5609 Oakland Ave · Kansas City, MO 64129

$145,000

3 bd · 1.0 ba · 1,052 sqft · SingleFamily public records · 59 Days on market

Built 1949 7,405 sqft lot $138/sqft · 6% below area Est $154k · 6% under

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Why this score? — see what drove the C 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 +23.4/30.0
• ARV discount +10.2/15.0
• DSCR +7.5/10.0
• 1% rule +5.2/10.0
• 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 MLS

This well-maintained ranch home offers the ease of true main-floor living with a smart, functional layout designed for comfort and convenience. Freshly updated with newer paint and newer carpet, the interior feels clean, modern, and move-in ready. The home features 3 spacious bedrooms and 2 full bathrooms, providing flexibility for families, guests, or a home office setup. Natural light fills the living spaces, creating a warm and inviting atmosphere throughout. Step outside to a large backyard with plenty of room for entertaining for friends or our 4 legged friends. Conveniently located with quick access to major highways, commuting is simple while still enjoying a quiet residential setting. Whether you're searching for a primary residence or a solid investment opportunity, this property checks the right boxes with strong rental potential and broad appeal.

Key facts

• Large backyard
• Main-floor living
• 7,405 sq ft lot

Tags

• MAIN-FLOOR LIVING
• LARGE BACKYARD
• QUICK ACCESS TO MAJOR HIGHWAYS
• QUIET RESIDENTIAL SETTING
• STRONG RENTAL POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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.
• 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 34% 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 $4k 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 59 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.88%
• DSCR: 1.35
• GRM: 8.2

CMA / ARV

• ARV (median comp): $154,237
• List price: $145,000
• Delta: -5.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5615 Oakland Ave	0.03mi	3/1.0	1,102 (+5%)	5mo	$150,000	$136	86
7412 E 57th St	0.08mi	3/1.0	1,128 (+7%)	3mo	$149,900	$133	82
7406 E 57th St	0.10mi	3/1.0	1,128 (+7%)	6mo	$155,000	$137	78
7819 E 58th St	0.28mi	3/2.0	986 (-6%)	2mo	$172,200	$175	70
7909 E 58th St	0.33mi	2/1.0 (-1)	1,100 (+5%)	3mo	$114,000	$104	70
6800 E 58th St	0.48mi	3/2.0	1,008 (-4%)	0mo	$169,900	$169	66
5631 Cambridge Ave	0.38mi	3/1.0	1,170 (+11%)	0mo	$160,000	$137	63
6501 E 56th St	0.67mi	2/2.0 (-1)	1,040 (-1%)	6mo	$225,000	$216	53
5409 Rinker Rd	0.55mi	2/1.0 (-1)	1,000 (-5%)	11mo	$170,000	$170	52
7815 E 51st St	0.66mi	4/1.0 (+1)	1,128 (+7%)	1mo	$134,900	$120	52
7725 E 51st St	0.65mi	3/1.0	1,128 (+7%)	10mo	$134,900	$120	49
5130 Rinker Rd	0.69mi	2/1.0 (-1)	1,004 (-5%)	11mo	$129,900	$129	46

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-6,549
• Equity at exit: $21,620

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $16,002
• Equity at exit: $12,537

Cash invested: $40,600 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,473 high
• Mortgage (P&I): −$760
• Tax from tax record: −$76 /mo · $912/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $267

Break-even live

Break-even rent $1,135

Max offer price $145,000

Occupancy floor 77%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7707 E 50th Ter Kansas City, MO	4.0	2.0	1250	$1,250	$1.00	21d	1	0.73mi
5126 Booth Ave Kansas City, MO	2.0	1.0	950	$1,149	$1.21	12d	1	0.80mi
7615 E 49th St Kansas City, MO	2.0	1.0	888	$1,095	$1.23	44d	1	0.94mi
7601 Sni a Bar Ter Kansas City, MO	2.0	1.0	827	$1,099	$1.33	44d	1	0.94mi
8648 E 52nd Ter Kansas City, MO	3.0	1.5	1224	$1,395	$1.14	24d	1	0.96mi
8855 E 59th St Raytown, MO	3.0	1.5	864	$1,396	$1.62	44d	1	1.07mi
4730 Richmond Ave Kansas City, MO	3.0	1.0	821	$1,395	$1.70	44d	1	1.09mi
7611 E 47th Ter Kansas City, MO	3.0	1.0	840	$1,276	$1.52	7d	1	1.11mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	3d	1	1.12mi
5312 Hunter St Raytown, MO	3.0	1.5	912	$1,450	$1.59	2d	1	1.12mi
6017 Farley Ave Raytown, MO	2.0	2.5	1152	$1,495	$1.30	44d	1	1.12mi
6500 Marsh Ave Unit 6512 Kansas City, MO	3.0	2.5	1463	$1,945	$1.33	24d	1	1.15mi
6512 Marsh Ave Kansas City, MO	3.0	2.5	1463	$1,978	$1.35	2d	1	1.18mi

