3400 Cypress St · Kansas City, MO 64128

$160,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 193 Days on market

Built 1949 4,356 sqft lot $167/sqft · 83% above area

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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 +13.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +1.5/10.0

Listing remarks MLS

Beautifully updated 4-bedroom, 1-bath home featuring brand-new upgrades throughout! This property offers a fully renovated interior with a new electrical system, a completely updated bathroom, a modern kitchen with new finishes, and a new roof for added peace of mind. Conveniently located near major highways , providing quick and easy access to everything you need. A perfect move-in-ready home in a great location!

Key facts

• Modern kitchen
• Updated bathroom
• New roof

Tags

• FULLY RENOVATED INTERIOR
• NEW ELECTRICAL SYSTEM
• UPDATED BATHROOM
• MODERN KITCHEN
• NEW ROOF
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-4 ($-46/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (26.3% below list).
• Recommended offer: $118k (26.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 (+4.7%/yr); 86 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 39% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 4.7% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y ago; this cycle's ask has dropped $15k (9%) 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 $117,941 (26.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 193 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.10%
• DSCR: 1.00
• GRM: 11.3

CMA / ARV

• ARV (median comp): $95,786
• List price: $160,000
• Delta: 67.04%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3118 Kensington Ave	0.34mi	2/1.0	912 (-5%)	8mo	$107,000	$117	69
4015 E Linwood Blvd	0.36mi	2/1.0	1,036 (+8%)	4mo	$79,000	$76	67
3630 Jackson Ave	0.37mi	2/1.0	888 (-8%)	4mo	$59,000	$66	67
3316 Cypress Ave	0.09mi	3/1.0 (+1)	1,100 (+15%)	3mo	$90,000	$82	64
3920 Spruce Ave	0.70mi	2/1.0	968 (+1%)	4mo	$105,000	$108	63
3713 Kensington Ave	0.41mi	3/1.0 (+1)	912 (-5%)	8mo	$90,000	$99	61
3031 Askew Ave	0.68mi	2/1.0	928 (-3%)	3mo	$40,000	$43	60
3640 Cleveland Ave	0.55mi	2/2.0	900 (-6%)	4mo	$105,000	$117	56
3028 Drury Ave	0.61mi	3/1.0 (+1)	1,019 (+6%)	2mo	$115,000	$113	55
2830 Cypress Ave	0.68mi	3/1.0 (+1)	1,043 (+9%)	0mo	$29,900	$29	49
2810 Elmwood Ave	0.73mi	2/1.0	856 (-11%)	1mo	$120,000	$140	47
3304 Askew Ave	0.57mi	3/1.0 (+1)	1,066 (+11%)	3mo	$45,000	$42	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 4.65% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 2.98×
• Total profit: $88,798
• Equity at exit: $144,141

10-year hold

• IRR: 22.1%
• Equity multiple: 6.93×
• Total profit: $265,835
• Equity at exit: $310,845

Cash invested: $44,800 (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 64128

• Home prices YoY: 21.6%
• Rents YoY: 4.7%
• Active inventory: 86
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,179 high
• Mortgage (P&I): −$839
• Tax from tax record: −$30 /mo · $358/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $-4

Break-even live

Break-even rent $1,184

Max offer price $159,320

Occupancy floor 95%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	16d	1	0.17mi
3118 Chelsea Ave Kansas City, MO	2.0	1.0	864	$980	$1.13	43d	1	0.36mi
3032 Elmwood Ave Kansas City, MO	3.0	1.0	1027	$1,275	$1.24	7d	1	0.41mi
3736 Cypress Ave Kansas City, MO	3.0	1.0	1100	$1,200	$1.09	7d	1	0.48mi
3243 Denver Dr Kansas City, MO	1.0–3.0	1.0	862	$1,088	$1.26	43d	1	0.55mi
4902 E 39th St Kansas City, MO	2.0	1.0	820	$1,300	$1.59	16d	1	0.63mi
5108 E 30th St Kansas City, MO	3.0	1.0	960	$1,400	$1.46	3d	1	0.66mi
3310 College Ave Kansas City, MO	3.0	1.0	874	$995	$1.14	43d	1	0.72mi
2855 Van Brunt Blvd Unit A Kansas City, MO	2.0	1.0	744	$1,080	$1.45	43d	1	0.87mi
4028 Myrtle Ave Kansas City, MO	3.0	1.0	1100	$1,490	$1.35	43d	1	0.89mi
3330 Agnes Ave Kansas City, MO	3.0	1.0	1000	$1,410	$1.41	43d	1	0.91mi
4005 Bales Ave Kansas City, MO	2.0	1.0	792	$1,050	$1.33	43d	1	0.96mi
3911 Oakley Ave Kansas City, MO	2.0	1.0	816	$1,195	$1.46	12d	1	1.00mi
5601 E 39th Ter Kansas City, MO	3.0	1.0	816	$1,225	$1.50	3d	1	1.05mi
5636 E 40th St Kansas City, MO	3.0	1.0	816	$1,225	$1.50	3d	1	1.10mi
5700 E 40th St Kansas City, MO	3.0	1.0	816	$1,245	$1.53	21d	1	1.11mi
2454 Cypress Ave Kansas City, MO	3.0	1.0	800	$1,300	$1.62	4d	1	1.12mi
4216 Cleveland Ave Kansas City, MO	2.0	1.0	780	$1,125	$1.44	16d	1	1.13mi
5707 E 40th St Kansas City, MO	3.0	1.0	816	$1,295	$1.59	12d	1	1.13mi
2447 Norton Ave Kansas City, MO	2.0	1.0	800	$976	$1.22	16d	1	1.14mi
2637 E 29th St Unit 3 Kansas City, MO	2.0	1.0	954	$1,050	$1.10	43d	1	1.17mi
2424 Norton Ave Unit B Kansas City, MO	3.0	1.0	982	$1,150	$1.17	16d	1	1.20mi
4144 College Ave Kansas City, MO	3.0	1.0	1108	$1,095	$0.99	23d	1	1.23mi
2701 Benton Blvd Unit 2705-3 Kansas City, MO	2.0	1.0	800	$1,200	$1.50	7d	1	1.25mi
2701 Benton Blvd Unit 2703-2 Kansas City, MO	2.0	1.0	800	$1,200	$1.50	2d	1	1.25mi
3710 Wabash Ave Unit 2S Kansas City, MO	2.0	1.0	875	$850	$0.97	23d	1	1.26mi
3233 Park Ave Unit 2 Kansas City, MO	2.0	1.0	950	$1,000	$1.05	23d	1	1.31mi
3233 Park Ave Unit 1 Kansas City, MO	2.0	1.0	950	$1,075	$1.13	43d	1	1.31mi
2419 Bales Ave Kansas City, MO	3.0	1.5	1116	$1,500	$1.34	3d	1	1.34mi
4309 College Ave Kansas City, MO	3.0	2.0	1040	$1,550	$1.49	16d	1	1.35mi
3841 Olive St Kansas City, MO	2.0	1.0	792	$985	$1.24	14d	1	1.38mi
2413 College Ave Kansas City, MO	2.0	2.0	1022	$1,225	$1.20	23d	1	1.42mi
2225 Askew Ave Kansas City, MO	2.0	1.0	864	$1,050	$1.22	43d	1	1.47mi
2454 Benton Blvd Unit 2456-1 Kansas City, MO	1.0	1.0	750	$1,000	$1.33	17d	1	1.48mi
2454 Benton Blvd Unit 2460-3 Kansas City, MO	1.0	1.0	750	$1,100	$1.47	17d	1	1.48mi
2454 Benton Blvd Unit 2458-2 Kansas City, MO	1.0	1.0	750	$1,000	$1.33	7d	1	1.48mi
2213 Askew Ave Kansas City, MO	2.0	1.0	865	$1,002	$1.16	19d	1	1.50mi

