1600 Cypress Ave · Kansas City, MO 64127

$89,500

3 bd · 1.0 ba · 1,375 sqft · SingleFamily public records · 81 Days on market

Built 1941 3,919 sqft lot $65/sqft · 23% below area Est $116k · 23% 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 +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +1.1/10.0

Listing remarks MLS

This 1.5-story single-family was home built in 1941. Property can be sold as a portfolio with 2 additional properties. The residence features three bedrooms, one bathroom, and a main-floor laundry area. The interior includes a combination of hardwood and updated flooring, while the exterior provides a covered front porch and a fenced backyard. Systems include forced-air heating and central air conditioning, supported by an unfinished 925-square-foot basement for storage. The property includes a one-car garage for off-street parking. This property is currently tenant-occupied, with a lease agreement in place until May 31, 2026.

Key facts

• Hardwood flooring
• Covered front porch
• Forced-air heating

Tags

• HARDWOOD FLOORING
• UPDATED FLOORING
• COVERED FRONT PORCH
• FENCED BACKYARD
• UNFINISHED BASEMENT
• FORCED-AIR HEATING

🏷️ Possibly a rental listed for sale. The $89,500 price doesn't fit this home's estimated sale value (~$116,214) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• 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.
• 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 flat; 107 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• At $1,352/mo this rent would consume 49% of the median local household income ($33k/yr) (locally 1943% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $619 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 + 0.9% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,130 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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: 1.51% ✓
• Cap rate: 13.40%
• Cash-on-cash: 25.36%
• DSCR: 2.13
• GRM: 5.5

CMA / ARV

• ARV (median comp): $116,214
• List price: $89,500
• Delta: -22.99%
• 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
1900 Kensington Ave	0.28mi	4/1.0 (+1)	1,370 (-0%)	11mo	$99,000	$72	73
2005 Spruce Ave	0.39mi	3/2.0	1,426 (+4%)	0mo	$146,000	$102	72
1804 Elmwood Ave	0.19mi	3/2.0	1,436 (+4%)	11mo	$169,900	$118	70
4015 E 18th Pl	0.25mi	3/2.5	1,436 (+4%)	14mo	$249,900	$174	63
3809 Bernard Powell Dr	0.41mi	3/4.0	1,318 (-4%)	5mo	$215,000	$163	58
815 Elmwood Ave	0.68mi	3/1.5	1,302 (-5%)	5mo	$74,900	$58	53
1915 Norton Ave	0.37mi	3/2.5	1,488 (+8%)	13mo	$229,900	$155	52
2319 Norton Ave	0.69mi	3/1.0	1,495 (+9%)	5mo	$137,500	$92	49
2330 Spruce Ave	0.69mi	3/2.0	1,490 (+8%)	10mo	$99,000	$66	41
1403 Collins St	0.56mi	4/2.0 (+1)	1,236 (-10%)	14mo	$120,000	$97	36
1234 Drury Ave	0.70mi	3/1.0	1,200 (-13%)	13mo	$160,000	$133	35
2406 Kensington Ave	0.74mi	4/2.0 (+1)	1,506 (+10%)	7mo	$183,000	$122	35

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 · 0.94% rent growth · sell at horizon

5-year hold

• IRR: 16.7%
• Equity multiple: 1.66×
• Total profit: $16,459
• Equity at exit: $13,345

10-year hold

• IRR: 23.8%
• Equity multiple: 2.87×
• Total profit: $46,846
• Equity at exit: $7,738

Cash invested: $25,060 (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 64127

• Home prices YoY: -2.6%
• Rents YoY: 0.9%
• Active inventory: 107
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,352 high
• Mortgage (P&I): −$469
• Tax from tax record: −$32 /mo · $379/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $530

Break-even live

Break-even rent $681

Max offer price $89,500

Occupancy floor 56%

Sensitivity live

Price	-10% $580	-5% $555	+0% $530	+5% $504	+10% $479
Rent	-10% $423	-5% $476	+0% $530	+5% $583	+10% $636
Rate	-1.0pp $575	-0.5pp $552	base $530	+0.5pp $507	+1.0pp $483

