5260 Cypress Ave · Kansas City, MO 64130

$115,000

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

Built 1955 0.31 ac lot Est $118k · at est.

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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 +28.6/30.0
• DSCR +10.0/10.0
• ARV discount +8.6/15.0
• 1% rule +7.3/10.0
• 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 MLS

Fannie Mae HomePath property. Has some updates already like kitchen and bathroom but could use a little TLC here and there inside and out and is priced accordingly. Bring your handyman and come take a look at this one. Selling as-is. No Sellers Disclosure. To encourage owner occupancy the seller will not look at Investor offers during first 15 days of listing.

Key facts

• 0.31 acre lot
• Garage
• Built 1955

Property features AI

Finance

• Other: Not in a flood plain

Exterior

• Parking: Attached garage facing the front (1 car)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Side/side split; Above‑grade living area reported from public records
• Construction: Wood siding exterior; Composition roof
• Exterior features: Deck; Metal fencing; Property listed as needing repairs/’fixer up’; City lot on a corner

Interior

• Kitchen: Free‑standing electric oven; Gas range; Vinyl flooring in kitchen
• Bedrooms: Three bedrooms (two on the second floor, one in the basement)
• Flooring: Carpet in main living areas and bedrooms; Vinyl in kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Side/side split floor plan; Partial finished basement; Dining area combined with kitchen
• Laundry & utility: Laundry room located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 10.3% 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: 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 rising fast (+4.4%/yr); 187 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 40% 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 $795 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 + 4.4% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y ago; this cycle's ask is 623% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1955 — 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: 1.23% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.17%
• DSCR: 1.63
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $117,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5260 Cypress Ave	0.00mi	3/1.0	1,052 (0%)	0mo	$115,000	$109	100
5255 Spruce Ave	0.10mi	3/1.5	1,056 (+0%)	10mo	$145,000	$137	85
4401 E 54th Ter	0.22mi	3/1.0	984 (-6%)	10mo	$89,999	$91	71
3819 E 53rd Ter	0.39mi	3/2.0	1,103 (+5%)	13mo	$124,000	$112	59
4226 E 54th St	0.17mi	2/1.0 (-1)	1,200 (+14%)	14mo	$90,000	$75	52
5707 Swope Pkwy	0.67mi	3/1.0	992 (-6%)	10mo	$127,500	$129	51
3821 E 53rd Ter	0.38mi	3/1.0	902 (-14%)	11mo	$70,000	$78	49
5733 Jackson Ave	0.63mi	3/1.0	963 (-8%)	20mo	$113,000	$117	40
5833 Jackson Ave	0.75mi	3/1.0	941 (-11%)	10mo	$69,999	$74	40
3935 E 47th Ter	0.71mi	3/2.0	960 (-9%)	13mo	$179,900	$187	38
4738 Norton Cir	0.70mi	2/1.5 (-1)	960 (-9%)	10mo	$104,900	$109	37
5537 Hardesty Ave	0.74mi	2/1.0 (-1)	980 (-7%)	16mo	$155,000	$158	36

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: 6.0%
• Equity multiple: 1.24×
• Total profit: $7,605
• Equity at exit: $17,147

10-year hold

• IRR: 16.5%
• Equity multiple: 2.44×
• Total profit: $46,364
• Equity at exit: $9,943

Cash invested: $32,200 (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: 187
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,410 high
• Mortgage (P&I): −$603
• Tax from tax record: −$83 /mo · $990/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $380

