5341 Byrams Ford Rd · Kansas City, MO 64129

$78,500

2 bd · 1.0 ba · 840 sqft · SingleFamily public records

Built 1953 0.37 ac lot Est $155k · 49% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Sold Before Processed

Key facts

• 0.37 acre lot
• Garage
• Built 1953

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Cap rate 13.4% 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: 52 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 42% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $543 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 + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,500

Questions for the listing agent

1. Built in 1953 — 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: 1.61% ✓
• Cap rate: 13.44%
• Cash-on-cash: 25.53%
• DSCR: 2.14
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $155,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8806 E 55th St	0.35mi	3/1.0 (+1)	846 (+1%)	6mo	$118,000	$139	72
5127 Rinker Rd	0.24mi	2/1.0	728 (-13%)	3mo	$149,900	$206	64
5130 Palmer St	0.59mi	3/1.0 (+1)	864 (+3%)	1mo	$124,900	$145	62
5115 Sycamore Ave	0.46mi	3/1.0 (+1)	816 (-3%)	12mo	$99,000	$121	59
7407 E 56th Ter	0.75mi	2/1.0	844 (+0%)	8mo	$95,000	$113	58
8804 E 59th Ter	0.74mi	3/1.0 (+1)	864 (+3%)	2mo	$184,900	$214	54
7803 E 50th Ter	0.64mi	3/1.5 (+1)	864 (+3%)	6mo	$174,900	$202	53
5317 Hunter St	0.45mi	3/1.0 (+1)	912 (+9%)	9mo	$187,500	$206	53
5117 Palmer Dr	0.62mi	3/1.0 (+1)	816 (-3%)	11mo	$135,000	$165	52
8004 E 57th St	0.49mi	2/1.0	728 (-13%)	12mo	$130,000	$179	45
5605 Oakland Ave	0.68mi	2/1.0	728 (-13%)	9mo	$149,950	$206	38
5500 Ditzler Ave	0.71mi	2/1.0	936 (+11%)	12mo	$173,000	$185	38

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: 19.1%
• Equity multiple: 1.78×
• Total profit: $17,071
• Equity at exit: $11,705

10-year hold

• IRR: 27.5%
• Equity multiple: 3.42×
• Total profit: $53,264
• Equity at exit: $6,787

Cash invested: $21,980 (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: 52
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,267 high
• Mortgage (P&I): −$412
• Tax from tax record: −$89 /mo · $1,070/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $468

Break-even live

Break-even rent $675

Max offer price $78,500

Occupancy floor 58%

Sensitivity live

Price	-10% $512	-5% $490	+0% $468	+5% $445	+10% $423
Rent	-10% $367	-5% $417	+0% $468	+5% $518	+10% $568
Rate	-1.0pp $507	-0.5pp $487	base $468	+0.5pp $447	+1.0pp $426

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: $19,625
• Closing costs: $2,355
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5126 Booth Ave Kansas City, MO	2.0	1.0	950	$1,149	$1.21	13d	1	0.21mi
5420 Blue Ridge Cutoff Raytown, MO	1.0	1.0	550	$1,004	$1.83	44d	1	0.22mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	2d	1	0.43mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	3d	1	0.43mi
8855 E 59th St Raytown, MO	3.0	1.5	864	$1,396	$1.62	44d	1	0.75mi
7601 Sni a Bar Ter Kansas City, MO	2.0	1.0	827	$1,099	$1.33	44d	1	0.78mi
7615 E 49th St Kansas City, MO	2.0	1.0	888	$1,095	$1.23	44d	1	0.79mi
7611 E 47th Ter Kansas City, MO	3.0	1.0	840	$1,276	$1.52	8d	1	0.99mi
4730 Richmond Ave Kansas City, MO	3.0	1.0	821	$1,395	$1.70	44d	1	1.00mi
10005 E 53rd St Raytown, MO	3.0	1.0	700	$1,250	$1.79	2d	1	1.29mi
10005 E 53rd St Raytown, MO	3.0	1.0	700	$1,250	$1.79	3d	1	1.29mi
9805 E 61st St Raytown, MO	1.0–2.0	1.0	758	$924	$1.22	3d	39	1.49mi

Listing history 2 events

1. 2026-06-17
   remarks 21-char remark
2. 2026-06-17
   listed $78,500 Pending

ⓘ 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: $1,070 · $89/mo
• Projected year-2 tax: $1,070 · $89/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: $15,207
• − Mortgage interest: −$4,397
• − Property taxes: −$1,070
• − Insurance: −$392
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$2,284
• Taxable income: $4,630
• Est. tax owed @ 24.0%: −$1,111
• After-tax cash flow: $4,499/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

3 events — show timeline

• 2026-06-16 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-06-16 Listed $78,500 Heartland MLS as Distributed by MLS Grid
• 1994-10-19 Sold (Public Records) — Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,070 · +15.3% YoY. Source: county tax records.