5611 Highland Ave · Kansas City, MO 64110

$189,900

3 bd · 1.0 ba · 1,396 sqft · SingleFamily public records · 34 Days on market

Built 2934 4,809 sqft lot $136/sqft · 51% above area Est $208k · 9% under

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Why this score? — see what drove the D 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 +13.9/30.0
• ARV discount +11.3/15.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bank Owned Property Sold in As-Is Condition. No warranties, disclosures provided by Seller. Proof of funds/ Pre-Approval MUST accompany all offers. Seller hours M-F, 9-5. Response times from Seller varies. Please ask your Buyers to be patient. Addendums apply, BUT not necessary to submit an offer.

Key facts

• 4,809 sq ft lot
• Built 2934
• Listed 34 days

Property features AI

Finance

• Other: Property age approximately 76–100 years; Above-grade finished area reported; additional finished space below grade; Inside city limits
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: City/public water (verify); Public sewer; Cable, fiber, and high-speed internet available
• Home design: Single-family residence; Residential property; Two stories; Entry level: Main; Built with frame construction; Composition roof
• Construction: Frame construction; Composition roof; Below-grade finished area present
• Exterior features: Front porch; Metal fencing; City lot within city limits; Level lot; Paved road with public maintenance

Interior

• Kitchen: Main-level kitchen
• Bedrooms: Three bedrooms (all on the second level)
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Has cooling
• Interior features: Living/dining combo; Unfinished basement; One fireplace in the family room; Two-story floor plan
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $21 ($247/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (22.8% below list).
• Recommended offer: $147k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 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); Central Middle School (math 0% / reading 9%, grade F, #388 of 391 statewide, top 99%, 428 students, 99% FRL); Southeast High School (math 2% / reading 12%, grade F, #512 of 521 statewide, top 99%, 487 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 (+4.0%/yr); tight market (median 1 DOM); 126 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 34 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago 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 $146,686 (22.8% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (median comp): $207,655
• List price: $189,900
• Delta: 5.46%
• 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
5629 Highland Ave	0.05mi	3/1.5	1,412 (+1%)	3mo	$199,900	$142	92
5700 Woodland Ave	0.11mi	3/2.0	1,440 (+3%)	2mo	$204,000	$142	84
5630 Woodland Ave	0.05mi	3/2.0	1,500 (+7%)	1mo	$250,000	$167	81
5806 Highland Ave	0.24mi	3/1.0	1,328 (-5%)	4mo	$179,000	$135	77
5836 Michigan Ave	0.33mi	3/1.5	1,440 (+3%)	1mo	$200,000	$139	77
5433 Tracy Ave	0.37mi	3/2.0	1,415 (+1%)	4mo	$325,000	$230	73
5341 Wayne Ave	0.32mi	3/1.5	1,496 (+7%)	2mo	$250,000	$167	70
5341 Wayne Ave	0.31mi	3/1.5	1,498 (+7%)	2mo	$150,000	$100	70
1820 E 55th St	0.20mi	4/2.0 (+1)	1,294 (-7%)	4mo	$225,000	$174	66
1116 E 58th St	0.45mi	3/1.5	1,314 (-6%)	3mo	$289,000	$220	64
6112 Tracy Ave	0.70mi	3/2.0	1,405 (+1%)	1mo	$219,500	$156	62
5712 Harrison St	0.55mi	3/2.5	1,454 (+4%)	1mo	$430,000	$296	60

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 · 3.95% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.47×
• Total profit: $-28,129
• Equity at exit: $28,315

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-17,228
• Equity at exit: $16,419

Cash invested: $53,172 (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 64110

• Rents YoY: 4.0%
• Median DOM (109 sales): 1 d
• Active inventory: 126
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,467 high
• Mortgage (P&I): −$996
• Tax from tax record: −$63 /mo · $759/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $21

Break-even live

Break-even rent $1,441

Max offer price $189,900

Occupancy floor 94%

Sensitivity live

Price	-10% $128	-5% $74	+0% $21	+5% $-33	+10% $-87
Rent	-10% $-95	-5% $-37	+0% $21	+5% $79	+10% $136
Rate	-1.0pp $116	-0.5pp $69	base $21	+0.5pp $-29	+1.0pp $-79

