5615 E 27th Ter · Kansas City, MO 64128

$44,500

2 bd · 1.0 ba · 572 sqft · SingleFamily public records · 1 Days on market

Built 1925 Fair condition $78/sqft · 25% below area Est $60k · 25% under

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Why this score? — see what drove the A 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
• Appreciation +10.0/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Condition / age +2.2/5.0
• Schools +0.8/10.0

Listing remarks

For Sale By Owner: This nearly move-in ready home is perfect for a first-time buyer or investor looking for a solid rental. Just needs a few finishing touches to make it your own. Features include durable flooring, a well-maintained kitchen, and a strong foundation with quality siding. Great opportunity to add value with minimal work.

Key facts

• Quality siding
• Durable flooring
• Strong foundation

Tags

• DURABLE FLOORING
• WELL-MAINTAINED KITCHEN
• STRONG FOUNDATION
• QUALITY SIDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $44k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Cap rate 22.5% 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: Rogers Elementary (math 8% / reading 16%, grade F, #1,016 of 1,115 statewide, top 92%, 543 students, 99% FRL); Northeast Middle School (math 4% / reading 9%, grade F, #384 of 391 statewide, top 98%, 555 students, 100% FRL); East High School (math 0% / reading 13%, grade F, #516 of 521 statewide, top 99%, 1,112 students, 100% FRL) — zoned schools average 100% FRL vs 75% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.7%/yr); 124 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 88d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 37% 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 $5k of equity ($308 loan paydown + $4k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,500

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.50% ✓
• Cap rate: 22.52%
• Cash-on-cash: 57.94%
• DSCR: 3.58
• GRM: 3.3

CMA / ARV

• ARV (median comp): $59,679
• List price: $44,500
• Delta: -25.43%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5435 E 29th St	0.21mi	1/1.0 (-1)	520 (-9%)	19mo	$33,000	$63	54
2715 Brighton Ave	0.40mi	2/1.0	704 (+23%)	7mo	$90,000	$128	51
2028 Hardesty Ave	0.74mi	1/1.0 (-1)	572 (0%)	24mo	$60,000	$105	40
3610 Norton Ave	1.47mi	2/1.0	672 (+18%)	11mo	$75,000	$112	31
4411 E 16th St	1.39mi	2/1.0	625 (+9%)	23mo	$65,000	$104	30
3207 Kensington Ave	0.97mi	2/1.0	678 (+18%)	15mo	$84,900	$125	27
1830 Lister Ave	1.09mi	2/1.0	700 (+22%)	16mo	$92,000	$131	27
2529 Poplar Ave	0.51mi	3/1.0 (+1)	714 (+25%)	29mo	$109,900	$154	26
1610 Elmwood Ave	1.32mi	2/1.0	676 (+18%)	19mo	$67,500	$100	24
3408 Kensington Ave	1.16mi	2/1.0	696 (+22%)	28mo	$95,000	$136	20
1651 Winchester Ave	1.38mi	3/1.0 (+1)	696 (+22%)	20mo	$89,900	$129	18
3336 Cypress Ave	1.07mi	1/1.0 (-1)	463 (-19%)	23mo	$70,000	$151	16

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: 71.7%
• Equity multiple: 6.17×
• Total profit: $64,431
• Equity at exit: $40,089

10-year hold

• IRR: 66.1%
• Equity multiple: 14.14×
• Total profit: $163,682
• Equity at exit: $86,454

Cash invested: $12,460 (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 →

Active competition Active MLS

• For sale now: 0 active · 1 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 64128

• Home prices YoY: 21.6%
• Rents YoY: 4.7%
• Active inventory: 124
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,114 high
• Mortgage (P&I): −$233
• Tax from tax record: −$26 /mo · $316/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $602

Break-even live

Break-even rent $352

Max offer price $44,500

Occupancy floor 41%

Sensitivity live

Price	-10% $627	-5% $614	+0% $602	+5% $589	+10% $576
Rent	-10% $514	-5% $558	+0% $602	+5% $646	+10% $690
Rate	-1.0pp $624	-0.5pp $613	base $602	+0.5pp $590	+1.0pp $578

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: $11,125
• Closing costs: $1,335
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2833 Van Brunt Blvd Kansas City, MO	2.0	1.0	672	$1,298	$1.93	82d	1	0.21mi
2855 Van Brunt Blvd Unit A Kansas City, MO	2.0	1.0	744	$900	$1.21	88d	1	0.23mi
4612 E Linwood Blvd Kansas City, MO	1.0	1.0	700	$895	$1.28	82d	1	0.43mi
3243 Denver Dr Kansas City, MO	1.0–3.0	1.0	862	$1,088	$1.26	139d	1	0.67mi
4610 Linwood Blvd Unit 4612 Kansas City, MO	1.0	1.0	700	$895	$1.28	82d	1	0.84mi
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	112d	1	1.28mi

Listing history 5 events

1. 2026-05-26
   listed $44,500 Active
2. 2026-04-15
   soldstatus
3. 2026-03-13
   soldstatus
4. 2001-12-12
   soldstatus
5. 1995-10-10
   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: $316 · $26/mo
• Projected year-2 tax: $432 · $36/mo
• Expected delta: +$116/yr (+$10/mo · 36.6%)

ⓘ 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 ≥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: $13,365
• − Mortgage interest: −$2,493
• − Property taxes: −$316
• − Insurance: −$222
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$1,295
• Taxable income: $6,901
• Est. tax owed @ 24.0%: −$1,656
• After-tax cash flow: $5,563/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.

Condition & rehab AI · 2 photos

Fair 45/100 Cosmetic rehab Est. rehab $2,860–$8,580 screening

This nearly move-in ready home requires some cosmetic repairs to its exterior and roof, but is otherwise in good condition. A fresh coat of paint and minor repairs would significantly enhance its curb appeal and value.

Components & finishes AI

Roof asphalt shingle · good

Repairs flagged

• Moderate siding — Weathered and discolored
• Moderate roof — Aged appearance

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value ↑
• Both repair siding — Improves structural integrity and appearance ↑
• Both repair roof — Extends lifespan and enhances appearance ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 8/100

Zoned Schools

Elementary Rogers Elementary F MO #1,016/1,115 Nat'l #38,100/41,679 Middle Northeast Middle School F MO #384/391 Nat'l #13,760/14,009 High East High School F MO #516/521 Nat'l #16,822/17,239

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

B Composite livability gradescore 78/100

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 · 719,589 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: 16% of renters

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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%

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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%

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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

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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

Property tax history

+3.4%/yr

Latest (2025): $316 · -10.5% YoY. Source: county tax records.