532 Blue Ridge Blvd · Kansas City, MO 64125

$80,000

2 bd · 1.0 ba · 1,156 sqft · SingleFamily public records · 5 Days on market

Built 1918 4,711 sqft lot Est $128k · 38% under

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• 1% rule +9.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

A house with character and potential. Bring you ideas and this is your fixer-upper! Home is sold as-is, in it's present condition.

Key facts

• 4,711 sq ft lot
• Garage
• Built 1918

Property features AI

Exterior

• Parking: 1-car garage with front-facing garage door; Basement access to garage
• Utilities: City/public water (verify); Public sewer
• Home design: Single-family residence; Bungalow style, 1.5 stories; Residential property
• Construction: Wood siding; Composition roof; Approximately 101+ years old
• Exterior features: Paved road frontage; Lot roughly 40 x 119; Not in a flood plain; Public road maintenance

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 2 bedrooms (one bedroom on the second level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Eat-in kitchen; Full unfinished basement with garage entrance
• Laundry & utility: Basement utility access

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 12.0% 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: 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: Ac Prep Elementary (math 12% / reading 27%, grade F, #941 of 1,115 statewide, top 86%, 341 students, 99% FRL); Northeast Middle School (math 4% / reading 9%, grade F, #384 of 391 statewide, top 98%, 555 students, 100% FRL); East High School (math 0% / reading 13%, grade F, #516 of 521 statewide, top 99%, 1,112 students, 100% FRL) — zoned schools average 99% FRL vs 75% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 12 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 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

• In year one you build about $9k of equity ($553 loan paydown + $8k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1918 — 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: 1.40% ✓
• Cap rate: 12.01%
• Cash-on-cash: 20.40%
• DSCR: 1.91
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $128,316
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 Lewis Ave	0.12mi	3/1.0 (+1)	1,062 (-8%)	8mo	$49,000	$46	69
8715 E Roberts St	0.06mi	3/1.5 (+1)	1,056 (-9%)	12mo	$20,000	$19	66
8727 E Lexington Ave	0.22mi	2/1.0	1,320 (+14%)	3mo	$99,900	$76	63
537 S Brookside Ave	0.61mi	3/1.0 (+1)	1,185 (+2%)	8mo	$162,500	$137	55
8610 Smart Ave	0.20mi	3/2.0 (+1)	1,280 (+11%)	16mo	$175,000	$137	50
531 S Brookside Ave	0.62mi	3/2.0 (+1)	1,133 (-2%)	12mo	$165,000	$146	49
8919 E Independence Ave	0.25mi	2/1.0	988 (-14%)	20mo	$140,000	$142	48
807 Ditman Ave	0.28mi	3/1.5 (+1)	1,300 (+12%)	17mo	$129,900	$100	45
578 S Oxford Ave	0.65mi	3/1.0 (+1)	990 (-14%)	2mo	$89,000	$90	39
9300 E 9th St S	0.71mi	3/1.5 (+1)	1,122 (-3%)	21mo	$125,000	$111	38
585 S Glenwood Ave	0.73mi	3/1.0 (+1)	1,075 (-7%)	14mo	$175,000	$163	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.5%
• Equity multiple: 4.03×
• Total profit: $67,815
• Equity at exit: $72,070

10-year hold

• IRR: 34.0%
• Equity multiple: 9.06×
• Total profit: $180,601
• Equity at exit: $155,422

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 64125

• Home prices YoY: 3.1%
• Active inventory: 12
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,120 high
• Mortgage (P&I): −$420
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $381

Break-even live

Break-even rent $638

Max offer price $80,000

Occupancy floor 61%

Sensitivity live

Price	-10% $426	-5% $404	+0% $381	+5% $358	+10% $336
Rent	-10% $292	-5% $337	+0% $381	+5% $425	+10% $469
Rate	-1.0pp $421	-0.5pp $401	base $381	+0.5pp $360	+1.0pp $339

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 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8705 E Smart Ave Independence, MO	2.0	1.0	750	$1,000	$1.33	45d	1	0.16mi
576 S Oxford Ave Independence, MO	3.0	2.0	1098	$1,400	$1.28	45d	1	0.63mi
578 S Oxford Ave Independence, MO	3.0	1.0	990	$1,400	$1.41	0d	1	0.63mi
600 S Glenwood Ave Unit F Independence, MO	2.0	1.0	750	$995	$1.33	22d	1	0.66mi
600 S Glenwood Ave Unit I Independence, MO	1.0	1.0	700	$695	$0.99	45d	1	0.67mi
100 S Oxford Ave Independence, MO	3.0	2.0	1141	$1,425	$1.25	46d	1	0.77mi
1138 S Glenwood Ave Independence, MO	2.0	1.0	1180	$1,095	$0.93	22d	1	0.84mi
9528 E Winner Rd Independence, MO	1.0–3.0	1.0	730	$999	$1.37	45d	1	0.87mi
10104 E Golf Ave Independence, MO	3.0	2.0	1205	$1,395	$1.16	16d	1	1.13mi
611 Ewing Ave Unit B Kansas City, MO	1.0	1.0	700	$800	$1.14	25d	1	1.27mi
611 Ewing Ave Unit A Kansas City, MO	1.0	1.0	700	$800	$1.14	0d	1	1.27mi
10522 E 10th St S Independence, MO	2.0	1.0	1020	$1,099	$1.08	25d	1	1.47mi

Listing history 4 events

1. 2026-06-21
   days on market $80,000 Coming Soon 5 DOM
2. 2026-06-18
   days on market $80,000 Coming Soon 2 DOM
3. 2026-06-16
   remarks 131-char remark
4. 2026-06-16
   listed $80,000 Coming Soon 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: $611 · $51/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$165/yr (+$14/mo · 27.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,438
• − Mortgage interest: −$4,481
• − Property taxes: −$611
• − Insurance: −$400
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$2,327
• Taxable income: $3,468
• Est. tax owed @ 24.0%: −$832
• After-tax cash flow: $3,738/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
• City population: 439,467
• Population (ZIP): 2,723

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: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 26% Black 10% Two or more races 7%
• Hispanic origin (detail): Mexican 50% Puerto Rican 1%
• Common ancestry: Serbian 1% Slovak 1%
• Foreign-born: 15% · Canada, South Korea
• Languages at home: 52% English-only · Spanish 48%

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: ▲ 14.18%
• Current HPI: 471.552
• Rent YoY: —
• Metro: —
• 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

• 2026-06-16 Coming Soon $80,000 Heartland MLS as Distributed by MLS Grid
• 1995-10-25 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $611 · -40.1% YoY. Source: county tax records.