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5524 Woodland Ave Kansas City, MO	3.0	1.0	1243	$1,095	$0.88	25d	1	0.05mi
5531 Euclid Ave Kansas City, MO	3.0	1.0	1135	$1,300	$1.15	45d	1	0.17mi
5430 Michigan Ave Kansas City, MO	2.0	1.0	1250	$1,495	$1.20	45d	1	0.19mi
5430 Michigan Ave Kansas City, MO	3.0	1.0	1710	$1,100	$0.64	21d	1	0.19mi
5708 Euclid Ave Kansas City, MO	4.0	2.0	1350	$1,600	$1.19	18d	1	0.20mi
5410 Euclid Ave Kansas City, MO	3.0	2.0	1119	$1,395	$1.25	45d	1	0.26mi
5332 Highland Ave Kansas City, MO	3.0	1.0	1022	$1,350	$1.32	9d	1	0.30mi
2100 E 58th St Kansas City, MO	2.0	1.0	1030	$1,500	$1.46	45d	1	0.32mi
5414 Brooklyn Ave Kansas City, MO	3.0	1.5	1856	$1,650	$0.89	18d	1	0.34mi
5411 Tracy Ave Kansas City, MO	2.0	1.0	1600	$1,545	$0.97	19d	1	0.41mi
5241 Brookwood Ave Kansas City, MO	3.0	2.0	1431	$1,550	$1.08	45d	1	0.42mi
5618 Forest Ave Kansas City, MO	3.0	1.0	1198	$1,275	$1.06	18d	1	0.43mi
5801 Wabash Ave Kansas City, MO	3.0	1.0	1200	$1,200	$1.00	45d	1	0.54mi
5824 Wabash Ave Kansas City, MO	3.0	1.0	1276	$1,050	$0.82	45d	1	0.55mi
5411 Harrison St Unit 1F Kansas City, MO	2.0	1.0	900	$1,199	$1.33	25d	1	0.57mi
5409 Harrison St Unit 5411 Kansas City, MO	2.0	1.0	900	$1,199	$1.33	25d	1	0.57mi
5407 Harrison St Unit 1F Kansas City, MO	2.0	1.0	1025	$1,195	$1.17	45d	1	0.58mi
5446 Harrison St Unit 2F Kansas City, MO	2.0	1.0	960	$1,099	$1.14	16d	1	0.58mi
5405 Harrison St Unit 2F Kansas City, MO	2.0	1.0	1025	$1,295	$1.26	18d	1	0.58mi
5405 Harrison St Unit 2F Kansas City, MO	2.0	1.0	1025	$1,295	$1.26	21d	1	0.58mi
5405 Harrison St Kansas City, MO	2.0	1.0	1025	$1,295	$1.26	18d	1	0.58mi
5436 Harrison St Unit 1F Kansas City, MO	2.0	1.0	1050	$1,195	$1.14	45d	1	0.58mi
5426 Harrison St Unit 2F Kansas City, MO	2.0	1.0	1234	$1,125	$0.91	18d	1	0.59mi
5424 Harrison St Unit 5426 Kansas City, MO	2.0	1.0	1234	$1,125	$0.91	21d	1	0.59mi
5115 Woodland Ave Kansas City, MO	4.0	1.0	1136	$1,700	$1.50	45d	1	0.59mi
5122 Paseo Blvd Kansas City, MO	3.0	1.0	1573	$1,595	$1.01	12d	1	0.60mi
6014 Virginia Ave Kansas City, MO	2.0	1.0	1072	$1,111	$1.04	9d	1	0.61mi
5120 The Paseo Apt 1 Kansas City, MO	2.0	1.0	1500	$1,550	$1.03	45d	1	0.61mi
5346 Harrison St Kansas City, MO	3.0	1.0	1580	$1,695	$1.07	21d	1	0.62mi
5346 Harrison St Kansas City, MO	3.0	1.0	1580	$1,695	$1.07	18d	1	0.62mi
1702 Bushman Dr Kansas City, MO	1.0–2.0	1.0–2.0	895	$1,065	$1.19	45d	1	0.64mi
5114 Brooklyn Ave Kansas City, MO	3.0	1.5	1116	$1,300	$1.16	9d	1	0.64mi
6024 Tracy Ave Kansas City, MO	3.0	1.0	1000	$1,250	$1.25	18d	1	0.67mi
5424 Charlotte St Kansas City, MO	2.0	1.0	958	$1,395	$1.46	21d	1	0.69mi
5424 Charlotte St Kansas City, MO	2.0	1.0	958	$1,395	$1.46	18d	1	0.70mi
2811 E 58th St Kansas City, MO	4.0	1.0	1348	$1,473	$1.09	45d	1	0.71mi
5335 Holmes St Unit 2F Kansas City, MO	2.0	1.0	960	$1,295	$1.35	18d	1	0.77mi
5335 Holmes St Unit 2F Kansas City, MO	2.0	1.0	960	$1,295	$1.35	25d	1	0.77mi
2420 E 51st St Kansas City, MO	3.0	2.0	1460	$1,350	$0.92	25d	1	0.79mi
4910 Michigan Ave Kansas City, MO	3.0	1.5	1199	$1,400	$1.17	9d	1	0.85mi