Break-even live

Break-even rent $929

Max offer price $115,000

Occupancy floor 68%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4212 E 55th St Kansas City, MO	4.0	2.0	1132	$1,800	$1.59	43d	1	0.31mi
3949 Doctor Martin Luther King Junior Blvd Kansas City, MO	1.0–2.0	1.0–2.0	945	$1,565	$1.66	1d	3	0.43mi
3821 E 58th St Kansas City, MO	3.0	1.5	1153	$1,350	$1.17	16d	1	0.78mi
3600 E 57th St Kansas City, MO	3.0	1.0	1037	$1,250	$1.21	43d	1	0.79mi
5215 Walrond Ave Kansas City, MO	4.0	2.0	1198	$1,710	$1.43	23d	1	0.80mi
5650 Askew Ave Kansas City, MO	4.0	2.0	1200	$1,341	$1.12	23d	1	0.81mi
4935 College Ave Kansas City, MO	3.0	1.0	1216	$1,350	$1.11	23d	1	0.82mi
5614 Indiana Ave Kansas City, MO	3.0	1.0	900	$1,175	$1.31	43d	1	0.84mi
3617 E 58th St Unit 2 Kansas City, MO	2.0	1.0	936	$875	$0.93	43d	1	0.85mi
3615 E 58th St Unit 1 Kansas City, MO	2.0	1.0	936	$875	$0.93	43d	1	0.85mi
5709 Bales Ave Kansas City, MO	2.0	1.0	782	$1,095	$1.40	23d	1	0.85mi
4250 E 60 Ter Unit 4250 Kansas City, MO	2.0	1.0	783	$895	$1.14	23d	1	0.95mi
3861 E 60th St Kansas City, MO	3.0	2.0	1491	$1,250	$0.84	2d	1	0.96mi
5752 College Ave Kansas City, MO	4.0	1.0	1120	$1,600	$1.43	17d	1	1.02mi
5013 S Benton Ave Kansas City, MO	3.0	1.0	978	$1,225	$1.25	23d	1	1.02mi
5038 S Benton Ave Kansas City, MO	4.0	3.0	1500	$1,875	$1.25	21d	1	1.03mi
4917 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	23d	1	1.06mi
4911 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	17d	1	1.07mi
4211 E 61st St Kansas City, MO	2.0	1.5	1220	$1,500	$1.23	43d	1	1.09mi
3604 E 61st St Unit 3604 Kansas City, MO	3.0	1.0	875	$1,300	$1.49	43d	1	1.16mi
6029 Indiana Ave Kansas City, MO	2.0	1.0	832	$1,150	$1.38	43d	1	1.20mi
2811 E 58th St Kansas City, MO	4.0	1.0	1348	$1,473	$1.09	43d	1	1.24mi
2420 E 51st St Kansas City, MO	3.0	2.0	1460	$1,350	$0.92	23d	1	1.27mi
4534 S Benton Ave Kansas City, MO	2.0	1.0	912	$1,045	$1.15	16d	1	1.34mi
4900 E 41st Ter Kansas City, MO	3.0	2.0	1270	$1,500	$1.18	16d	1	1.36mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	16d	1	1.37mi
4216 Cleveland Ave Kansas City, MO	2.0	1.0	780	$1,125	$1.44	16d	1	1.37mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	16d	1	1.39mi
4206 Vineyard Rd Kansas City, MO	4.0	1.5	1056	$1,500	$1.42	14d	1	1.40mi
5801 Wabash Ave Kansas City, MO	3.0	1.0	1200	$1,200	$1.00	43d	1	1.41mi
4930 Park Ave Kansas City, MO	3.0	1.0	900	$1,300	$1.44	16d	1	1.43mi
2512 E 59th St Kansas City, MO	2.0	1.0	750	$1,150	$1.53	43d	1	1.44mi
5824 Wabash Ave Kansas City, MO	3.0	1.0	1276	$1,050	$0.82	43d	1	1.46mi
5114 Brooklyn Ave Kansas City, MO	3.0	1.5	1116	$1,300	$1.16	7d	1	1.46mi

Listing history 4 events

1. 2026-06-05
   status $115,000 Pending 1 DOM
2. 2026-06-03
   status $115,000 Active 1 DOM
3. 2026-06-02
   remarks 699-char remark
4. 2026-06-02
   listed $115,000 Coming Soon 1 DOM

ⓘ 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: $990 · $83/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$125/yr (+$10/mo · 12.6%)

ⓘ 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: $16,917
• − Mortgage interest: −$6,442
• − Property taxes: −$990
• − Insurance: −$575
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$3,345
• Taxable income: $2,858
• Est. tax owed @ 24.0%: −$686
• After-tax cash flow: $3,876/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

+134.7% since first listed

14 events — show timeline

• 2026-06-02 Coming Soon $115,000 Heartland MLS as Distributed by MLS Grid
• 2012-02-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2011-12-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2011-12-29 Listed $15,900 Heartland MLS as Distributed by MLS Grid
• 2011-05-02 Listed $15,000 Heartland MLS as Distributed by MLS Grid
• 2008-09-11 Sold (Public Records) — Public Records
• 2008-06-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-08-28 Listed $39,900 Heartland MLS as Distributed by MLS Grid
• 2005-08-29 Sold (Public Records) — Public Records
• 2005-07-09 Listed $94,500 Heartland MLS as Distributed by MLS Grid
• 2004-10-12 Sold (Public Records) — Public Records
• 2004-10-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-08-03 Listed $49,000 Heartland MLS as Distributed by MLS Grid
• 1985-12-11 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $990 · -3.9% YoY. Source: county tax records.