5521 Chestnut Ave · Kansas City, MO 64130

$90,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 6 Days on market

Built 1926 8,709 sqft lot Est $94k · at est.

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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
• DSCR +10.0/10.0
• ARV discount +9.5/15.0
• 1% rule +8.3/10.0
• 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

Located in the historic Prospect Vista subdivision, 5521 Chestnut Avenue offers a fantastic opportunity for investors, flippers, or buyers looking to create something special. This 2-bedroom, 1-bath home has great bones, a spacious living room, a generous dining room, and an upstairs sunroom that could serve as a non-conforming third bedroom, office, or flex space. The bathroom has been recently refreshed, and the large lot provides plenty of room for outdoor improvements. Situated on a quiet, secluded street with easy access to Highway 71, this fixer-upper is full of potential and ready for its next chapter. With the right vision and updates, this property could become a standout investmen

Key facts

• Upstairs sunroom
• Large lot
• 8,709 sq ft lot

Tags

• UPSTAIRS SUNROOM
• RECENTLY REFRESHED BATHROOM
• LARGE LOT
• QUIET SECLUDED STREET
• EASY ACCESS TO HIGHWAY 71

Property features AI

Finance

• Other: Living area reported as 1,728 total; Above- and below-grade finished area listed as 864 (public records)
• HOA & community: No association fees

Exterior

• Parking: Off-street parking; Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Bungalow floor plan
• Construction: Concrete and wood siding construction; Composition roof; About 101+ years old
• Exterior features: Lot approximately 8,709 square feet; Located inside city limits

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Full, unfinished concrete basement; One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 11.5% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 34% of the median local income ($42k/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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1926 — 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: 1.33% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.49%
• DSCR: 1.82
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $94,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5507 Park Ave	0.30mi	2/1.0	874 (+1%)	5mo	$94,900	$109	80
5842 Bellefontaine Ave	0.44mi	3/1.0 (+1)	864 (0%)	1mo	$89,900	$104	74
5623 Brooklyn Ave	0.39mi	2/1.0	802 (-7%)	2mo	$55,000	$69	68
5306 Olive St	0.38mi	2/1.0	946 (+10%)	0mo	$154,900	$164	66
3451 E 54th St	0.51mi	3/2.0 (+1)	869 (+1%)	7mo	$115,000	$132	61
5923 Walrond Ave	0.57mi	2/1.0	812 (-6%)	5mo	$125,000	$154	59
5132 Wabash Ave	0.51mi	2/1.0	783 (-9%)	2mo	$139,000	$178	59
5424 College Ave	0.34mi	2/1.0	744 (-14%)	3mo	$70,000	$94	58
5808 Garfield Ave	0.58mi	2/1.0	960 (+11%)	0mo	$80,250	$84	54
5415 Highland Ave	0.69mi	2/1.0	928 (+7%)	2mo	$129,900	$140	54
5030 Walrond Ave	0.64mi	2/1.0	770 (-11%)	2mo	$64,900	$84	51
2907 E 61st St	0.70mi	2/1.0	744 (-14%)	7mo	$67,500	$91	39

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: 11.7%
• Equity multiple: 1.47×
• Total profit: $11,859
• Equity at exit: $13,419

10-year hold

• IRR: 21.7%
• Equity multiple: 2.96×
• Total profit: $49,394
• Equity at exit: $7,782

Cash invested: $25,200 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,194 high
• Mortgage (P&I): −$472
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $388

Break-even live

Break-even rent $703

Max offer price $90,000

Occupancy floor 62%

Sensitivity live

Price	-10% $439	-5% $414	+0% $388	+5% $363	+10% $337
Rent	-10% $294	-5% $341	+0% $388	+5% $436	+10% $483
Rate	-1.0pp $434	-0.5pp $411	base $388	+0.5pp $365	+1.0pp $341