Listing history 14 events

1. 2026-06-18
   days on market $160,000 Active 193 DOM
2. 2026-06-17
   days on market $160,000 Active 192 DOM
3. 2026-06-16
   days on market $160,000 Active 191 DOM
4. 2026-06-15
   days on market $160,000 Active 190 DOM
5. 2026-06-13
   days on market $160,000 Active 188 DOM
6. 2026-06-09
   days on market $160,000 Active 184 DOM
7. 2026-06-08
   days on market $160,000 Active 183 DOM
8. 2026-06-07
   remarks 494-char remark
9. 2026-06-07
   pricestatusdays on market $160,000 Active 182 DOM
10. 2026-04-03
    price $169,000 417-char remark

    Show marketing remark (417 chars)

    Beautifully updated 4-bedroom, 1-bath home featuring brand-new upgrades throughout! This property offers a fully renovated interior with a new electrical system, a completely updated bathroom, a modern kitchen with new finishes, and a new roof for added peace of mind. Conveniently located near major highways , providing quick and easy access to everything you need. A perfect move-in-ready home in a great location!

11. 2025-11-21
    listed $175,000 Active 417-char remark

    Show marketing remark (417 chars)

    Beautifully updated 4-bedroom, 1-bath home featuring brand-new upgrades throughout! This property offers a fully renovated interior with a new electrical system, a completely updated bathroom, a modern kitchen with new finishes, and a new roof for added peace of mind. Conveniently located near major highways , providing quick and easy access to everything you need. A perfect move-in-ready home in a great location!

12. 2013-11-27
    soldstatus
13. 2000-01-07
    soldstatus 167-char remark

    Show marketing remark (167 chars)

    Property Offered "As Is" For Information On Bidding Procedures, Earnest Money And Other Policies, Contact Www. Firstpreston. Com Universal Key Or Hud Lockbox

14. 1999-10-21
    listed $10,000 167-char remark

    Show marketing remark (167 chars)

    Property Offered "As Is" For Information On Bidding Procedures, Earnest Money And Other Policies, Contact Www. Firstpreston. Com Universal Key Or Hud Lockbox

ⓘ 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: $358 · $30/mo
• Projected year-2 tax: $1,552 · $129/mo
• Expected delta: +$1,194/yr (+$99/mo · 333.1%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,153
• − Mortgage interest: −$8,962
• − Property taxes: −$358
• − Insurance: −$800
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$4,655
• Taxable loss: −$2,887
• Est. tax savings @ 24.0%: +$693
• After-tax cash flow: $647/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): 11,912
• Household income: $36,088
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 946.0

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 (79%)
• Race & ethnicity: Black 79% Hispanic / Latino 9% White 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Swedish 1% Hispanic 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 2%

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: ▲ 73.41%
• Current HPI: 412.6862
• Rent YoY: ▲ 4.65%
• 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

+1590.0% since first listed

5 events — show timeline

• 2026-04-03 Price Changed $169,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-21 Listed $175,000 Heartland MLS as Distributed by MLS Grid
• 2013-11-27 Sold (Public Records) — Public Records
• 2000-01-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1999-10-21 Listed $10,000 Heartland MLS as Distributed by MLS Grid

Property tax history

-0.4%/yr

Latest (2025): $358 · -25.0% YoY. Source: county tax records.