5223 Cypress Ave · Kansas City, MO 64130

$120,000

2 bd · 1.0 ba · 1,196 sqft · SingleFamily public records · 6 Days on market

Built 1967 7,331 sqft lot $100/sqft · at area comps Est $120k · at est.

---

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 +22.7/30.0
• ARV discount +7.6/15.0
• DSCR +7.3/10.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Relisted and ready for its new owner, this spacious home is a great investment opportunity for anyone with a contractor and some creativity. Entering into the home you'll find a classic split level home layout with the living room, dining room, and eat-in kitchen on one side of the home with all of the bedrooms on the other side above the garage. There are 3 bedrooms and 2 full bathrooms on the 2nd level and a half bathroom in the basement. The 2 car garage has access to the backyard. This home has a desirable layout with easy access to food, entertainment, and highways for commuters. Come see it today!

Key facts

• 7,331 sq ft lot
• 2 garage spots
• Built 1967

Property features AI

Finance

• Other: Living area approximately 1,196 (per public records)
• HOA & community: Annual association fee

Exterior

• Parking: Attached garage that faces the front; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Side/side split and split entry floor plan; Faces northwest; Located inside city limits
• Construction: Brick veneer and frame construction; Composition roof; Built approximately 51–75 years ago
• Exterior features: Deck; Metal fencing; Paved road with public maintenance

Interior

• Kitchen: Refrigerator; Gas range
• Bedrooms: 3 bedrooms
• Flooring: Wood flooring
• Bathrooms: 2 full baths, 1 half bath
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Eat-in kitchen and formal dining area; Entry; Basement with inside entrance (unfinished); Basement fireplace (1)
• Laundry & utility: Washer; Dryer; Dryer hookup (electric) in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.3% 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: M. L. King Elementary (math 2% / reading 8%, grade F, #1,072 of 1,115 statewide, top 98%, 665 students, 100% FRL); Central Middle School (math 0% / reading 9%, grade F, #388 of 391 statewide, top 99%, 428 students, 99% FRL); Central High School (math 2% / reading 17%, grade F, #507 of 521 statewide, top 98%, 535 students, 99% FRL) — zoned schools average 99% FRL vs 75% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.4%/yr); 185 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 36% of the median local income ($42k/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 $830 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1967 — 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: 1.05% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.34%
• DSCR: 1.33
• GRM: 8.0

CMA / ARV

• ARV (median comp): $120,252
• List price: $120,000
• Delta: -16.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5227 Franklin Dr	0.07mi	2/1.5	1,244 (+4%)	13mo	$139,000	$112	78
4226 E 54th St	0.26mi	2/1.0	1,200 (+0%)	14mo	$90,000	$75	76
5260 Cypress Ave	0.09mi	3/1.0 (+1)	1,052 (-12%)	0mo	$115,000	$109	70
5255 Spruce Ave	0.15mi	3/1.5 (+1)	1,056 (-12%)	10mo	$145,000	$137	58
3819 E 53rd Ter	0.47mi	3/2.0 (+1)	1,103 (-8%)	14mo	$124,000	$112	45
4624 Kensington Ave	0.72mi	3/2.0 (+1)	1,200 (+0%)	15mo	$185,000	$154	45
5500 Cypress Ave	0.34mi	3/2.0 (+1)	1,344 (+12%)	20mo	$150,000	$112	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 · 4.42% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.86×
• Total profit: $-4,538
• Equity at exit: $17,892

10-year hold

• IRR: 7.6%
• Equity multiple: 1.61×
• Total profit: $20,567
• Equity at exit: $10,375

Cash invested: $33,600 (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 64130

• Home prices YoY: -21.5%
• Rents YoY: 4.4%
• Active inventory: 185
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,256 high
• Mortgage (P&I): −$629
• Tax from tax record: −$107 /mo · $1,286/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $206

Break-even live

Break-even rent $995

Max offer price $120,000

Occupancy floor 79%

Sensitivity live

Price	-10% $274	-5% $240	+0% $206	+5% $172	+10% $138
Rent	-10% $106	-5% $156	+0% $206	+5% $255	+10% $305
Rate	-1.0pp $266	-0.5pp $236	base $206	+0.5pp $175	+1.0pp $143

