2617 Quincy Ave · Kansas City, MO 64127

$64,900

2 bd · 1.0 ba · 851 sqft · SingleFamily public records · 105 Days on market

Built 1921 4,356 sqft lot $76/sqft · 17% below area Est $78k · 17% 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 home has 2 bedrooms, one full bathroom, just waiting for you to come in and put your finishing touches on it.

Key facts

• 4,356 sq ft lot
• Garage
• Built 1921

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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; 108 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• This rent runs 42% of the median local income ($33k/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 $449 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 + 0.9% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — 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: 1.78% ✓
• Cap rate: 15.79%
• Cash-on-cash: 33.91%
• DSCR: 2.51
• GRM: 4.7

CMA / ARV

• ARV (median comp): $78,146
• List price: $64,900
• Delta: -16.95%
• 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
2810 Elmwood Ave	0.41mi	2/1.0	856 (+1%)	1mo	$120,000	$140	80
5601 E 27th Ter	0.33mi	2/1.0	896 (+5%)	0mo	$109,500	$122	76
5226 E 28th Ter	0.27mi	3/2.5 (+1)	916 (+8%)	4mo	$120,000	$131	60
5616 E 27th Ter	0.36mi	2/1.0	792 (-7%)	16mo	$62,500	$79	59
2011 Poplar Ave	0.66mi	2/1.0	836 (-2%)	12mo	$82,500	$99	57
2835 Raytown Rd	0.27mi	3/1.0 (+1)	958 (+13%)	7mo	$185,000	$193	56
2237 Oakley Ave	0.55mi	3/1.0 (+1)	889 (+4%)	10mo	$150,000	$169	53
3015 Quincy Ave	0.49mi	3/1.0 (+1)	899 (+6%)	12mo	$38,500	$43	53
3017 York St	0.51mi	2/1.0	789 (-7%)	16mo	$70,000	$89	51
3133 Chelsea Ave	0.69mi	2/1.0	762 (-10%)	1mo	$78,990	$104	50
3017 Poplar Ave	0.51mi	2/1.0	760 (-11%)	13mo	$72,000	$95	47
2531 Jackson Ave	0.57mi	2/2.0	944 (+11%)	8mo	$135,000	$143	44

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: 27.0%
• Equity multiple: 2.09×
• Total profit: $19,832
• Equity at exit: $9,677

10-year hold

• IRR: 33.4%
• Equity multiple: 3.76×
• Total profit: $50,096
• Equity at exit: $5,611

Cash invested: $18,172 (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: 108
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,155 high
• Mortgage (P&I): −$340
• Tax from tax record: −$32 /mo · $379/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $514

Break-even live

Break-even rent $505

Max offer price $64,900

Occupancy floor 51%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2855 Van Brunt Blvd Unit A Kansas City, MO	2.0	1.0	744	$1,080	$1.45	44d	1	0.33mi
5108 E 30th St Kansas City, MO	3.0	1.0	960	$1,400	$1.46	3d	1	0.42mi
2454 Cypress Ave Kansas City, MO	3.0	1.0	800	$1,300	$1.62	4d	1	0.49mi
3032 Elmwood Ave Kansas City, MO	3.0	1.0	1027	$1,275	$1.24	7d	1	0.63mi
3118 Chelsea Ave Kansas City, MO	2.0	1.0	864	$980	$1.13	44d	1	0.66mi
2447 Norton Ave Kansas City, MO	2.0	1.0	800	$976	$1.22	16d	1	0.68mi
2424 Norton Ave Unit B Kansas City, MO	3.0	1.0	982	$1,150	$1.17	16d	1	0.72mi
3243 Denver Dr Kansas City, MO	1.0–3.0	1.0	862	$1,088	$1.26	44d	1	0.75mi
2419 Bales Ave Kansas City, MO	3.0	1.5	1116	$1,500	$1.34	3d	1	1.05mi
2225 Askew Ave Kansas City, MO	2.0	1.0	864	$1,050	$1.22	44d	1	1.06mi
2213 Askew Ave Kansas City, MO	2.0	1.0	865	$1,002	$1.16	20d	1	1.07mi
1616 Hardesty Ave Unit 1-108 Kansas City, MO	1.0	1.0	634	$1,150	$1.81	21d	1	1.08mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,031	$0.97	12d	1	1.10mi
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	16d	1	1.17mi
2413 College Ave Kansas City, MO	2.0	2.0	1022	$1,225	$1.20	23d	1	1.19mi
2701 Benton Blvd Unit 2703-2 Kansas City, MO	2.0	1.0	800	$1,200	$1.50	2d	1	1.38mi
2701 Benton Blvd Unit 2705-3 Kansas City, MO	2.0	1.0	800	$1,200	$1.50	7d	1	1.38mi
3201 E 20th St Kansas City, MO	2.0	1.0	900	$1,050	$1.17	23d	1	1.42mi
2454 Benton Blvd Unit 2460-3 Kansas City, MO	1.0	1.0	750	$1,100	$1.47	17d	1	1.43mi
2454 Benton Blvd Unit 2456-1 Kansas City, MO	1.0	1.0	750	$1,000	$1.33	17d	1	1.43mi
2454 Benton Blvd Unit 2458-2 Kansas City, MO	1.0	1.0	750	$1,000	$1.33	7d	1	1.43mi
3310 College Ave Kansas City, MO	3.0	1.0	874	$995	$1.14	44d	1	1.44mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	7d	1	1.46mi
4902 E 39th St Kansas City, MO	2.0	1.0	820	$1,300	$1.59	16d	1	1.48mi

