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.27% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.72%
• DSCR: 1.74
• GRM: 6.5

CMA / ARV

• ARV (median comp): $113,157
• List price: $80,000
• Delta: -29.30%
• 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
5216 Wabash Ave	0.25mi	2/1.5 (+1)	760 (+3%)	8mo	$77,000	$101	70
5132 Wabash Ave	0.36mi	2/1.0 (+1)	783 (+6%)	2mo	$139,000	$178	66
5623 Brooklyn Ave	0.28mi	2/1.0 (+1)	802 (+9%)	2mo	$55,000	$69	66
5424 College Ave	0.55mi	2/1.0 (+1)	744 (+1%)	3mo	$70,000	$94	66
5416 College Ave	0.56mi	2/1.0 (+1)	744 (+1%)	10mo	$109,900	$148	59
5420 College Ave	0.55mi	2/1.0 (+1)	744 (+1%)	11mo	$105,500	$142	59
5030 Walrond Ave	0.68mi	2/1.0 (+1)	770 (+4%)	2mo	$64,900	$84	55
3313 E 55th St	0.59mi	2/1.0 (+1)	704 (-5%)	17mo	$49,900	$71	46
5046 Michigan Ave	0.57mi	2/1.0 (+1)	800 (+8%)	12mo	$125,000	$156	44
4909 S Benton Ave	0.73mi	2/1.0 (+1)	821 (+11%)	5mo	$75,000	$91	38
2106 E 59th St	0.57mi	2/1.0 (+1)	641 (-13%)	12mo	$52,500	$82	36
3019 E 51st St	0.59mi	2/1.0 (+1)	848 (+15%)	15mo	$30,000	$35	30

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: 9.3%
• Equity multiple: 1.37×
• Total profit: $8,370
• Equity at exit: $11,928

10-year hold

• IRR: 19.6%
• Equity multiple: 2.74×
• Total profit: $39,037
• Equity at exit: $6,917

Cash invested: $22,400 (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: 187
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,019 high
• Mortgage (P&I): −$420
• Tax from tax record: −$40 /mo · $485/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $312

Break-even live

Break-even rent $624

Max offer price $80,000

Occupancy floor 64%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5713 Brooklyn Ave Kansas City, MO	2.0	1.0	600	$1,200	$2.00	8d	1	0.35mi
5702 Euclid Ave Kansas City, MO	2.0	1.0	683	$1,000	$1.46	44d	1	0.41mi
2512 E 59th St Kansas City, MO	2.0	1.0	750	$1,150	$1.53	44d	1	0.52mi
2205 E 59th St Kansas City, MO	2.0	1.0	724	$1,025	$1.42	16d	1	0.56mi
3017 E 51st St Kansas City, MO	2.0	1.0	621	$1,303	$2.10	8d	1	0.60mi
3315 E 52nd St Kansas City, MO	2.0	1.0	662	$1,125	$1.70	24d	1	0.68mi
1702 Bushman Dr Kansas City, MO	1.0–2.0	1.0–2.0	895	$865	$0.97	44d	1	0.92mi
1410 E 49th St Kansas City, MO	1.0	1.0	518	$873	$1.69	44d	1	0.99mi
4838 The Paseo Kansas City, MO	1.0	1.0	518	$827	$1.60	44d	1	1.00mi
4840 The Paseo Kansas City, MO	1.0	1.0	518	$827	$1.60	44d	1	1.00mi
4818 The Paseo Unit 3S Kansas City, MO	1.0	1.0	526	$895	$1.70	24d	1	1.01mi
4818 The Paseo Unit 2N Kansas City, MO	1.0	1.0	526	$945	$1.80	16d	1	1.01mi
4818 The Paseo Unit 2N Kansas City, MO	1.0	1.0	526	$995	$1.89	24d	1	1.01mi
4832 The Paseo Kansas City, MO	1.0	1.0	518	$873	$1.69	44d	1	1.02mi
4818 Paseo Blvd Kansas City, MO	1.0	1.0	526	$945	$1.80	3d	8	1.02mi
4818 Paseo Blvd Kansas City, MO	1.0	1.0	526	$945	$1.80	11d	10	1.02mi
4818 Paseo Blvd Unit 1W Kansas City, MO	1.0	1.0	526	$945	$1.80	24d	1	1.02mi
4818 Paseo Blvd Kansas City, MO	1.0	1.0	518	$850	$1.64	44d	9	1.02mi
1320 E 49th St Kansas City, MO	1.0	1.0	550	$1,000	$1.82	3d	2	1.03mi
4820 The Paseo Kansas City, MO	1.0	1.0	518	$873	$1.69	44d	1	1.03mi
4828 The Paseo Kansas City, MO	1.0	1.0	518	$827	$1.60	44d	1	1.05mi
1500 E 46th St Kansas City, MO	1.0–3.0	1.0	803	$825	$1.03	44d	1	1.24mi