Listing history 24 events

1. 2026-06-21
   days on market $189,900 Active 34 DOM
2. 2026-06-18
   days on market $189,900 Active 31 DOM
3. 2026-06-17
   days on market $189,900 Active 30 DOM
4. 2026-06-16
   days on market $189,900 Active 29 DOM
5. 2026-06-15
   days on market $189,900 Active 28 DOM
6. 2026-06-13
   days on market $189,900 Active 26 DOM
7. 2026-06-09
   days on market $189,900 Active 22 DOM
8. 2026-06-08
   days on market $189,900 Active 21 DOM
9. 2026-06-07
   days on market $189,900 Active 20 DOM
10. 2026-06-05
    days on market $189,900 Active 17 DOM
11. 2026-06-03
    days on market $189,900 Active 16 DOM
12. 2026-06-02
    days on market $189,900 Active 15 DOM
13. 2026-06-01
    days on market $189,900 Active 14 DOM
14. 2026-05-31
    days on market $189,900 Active 13 DOM
15. 2026-05-18
    historical
16. 2026-05-18
    listed $189,900 Active
17. 2025-10-25
    listed $219,000 Active
18. 2023-07-11
    soldstatus
19. 2022-11-16
    historical
20. 2022-07-07
    soldstatus
21. 2009-05-21
    soldstatus

    Show marketing remark (298 chars)

    Bank Owned Property Sold in As-Is Condition. No warranties, disclosures provided by Seller. Proof of funds/ Pre-Approval MUST accompany all offers. Seller hours M-F, 9-5. Response times from Seller varies. Please ask your Buyers to be patient. Addendums apply, BUT not necessary to submit an offer.

22. 2009-04-14
    listed $7,900

    Show marketing remark (298 chars)

    Bank Owned Property Sold in As-Is Condition. No warranties, disclosures provided by Seller. Proof of funds/ Pre-Approval MUST accompany all offers. Seller hours M-F, 9-5. Response times from Seller varies. Please ask your Buyers to be patient. Addendums apply, BUT not necessary to submit an offer.

23. 2003-04-02
    soldstatus
24. 1984-10-01
    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: $759 · $63/mo
• Projected year-2 tax: $1,842 · $154/mo
• Expected delta: +$1,083/yr (+$90/mo · 142.8%)

ⓘ 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,602
• − Mortgage interest: −$10,637
• − Property taxes: −$759
• − Insurance: −$950
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$5,524
• Taxable loss: −$3,084
• Est. tax savings @ 24.0%: +$740
• After-tax cash flow: $987/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): 16,878
• Household income: $63,044
• Rent vs Own: 52.2% rent · 47.8% own
• Severe rent burden: 962.0

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 0.63)
• Race & ethnicity: White 49% Black 34% Two or more races 10% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -514.37%
• Current HPI: 371.8501
• Rent YoY: ▲ 3.95%
• 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

+2303.8% since first listed

10 events — show timeline

• 2026-05-18 Listed $189,900 Heartland MLS as Distributed by MLS Grid
• 2026-05-18 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-10-25 Listed $219,000 Heartland MLS as Distributed by MLS Grid
• 2023-07-11 Sold (Public Records) — Public Records
• 2022-11-16 Rental Removed — RENT.
• 2022-07-07 Sold (Public Records) — Public Records
• 2009-05-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-04-14 Listed $7,900 Heartland MLS as Distributed by MLS Grid
• 2003-04-02 Sold (Public Records) — Public Records
• 1984-10-01 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $759 · -42.2% YoY. Source: county tax records.