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5614 Indiana Ave Kansas City, MO	3.0	1.0	900	$1,175	$1.31	44d	1	0.39mi
5713 Brooklyn Ave Kansas City, MO	2.0	1.0	600	$1,200	$2.00	8d	1	0.45mi
2512 E 59th St Kansas City, MO	2.0	1.0	750	$1,150	$1.53	44d	1	0.48mi
5709 Bales Ave Kansas City, MO	2.0	1.0	782	$1,095	$1.40	24d	1	0.52mi
5410 Euclid Ave Kansas City, MO	3.0	2.0	1119	$1,395	$1.25	44d	1	0.52mi
2100 E 58th St Kansas City, MO	2.0	1.0	1030	$1,500	$1.46	44d	1	0.53mi
3315 E 52nd St Kansas City, MO	2.0	1.0	662	$1,125	$1.70	24d	1	0.54mi
3600 E 57th St Kansas City, MO	3.0	1.0	1037	$1,250	$1.21	44d	1	0.54mi
5529 Michigan Ave Kansas City, MO	2.0	1.0	847	$995	$1.17	44d	1	0.54mi
3017 E 51st St Kansas City, MO	2.0	1.0	621	$1,303	$2.10	8d	1	0.55mi
5730 Garfield Ave Kansas City, MO	3.0	1.0	866	$1,195	$1.38	16d	1	0.55mi
5702 Euclid Ave Kansas City, MO	2.0	1.0	683	$1,000	$1.46	44d	1	0.56mi
2205 E 59th St Kansas City, MO	2.0	1.0	724	$1,025	$1.42	16d	1	0.60mi
3615 E 58th St Unit 1 Kansas City, MO	2.0	1.0	936	$875	$0.93	44d	1	0.62mi
3617 E 58th St Unit 2 Kansas City, MO	2.0	1.0	936	$875	$0.93	44d	1	0.62mi
5013 S Benton Ave Kansas City, MO	3.0	1.0	978	$1,225	$1.25	24d	1	0.62mi
5114 Brooklyn Ave Kansas City, MO	3.0	1.5	1116	$1,300	$1.16	8d	1	0.63mi
5332 Highland Ave Kansas City, MO	3.0	1.0	1022	$1,350	$1.32	8d	1	0.73mi
4917 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	24d	1	0.73mi
4911 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	17d	1	0.75mi
4930 Park Ave Kansas City, MO	3.0	1.0	900	$1,300	$1.44	16d	1	0.77mi
6029 Indiana Ave Kansas City, MO	2.0	1.0	832	$1,150	$1.38	44d	1	0.77mi
3604 E 61st St Unit 3604 Kansas City, MO	3.0	1.0	875	$1,300	$1.49	44d	1	0.85mi
3949 Doctor Martin Luther King Junior Blvd Kansas City, MO	1.0–2.0	1.0–2.0	945	$1,565	$1.66	2d	3	0.97mi
1702 Bushman Dr Kansas City, MO	1.0–2.0	1.0–2.0	895	$1,065	$1.19	44d	1	1.00mi
6014 Virginia Ave Kansas City, MO	2.0	1.0	1072	$1,111	$1.04	8d	1	1.13mi
5411 Harrison St Unit 1F Kansas City, MO	2.0	1.0	900	$1,199	$1.33	24d	1	1.18mi
5409 Harrison St Unit 5411 Kansas City, MO	2.0	1.0	900	$1,199	$1.33	24d	1	1.18mi
5407 Harrison St Unit 1F Kansas City, MO	2.0	1.0	1025	$1,195	$1.17	44d	1	1.18mi
5405 Harrison St Unit 2F Kansas City, MO	2.0	1.0	1025	$1,295	$1.26	16d	1	1.18mi
5405 Harrison St Unit 2F Kansas City, MO	2.0	1.0	1025	$1,295	$1.26	20d	1	1.18mi
5405 Harrison St Kansas City, MO	2.0	1.0	1025	$1,295	$1.26	16d	1	1.18mi
4534 S Benton Ave Kansas City, MO	2.0	1.0	912	$1,045	$1.15	16d	1	1.19mi
4250 E 60 Ter Unit 4250 Kansas City, MO	2.0	1.0	783	$895	$1.14	24d	1	1.19mi
5446 Harrison St Unit 2F Kansas City, MO	2.0	1.0	960	$1,099	$1.14	15d	1	1.20mi
5436 Harrison St Unit 1F Kansas City, MO	2.0	1.0	1050	$1,195	$1.14	44d	1	1.20mi
6024 Tracy Ave Kansas City, MO	3.0	1.0	1000	$1,250	$1.25	16d	1	1.21mi
4818 The Paseo Unit 2N Kansas City, MO	1.0	1.0	526	$995	$1.89	24d	1	1.21mi
4818 The Paseo Unit 2N Kansas City, MO	1.0	1.0	526	$945	$1.80	16d	1	1.21mi
4818 The Paseo Unit 3S Kansas City, MO	1.0	1.0	526	$895	$1.70	24d	1	1.21mi

Listing history 7 events

1. 2026-06-19
   status $90,000 Pending 6 DOM
2. 2026-06-18
   days on market $90,000 Active 6 DOM
3. 2026-06-17
   days on market $90,000 Active 5 DOM
4. 2026-06-16
   days on market $90,000 Active 4 DOM
5. 2026-06-15
   days on market $90,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $90,000 Active 1 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: $548 · $46/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$325/yr (+$27/mo · 59.3%)

ⓘ 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: $14,332
• − Mortgage interest: −$5,041
• − Property taxes: −$548
• − Insurance: −$450
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$2,618
• Taxable income: $3,381
• Est. tax owed @ 24.0%: −$811
• After-tax cash flow: $3,849/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

2 events — show timeline

• 2026-06-12 Listed $90,000 Heartland MLS as Distributed by MLS Grid
• 1986-02-07 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $548 · -20.6% YoY. Source: county tax records.