Listing history 25 events

1. 2026-06-18
   days on market $80,000 Active 103 DOM
2. 2026-06-17
   days on market $80,000 Active 102 DOM
3. 2026-06-16
   days on market $80,000 Active 101 DOM
4. 2026-06-15
   days on market $80,000 Active 100 DOM
5. 2026-06-13
   days on market $80,000 Active 98 DOM
6. 2026-06-09
   days on market $80,000 Active 94 DOM
7. 2026-06-08
   pricedays on market $80,000 Active 93 DOM
8. 2026-06-07
   days on market $85,000 Active 92 DOM
9. 2026-06-05
   days on market $85,000 Active 89 DOM
10. 2026-06-03
    days on market $85,000 Active 88 DOM
11. 2026-06-02
    days on market $85,000 Active 87 DOM
12. 2026-06-01
    days on market $85,000 Active 86 DOM
13. 2026-05-31
    days on market $85,000 Active 85 DOM
14. 2026-03-07
    listed $85,000 Active 61-char remark

    Show marketing remark (61 chars)

    investment or homeowner opportunity. Was previously a rental.

15. 2020-11-19
    soldstatus
16. 2020-11-19
    soldstatus
17. 2020-11-19
    soldstatus
18. 2008-04-24
    soldstatus 283-char remark

    Show marketing remark (283 chars)

    Bank Owned Property Sold in As-Is Condition. No warranties, disclosures provided by Seller. Proof of funds/ Pre-Approval MUST accompany all offers. Seller hours M-F, 9-5. Please allow 24-72 hours for verbal response from Seller. Addendums apply, BUT not necessary to submit an offer.

19. 2008-03-28
    listed $9,900 283-char remark

    Show marketing remark (283 chars)

    Bank Owned Property Sold in As-Is Condition. No warranties, disclosures provided by Seller. Proof of funds/ Pre-Approval MUST accompany all offers. Seller hours M-F, 9-5. Please allow 24-72 hours for verbal response from Seller. Addendums apply, BUT not necessary to submit an offer.

20. 2005-11-01
    soldstatus
21. 2005-10-28
    soldstatus
22. 2005-06-16
    listed $52,500
23. 2004-06-28
    soldstatus
24. 2001-01-11
    soldstatus
25. 1987-04-04
    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: $485 · $40/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$291/yr (+$24/mo · 60.1%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,233
• − Mortgage interest: −$4,481
• − Property taxes: −$485
• − Insurance: −$400
• − Repairs & maintenance: −$979
• − Management: −$979
• − Depreciation: −$2,327
• Taxable income: $2,583
• Est. tax owed @ 24.0%: −$620
• After-tax cash flow: $3,125/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

+61.9% since first listed

12 events — show timeline

• 2026-03-07 Listed $85,000 Heartland MLS as Distributed by MLS Grid
• 2020-11-19 Sold (Public Records) — Public Records
• 2020-11-19 Sold (Public Records) — Public Records
• 2020-11-19 Sold (Public Records) — Public Records
• 2008-04-24 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-03-28 Listed $9,900 Heartland MLS as Distributed by MLS Grid
• 2005-11-01 Sold (Public Records) — Public Records
• 2005-10-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-06-16 Listed $52,500 Heartland MLS as Distributed by MLS Grid
• 2004-06-28 Sold (Public Records) — Public Records
• 2001-01-11 Sold (Public Records) — Public Records
• 1987-04-04 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $485 · -47.0% YoY. Source: county tax records.