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,031	$0.97	13d	1	0.07mi
1812 Elmwood Ave Kansas City, MO	3.0	1.0	1650	$1,600	$0.97	17d	1	0.18mi
1805 Jackson Ave Kansas City, MO	4.0	2.0	1250	$1,250	$1.00	45d	1	0.23mi
1905 Kensington Ave Kansas City, MO	3.0	2.0	1285	$1,325	$1.03	25d	1	0.25mi
815 Elmwood Ave Kansas City, MO	3.0	1.5	1302	$1,600	$1.23	15d	1	0.71mi
3305 E 19th St Kansas City, MO	2.0	1.0	1500	$1,200	$0.80	45d	1	0.77mi
2424 Norton Ave Unit B Kansas City, MO	3.0	1.0	982	$1,150	$1.17	17d	1	0.79mi
1233 Benton Blvd Kansas City, MO	4.0	2.5	1500	$2,500	$1.67	45d	1	0.85mi
3201 E 20th St Kansas City, MO	2.0	1.0	900	$1,050	$1.17	25d	1	0.88mi
2419 Bales Ave Kansas City, MO	3.0	1.5	1116	$1,500	$1.34	4d	1	0.92mi
5852 E 20th St Unit TOP-1724 Kansas City, MO	3.0	1.5	1482	$1,075	$0.73	4d	1	0.95mi
3435 E 7th St Kansas City, MO	2.0	1.0	970	$949	$0.98	8d	1	0.99mi
2413 College Ave Kansas City, MO	2.0	2.0	1022	$1,225	$1.20	25d	1	1.01mi
901 Benton Blvd Unit 7 Kansas City, MO	2.0	1.0	1100	$1,202	$1.09	45d	1	1.02mi
2900 E 21st St Kansas City, MO	3.0	1.5	897	$1,650	$1.84	17d	1	1.05mi
916 Bellefontaine Ave Kansas City, MO	3.0	1.5	1399	$1,650	$1.18	17d	1	1.09mi
6011 E 11th St Kansas City, MO	3.0	1.0	900	$1,200	$1.33	17d	1	1.15mi
2834 E 10th St Kansas City, MO	2.0	1.5	1020	$1,250	$1.23	45d	1	1.17mi
2826 E 10th St Kansas City, MO	2.0	1.5	1020	$1,250	$1.23	45d	1	1.18mi
6237 E 12th St Kansas City, MO	2.0	1.0	1580	$1,150	$0.73	45d	1	1.22mi
2003 Wabash Ave Unit B Kansas City, MO	3.0	2.0	1200	$1,095	$0.91	25d	1	1.26mi
3510 Garner Ave Kansas City, MO	3.0	2.0	1536	$1,400	$0.91	4d	1	1.28mi
2846 Myrtle Ave Kansas City, MO	3.0	2.0	1705	$1,350	$0.79	17d	1	1.36mi
504 Bellefontaine Ave Unit 2 Kansas City, MO	2.0	2.0	1500	$1,300	$0.87	45d	1	1.43mi
5108 E 30th St Kansas City, MO	3.0	1.0	960	$1,400	$1.46	4d	1	1.49mi
3429 Morrell Ave Kansas City, MO	4.0	1.5	1800	$1,650	$0.92	8d	1	1.50mi

Listing history 21 events

1. 2026-06-09
   days on market $89,500 Active 81 DOM
2. 2026-06-08
   days on market $89,500 Active 80 DOM
3. 2026-06-07
   days on market $89,500 Active 79 DOM
4. 2026-06-05
   days on market $89,500 Active 76 DOM
5. 2026-06-03
   days on market $89,500 Active 75 DOM
6. 2026-06-02
   days on market $89,500 Active 74 DOM
7. 2026-06-01
   days on market $89,500 Active 73 DOM
8. 2026-05-31
   days on market $89,500 Active 72 DOM
9. 2026-04-22
   price $89,500 634-char remark

   Show marketing remark (634 chars)

   This 1.5-story single-family was home built in 1941. Property can be sold as a portfolio with 2 additional properties. The residence features three bedrooms, one bathroom, and a main-floor laundry area. The interior includes a combination of hardwood and updated flooring, while the exterior provides a covered front porch and a fenced backyard. Systems include forced-air heating and central air conditioning, supported by an unfinished 925-square-foot basement for storage. The property includes a one-car garage for off-street parking. This property is currently tenant-occupied, with a lease agreement in place until May 31, 2026.

10. 2026-03-20
    listed $99,500 Active 634-char remark

    Show marketing remark (634 chars)

    This 1.5-story single-family was home built in 1941. Property can be sold as a portfolio with 2 additional properties. The residence features three bedrooms, one bathroom, and a main-floor laundry area. The interior includes a combination of hardwood and updated flooring, while the exterior provides a covered front porch and a fenced backyard. Systems include forced-air heating and central air conditioning, supported by an unfinished 925-square-foot basement for storage. The property includes a one-car garage for off-street parking. This property is currently tenant-occupied, with a lease agreement in place until May 31, 2026.

11. 2025-12-10
    historical
12. 2025-11-12
    listed $99,900 Active
13. 2024-11-28
    historical $995
14. 2024-11-21
    listed $995
15. 2024-11-09
    historical $1,195
16. 2024-10-30
    price $1,195
17. 2024-10-23
    price $1,250
18. 2024-09-17
    listed $1,285
19. 2017-06-06
    soldstatus
20. 2017-03-16
    soldstatus
21. 1994-06-09
    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: $379 · $32/mo
• Projected year-2 tax: $868 · $72/mo
• Expected delta: +$489/yr (+$41/mo · 128.9%)

ⓘ 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 ≥106°F today · 17 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: $16,222
• − Mortgage interest: −$5,013
• − Property taxes: −$379
• − Insurance: −$448
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$2,604
• Taxable income: $5,183
• Est. tax owed @ 24.0%: −$1,244
• After-tax cash flow: $5,113/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): 17,668
• Household income: $33,111
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 1943.0

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 42% Hispanic / Latino 40% Two or more races 13% White 12% Native American 1%
• Hispanic origin (detail): Mexican 28%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 29%

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: ▼ -7.88%
• Current HPI: 289.2468
• Rent YoY: ▲ 0.94%
• 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

+6865.0% since first listed

13 events — show timeline

• 2026-04-22 Price Changed $89,500 Heartland MLS as Distributed by MLS Grid
• 2026-03-20 Listed $99,500 Heartland MLS as Distributed by MLS Grid
• 2025-12-10 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-11-12 Listed $99,900 Heartland MLS as Distributed by MLS Grid
• 2024-11-28 Rental Removed $995 RENTLY
• 2024-11-21 Listed for Rent $995 RENTLY
• 2024-11-09 Rental Removed $1,195 RENTLY
• 2024-10-30 Price Changed $1,195 RENTLY
• 2024-10-23 Price Changed $1,250 RENTLY
• 2024-09-17 Listed for Rent $1,285 RENTLY
• 2017-06-06 Sold (Public Records) — Public Records
• 2017-03-16 Sold (Public Records) — Public Records
• 1994-06-09 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $379 · -43.6% YoY. Source: county tax records.