7525 E 52nd St · Kansas City, MO 64129

$197,000

3 bd · 2.0 ba · 864 sqft · SingleFamily public records · 24 Days on market

Built 1960 7,788 sqft lot

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Why this score? — see what drove the F 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 +10.6/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

4-bedroom, 2-bathroom newly updated home in the Raytown C-2 School District. Large lot with fully fenced backyard. Detached 2-story barn (600 sq. ft) with electricity. ADU zoning variance application in process. Will replace roof if purchased.

Key facts

• 7,788 sq ft lot
• Garage
• Built 1960

Tags

• FULLY FENCED BACKYARD
• DETACHED 2-STORY BARN
• ADU VARIANCE APPLICATION

Property features AI

Finance

• Other: Property is not in a flood plain
• HOA & community: No association fees; Some maintenance provided

Exterior

• Parking: Has garage; 1 garage space; Combination of attached and detached parking; access to basement parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Attached property; North-facing; 2 stories
• Construction: Shingle siding exterior; Shingle roof; Above-grade living area estimated at 1,000; Below-grade finished area estimated at 400; Home age approximately 51–75 years
• Exterior features: Metal fencing; Barn(s), detached garage(s), and shed(s) on the property; Lot approximately 7,788 square feet (public records)

Interior

• Bedrooms: 4 bedrooms (three on the main level, one in the basement)
• Bathrooms: 2 full bathrooms (one on the main level, one in the basement)
• Heating & cooling: Natural gas heating; Multiple electric cooling units
• Interior features: 6 total rooms; Workshop in the home; Basement present (partial and full areas)
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $197k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (27.5% below list).
• Recommended offer: $143k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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 Middle (math 11% / reading 25%, grade F, #349 of 391 statewide, top 89%, 731 students, 73% 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: 53 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 33% 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 $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 24 days — a 2% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $26k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $142,737 (27.5% 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 1960 — 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: 0.72% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.08%
• DSCR: 0.91
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $127,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5130 Palmer St	0.14mi	3/1.0	864 (0%)	1mo	$124,900	$145	88
7803 E 50th Ter	0.26mi	3/1.5	864 (0%)	6mo	$174,900	$202	81
7405 E 49th St	0.34mi	3/1.0	864 (0%)	2mo	$82,000	$95	78
7409 E 49th St	0.34mi	3/1.0	864 (0%)	8mo	$36,000	$42	73
7610 E 49th Ter	0.36mi	2/1.0 (-1)	864 (0%)	5mo	$59,999	$69	70
4834 Eastern Ave	0.37mi	3/1.0	912 (+6%)	4mo	$155,000	$170	66
7719 E 47th Ter	0.59mi	3/1.0	840 (-3%)	9mo	$125,000	$149	56
7407 E 56th Ter	0.55mi	2/1.0 (-1)	844 (-2%)	8mo	$95,000	$113	55
7726 Sni A Bar Rd	0.38mi	3/1.0	984 (+14%)	1mo	$145,000	$147	54
5002 Skiles Ave	0.42mi	3/1.0	984 (+14%)	1mo	$150,000	$152	52
7801 Ozark Rd	0.66mi	3/1.0	816 (-6%)	8mo	$110,000	$135	50
7819 E 58th St	0.72mi	3/2.0	986 (+14%)	2mo	$172,200	$175	41

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: -19.8%
• Equity multiple: 0.31×
• Total profit: $-38,088
• Equity at exit: $29,373

10-year hold

• IRR: -12.8%
• Equity multiple: 0.25×
• Total profit: $-41,282
• Equity at exit: $17,033

Cash invested: $55,160 (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: 53
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,427 high
• Mortgage (P&I): −$1,033
• Tax from tax record: −$108 /mo · $1,299/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-96

Break-even live

Break-even rent $1,549

Max offer price $180,074

Occupancy floor —

Sensitivity live

Price	-10% $16	-5% $-40	+0% $-96	+5% $-152	+10% $-207
Rent	-10% $-209	-5% $-152	+0% $-96	+5% $-39	+10% $17
Rate	-1.0pp $3	-0.5pp $-46	base $-96	+0.5pp $-147	+1.0pp $-199

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7615 E 49th St Kansas City, MO	2.0	1.0	888	$1,095	$1.23	45d	1	0.46mi
7601 Sni a Bar Ter Kansas City, MO	2.0	1.0	827	$1,099	$1.33	45d	1	0.46mi
5126 Booth Ave Kansas City, MO	2.0	1.0	950	$1,149	$1.21	14d	1	0.58mi
4730 Richmond Ave Kansas City, MO	3.0	1.0	821	$1,395	$1.70	45d	1	0.60mi
7611 E 47th Ter Kansas City, MO	3.0	1.0	840	$1,276	$1.52	9d	1	0.62mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	3d	1	1.04mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	4d	1	1.04mi
8855 E 59th St Raytown, MO	3.0	1.5	864	$1,396	$1.62	45d	1	1.28mi

Listing history 25 events

1. 2026-06-21
   days on market $197,000 Active 24 DOM
2. 2026-06-18
   days on market $197,000 Active 21 DOM
3. 2026-06-17
   days on market $197,000 Active 20 DOM
4. 2026-06-16
   days on market $197,000 Active 19 DOM
5. 2026-06-15
   days on market $197,000 Active 18 DOM
6. 2026-06-13
   days on market $197,000 Active 16 DOM
7. 2026-06-13
   days on market $197,000 Active 15 DOM
8. 2026-06-09
   days on market $197,000 Active 12 DOM
9. 2026-06-08
   days on market $197,000 Active 11 DOM
10. 2026-06-07
    remarks 243-char remark
11. 2026-06-07
    days on market $197,000 Active 10 DOM
12. 2026-06-03
    days on market $197,000 Active 6 DOM
13. 2026-06-02
    days on market $197,000 Active 5 DOM
14. 2026-06-02
    price $197,000 Active 4 DOM
15. 2026-06-01
    days on market $223,000 Active 4 DOM
16. 2026-05-31
    days on market $223,000 Active 3 DOM
17. 2026-05-28
    listed $223,000 Active
18. 2025-12-08
    historical
19. 2025-11-19
    price $129,000
20. 2025-11-11
    status Active
21. 2025-10-22
    status Pending
22. 2025-10-14
    price $139,000
23. 2025-10-07
    listed $149,000 Active
24. 2025-09-23
    soldstatus
25. 1962-11-01
    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: $1,299 · $108/mo
• Projected year-2 tax: $1,911 · $159/mo
• Expected delta: +$612/yr (+$51/mo · 47.1%)

ⓘ 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 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,128
• − Mortgage interest: −$11,035
• − Property taxes: −$1,299
• − Insurance: −$985
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$5,731
• Taxable loss: −$4,662
• Est. tax savings @ 24.0%: +$1,119
• After-tax cash flow: $-31/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

+49.7% since first listed

9 events — show timeline

• 2026-05-28 Listed $223,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-08 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-11-19 Price Changed $129,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-11 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-10-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-10-14 Price Changed $139,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-07 Listed $149,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-23 Sold (Public Records) — Public Records
• 1962-11-01 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,299 · +1.9% YoY. Source: county tax records.