Listing history 27 events

1. 2026-06-18
   days on market $64,900 Active 105 DOM
2. 2026-06-17
   days on market $64,900 Active 104 DOM
3. 2026-06-16
   days on market $64,900 Active 103 DOM
4. 2026-06-15
   days on market $64,900 Active 102 DOM
5. 2026-06-13
   days on market $64,900 Active 100 DOM
6. 2026-06-09
   days on market $64,900 Active 96 DOM
7. 2026-06-08
   days on market $64,900 Active 95 DOM
8. 2026-06-07
   days on market $64,900 Active 94 DOM
9. 2026-06-05
   days on market $64,900 Active 91 DOM
10. 2026-06-03
    days on market $64,900 Active 90 DOM
11. 2026-06-02
    days on market $64,900 Active 89 DOM
12. 2026-06-01
    days on market $64,900 Active 88 DOM
13. 2026-05-31
    days on market $64,900 Active 87 DOM
14. 2026-04-08
    price $64,900 114-char remark

    Show marketing remark (114 chars)

    This home has 2 bedrooms, one full bathroom, just waiting for you to come in and put your finishing touches on it.

15. 2026-03-05
    listed $69,900 Active 114-char remark

    Show marketing remark (114 chars)

    This home has 2 bedrooms, one full bathroom, just waiting for you to come in and put your finishing touches on it.

16. 2025-11-25
    soldstatus
17. 2024-10-20
    historical $1,195
18. 2024-10-17
    listed $1,195
19. 2021-09-07
    soldstatus
20. 2019-10-03
    soldstatus
21. 2006-10-03
    soldstatus 192-char remark

    Show marketing remark (192 chars)

    Sold as is no contingencies, proof of funds or preapproval with offer, EM from certified funds, inspections OK but no repairs will be made and may not be used to renegotiate, sizes from texes.

22. 2006-08-23
    listed $16,900 192-char remark

    Show marketing remark (192 chars)

    Sold as is no contingencies, proof of funds or preapproval with offer, EM from certified funds, inspections OK but no repairs will be made and may not be used to renegotiate, sizes from texes.

23. 2005-08-04
    soldstatus
24. 2005-02-25
    soldstatus
25. 2004-09-07
    listed $13,900
26. 1998-06-04
    soldstatus
27. 1992-12-08
    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: $630 · $52/mo
• Expected delta: +$250/yr (+$21/mo · 65.9%)

ⓘ 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: $13,861
• − Mortgage interest: −$3,635
• − Property taxes: −$379
• − Insurance: −$324
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$1,888
• Taxable income: $5,416
• Est. tax owed @ 24.0%: −$1,300
• After-tax cash flow: $4,863/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

+366.9% since first listed

14 events — show timeline

• 2026-04-08 Price Changed $64,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-05 Listed $69,900 Heartland MLS as Distributed by MLS Grid
• 2025-11-25 Sold (Public Records) — Public Records
• 2024-10-20 Rental Removed $1,195 SHOWMOJO
• 2024-10-17 Listed for Rent $1,195 SHOWMOJO
• 2021-09-07 Sold (Public Records) — Public Records
• 2019-10-03 Sold (Public Records) — Public Records
• 2006-10-03 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-08-23 Listed $16,900 Heartland MLS as Distributed by MLS Grid
• 2005-08-04 Sold (Public Records) — Public Records
• 2005-02-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-09-07 Listed $13,900 Heartland MLS as Distributed by MLS Grid
• 1998-06-04 Sold (Public Records) — Public Records
• 1992-12-08 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $379 · -40.4% YoY. Source: county tax records.