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3949 Doctor Martin Luther King Junior Blvd Kansas City, MO	1.0–2.0	1.0–2.0	941	$1,565	$1.66	0d	2	0.47mi
3821 E 58th St Kansas City, MO	3.0	1.5	1153	$1,350	$1.17	18d	1	0.81mi
3600 E 57th St Kansas City, MO	3.0	1.0	1037	$1,250	$1.21	45d	1	0.83mi
4935 College Ave Kansas City, MO	3.0	1.0	1216	$1,350	$1.11	25d	1	0.87mi
5614 Indiana Ave Kansas City, MO	3.0	1.0	900	$1,175	$1.31	45d	1	0.88mi
3617 E 58th St Unit 2 Kansas City, MO	2.0	1.0	936	$875	$0.93	45d	1	0.88mi
3615 E 58th St Unit 1 Kansas City, MO	2.0	1.0	936	$875	$0.93	45d	1	0.89mi
5709 Bales Ave Kansas City, MO	2.0	1.0	782	$1,095	$1.40	25d	1	0.90mi
4250 E 60 Ter Unit 4250 Kansas City, MO	2.0	1.0	783	$895	$1.14	25d	1	0.96mi
3861 E 60th St Kansas City, MO	3.0	2.0	1491	$1,250	$0.84	5d	1	0.98mi
5013 S Benton Ave Kansas City, MO	3.0	1.0	978	$1,225	$1.25	25d	1	1.07mi
4211 E 61st St Kansas City, MO	2.0	1.5	1220	$1,500	$1.23	45d	1	1.10mi
4917 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	25d	1	1.11mi
4911 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	19d	1	1.12mi
3604 E 61st St Unit 3604 Kansas City, MO	3.0	1.0	875	$1,300	$1.49	45d	1	1.19mi
6029 Indiana Ave Kansas City, MO	2.0	1.0	832	$1,150	$1.38	45d	1	1.23mi
2420 E 51st St Kansas City, MO	3.0	2.0	1460	$1,350	$0.92	25d	1	1.32mi
4900 E 41st Ter Kansas City, MO	3.0	2.0	1270	$1,500	$1.18	18d	1	1.35mi
4534 S Benton Ave Kansas City, MO	2.0	1.0	912	$1,045	$1.15	18d	1	1.38mi
4216 Cleveland Ave Kansas City, MO	2.0	1.0	780	$1,125	$1.44	18d	1	1.39mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	18d	1	1.40mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	18d	1	1.42mi
5801 Wabash Ave Kansas City, MO	3.0	1.0	1200	$1,200	$1.00	45d	1	1.45mi
4930 Park Ave Kansas City, MO	3.0	1.0	900	$1,300	$1.44	18d	1	1.48mi
2512 E 59th St Kansas City, MO	2.0	1.0	750	$1,150	$1.53	45d	1	1.49mi

Listing history 7 events

1. 2026-06-10
   status $120,000 Pending 6 DOM
2. 2026-06-09
   days on market $120,000 Active 6 DOM
3. 2026-06-08
   days on market $120,000 Active 5 DOM
4. 2026-06-07
   days on market $120,000 Active 4 DOM
5. 2026-06-05
   remarks 610-char remark
6. 2026-06-05
   pricedays on marketlisting id $120,000 Active 1 DOM
7. 2026-04-27
   listed $100,000 Active 238-char remark

ⓘ 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: $1,286 · $107/mo
• Projected year-2 tax: $1,286 · $107/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 · 17 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: $15,069
• − Mortgage interest: −$6,722
• − Property taxes: −$1,286
• − Insurance: −$600
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$3,491
• Taxable income: $560
• Est. tax owed @ 24.0%: −$134
• After-tax cash flow: $2,333/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): 19,644
• Household income: $42,221
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1132.0

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: Predominantly Black (80%)
• Race & ethnicity: Black 80% White 9% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Swedish 0%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -73.32%
• Current HPI: 267.491
• Rent YoY: ▲ 4.42%
• 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

+20.0% since first listed

4 events — show timeline

• 2026-06-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-06-03 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-26 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-27 Listed $100,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.8%/yr

Latest (2025): $1,286 · +6.2% YoY. Source: county tax records.