Listing history 42 events

1. 2026-06-18
   days on market $145,000 Active 59 DOM
2. 2026-06-17
   days on market $145,000 Active 58 DOM
3. 2026-06-16
   days on market $145,000 Active 57 DOM
4. 2026-06-15
   days on market $145,000 Active 56 DOM
5. 2026-06-13
   days on market $145,000 Active 54 DOM
6. 2026-06-13
   pricestatusdays on market $145,000 Active 53 DOM
7. 2026-06-09
   days on market $152,500 Active Under Contract 50 DOM
8. 2026-06-08
   days on market $152,500 Active Under Contract 49 DOM
9. 2026-06-07
   days on market $152,500 Active Under Contract 48 DOM
10. 2026-06-03
    days on market $152,500 Active Under Contract 44 DOM
11. 2026-06-02
    days on market $152,500 Active Under Contract 43 DOM
12. 2026-06-01
    days on market $152,500 Active Under Contract 42 DOM
13. 2026-05-31
    days on market $152,500 Active Under Contract 41 DOM
14. 2026-05-08
    price $152,500 869-char remark

    Show marketing remark (869 chars)

    This well-maintained ranch home offers the ease of true main-floor living with a smart, functional layout designed for comfort and convenience. Freshly updated with newer paint and newer carpet, the interior feels clean, modern, and move-in ready. The home features 3 spacious bedrooms and 2 full bathrooms, providing flexibility for families, guests, or a home office setup. Natural light fills the living spaces, creating a warm and inviting atmosphere throughout. Step outside to a large backyard with plenty of room for entertaining for friends or our 4 legged friends. Conveniently located with quick access to major highways, commuting is simple while still enjoying a quiet residential setting. Whether you're searching for a primary residence or a solid investment opportunity, this property checks the right boxes with strong rental potential and broad appeal.

15. 2026-04-20
    listed $155,000 Active 869-char remark

    Show marketing remark (869 chars)

    This well-maintained ranch home offers the ease of true main-floor living with a smart, functional layout designed for comfort and convenience. Freshly updated with newer paint and newer carpet, the interior feels clean, modern, and move-in ready. The home features 3 spacious bedrooms and 2 full bathrooms, providing flexibility for families, guests, or a home office setup. Natural light fills the living spaces, creating a warm and inviting atmosphere throughout. Step outside to a large backyard with plenty of room for entertaining for friends or our 4 legged friends. Conveniently located with quick access to major highways, commuting is simple while still enjoying a quiet residential setting. Whether you're searching for a primary residence or a solid investment opportunity, this property checks the right boxes with strong rental potential and broad appeal.

16. 2026-04-15
    historical
17. 2026-03-13
    status Active
18. 2026-03-03
    historical Active Under Contract
19. 2025-11-21
    price $155,000
20. 2025-10-15
    listed $160,000 Active
21. 2023-02-03
    soldstatus
22. 2023-02-03
    soldstatus
23. 2022-12-09
    historical
24. 2022-10-04
    soldstatus
25. 2021-09-07
    historical
26. 2021-07-14
    listed $69,000 Active
27. 2020-09-20
    historical
28. 2020-02-06
    listed $72,000 Active
29. 2018-12-29
    historical
30. 2018-11-08
    listed $75,000 Active
31. 2016-11-10
    soldstatus
32. 2016-08-16
    soldstatus
33. 2016-08-01
    soldstatus Sold
34. 2016-07-18
    status Pending
35. 2016-07-11
    listed $38,000 Active
36. 2013-05-31
    soldstatus
37. 2009-07-10
    soldstatus
38. 2005-05-16
    soldstatus
39. 2005-05-09
    soldstatus
40. 2005-04-14
    listed $34,900
41. 2005-03-01
    soldstatus
42. 1995-02-21
    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: $912 · $76/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$495/yr (+$41/mo · 54.3%)

ⓘ 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 · 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: $17,674
• − Mortgage interest: −$8,122
• − Property taxes: −$912
• − Insurance: −$725
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$4,218
• Taxable income: $869
• Est. tax owed @ 24.0%: −$209
• After-tax cash flow: $2,993/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

+337.0% since first listed

29 events — show timeline

• 2026-05-08 Price Changed $152,500 Heartland MLS as Distributed by MLS Grid
• 2026-04-20 Listed $155,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-15 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-03-13 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-03 Contingent — Heartland MLS as Distributed by MLS Grid
• 2025-11-21 Price Changed $155,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-15 Listed $160,000 Heartland MLS as Distributed by MLS Grid
• 2023-02-03 Sold (Public Records) — Public Records
• 2023-02-03 Sold (Public Records) — Public Records
• 2022-12-09 Rental Removed — RENT.
• 2022-10-04 Sold (Public Records) — Public Records
• 2021-09-07 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2021-07-14 Listed $69,000 Heartland MLS as Distributed by MLS Grid
• 2020-09-20 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2020-02-06 Listed $72,000 Heartland MLS as Distributed by MLS Grid
• 2018-12-29 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2018-11-08 Listed $75,000 Heartland MLS as Distributed by MLS Grid
• 2016-11-10 Sold (Public Records) — Public Records
• 2016-08-16 Sold (Public Records) — Public Records
• 2016-08-01 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-07-18 Pending — Heartland MLS as Distributed by MLS Grid
• 2016-07-11 Listed $38,000 Heartland MLS as Distributed by MLS Grid
• 2013-05-31 Sold (Public Records) — Public Records
• 2009-07-10 Sold (Public Records) — Public Records
• 2005-05-16 Sold (Public Records) — Public Records
• 2005-05-09 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-04-14 Listed $34,900 Heartland MLS as Distributed by MLS Grid
• 2005-03-01 Sold (Public Records) — Public Records
• 1995-02-21 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $912 · -64.7% YoY. Source: county tax records.