436 Tullis Ave · Kansas City, MO 64125

$60,000

2 bd · 1.0 ba · 1,074 sqft · SingleFamily public records · 37 Days on market

Built 1910 Fair condition 0.31 ac lot $56/sqft · 47% below area Est $112k · 47% 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 +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.8/10.0

Listing remarks

Relisted and ready for showings, come see this wonderful investment opportunity in East Kansas City. This oversized lot is completely fenced with plenty of room to spread out. Walking into the home itself the covered front porch opens into a large living room. There are two bedrooms, a full bathroom, kitchen, and dining room on the main level with a small extra room towards the back of the home. The basement is unfinished with interior access in the dining room. Bring your contractor and creativity to this unique home!

Key facts

• Covered front porch
• Full bathroom
• Large living room

Tags

• INVESTMENT OPPORTUNITY
• OVERSIZED LOT
• COVERED FRONT PORCH
• LARGE LIVING ROOM
• FULL BATHROOM
• DINING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.2% 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: Trailwoods Elementary (math 12% / reading 12%, grade F, #1,016 of 1,115 statewide, top 92%, 347 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 99% FRL vs 75% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 14 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 69d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($415 loan paydown + $6k 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 + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.89% ✓
• Cap rate: 16.21%
• Cash-on-cash: 35.41%
• DSCR: 2.58
• GRM: 4.4

CMA / ARV

• ARV (median comp): $112,419
• List price: $60,000
• Delta: -55.52%
• 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
8617 Thompson Ave	0.42mi	2/1.0	1,016 (-5%)	2mo	$50,000	$49	70
8626 Morrell Ave	0.45mi	3/1.0 (+1)	1,141 (+6%)	0mo	$89,000	$78	63
420 S Kentucky Ave	0.71mi	3/1.0 (+1)	1,094 (+2%)	0mo	$142,000	$130	59
716 Lewis Ave	0.58mi	3/1.0 (+1)	1,062 (-1%)	9mo	$49,000	$46	58
8715 E Roberts St	0.55mi	3/1.5 (+1)	1,056 (-2%)	13mo	$20,000	$19	54
702 Utley Ave	0.53mi	2/2.0	926 (-14%)	23mo	$44,500	$48	29
8907 E Smart Ave	0.75mi	3/1.0 (+1)	936 (-13%)	19mo	$115,000	$123	23

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.5%
• Equity multiple: 4.83×
• Total profit: $64,263
• Equity at exit: $54,053

10-year hold

• IRR: 45.1%
• Equity multiple: 10.79×
• Total profit: $164,429
• Equity at exit: $116,567

Cash invested: $16,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 5 under contract
• Months of supply: 10.5 mo (10%/mo absorbed)
• Median asking: $110,000 ($99/sqft)
• Median days on market: 86 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: +5.9% vs current asking $/sqft

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

ZIP-level market 64125

• Home prices YoY: 3.1%
• Active inventory: 14
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,135 high
• Mortgage (P&I): −$315
• Tax from tax record: −$61 /mo · $738/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $496

Break-even live

Break-even rent $508

Max offer price $60,000

Occupancy floor 51%

Sensitivity live

Price	-10% $530	-5% $513	+0% $496	+5% $479	+10% $462
Rent	-10% $406	-5% $451	+0% $496	+5% $541	+10% $585
Rate	-1.0pp $526	-0.5pp $511	base $496	+0.5pp $480	+1.0pp $464

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: $15,000
• Closing costs: $1,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8705 E Smart Ave Independence, MO	2.0	1.0	750	$1,000	$1.33	93d	1	0.49mi
611 Ewing Ave Unit A Kansas City, MO	1.0	1.0	700	$800	$1.14	47d	1	0.83mi
611 Ewing Ave Unit B Kansas City, MO	1.0	1.0	700	$800	$1.14	73d	1	0.83mi
100 S Oxford Ave Independence, MO	3.0	2.0	1141	$1,425	$1.25	93d	1	1.13mi
576 S Oxford Ave Independence, MO	3.0	2.0	1098	$1,400	$1.28	93d	1	1.14mi
578 S Oxford Ave Independence, MO	3.0	1.0	990	$1,400	$1.41	47d	1	1.14mi
600 S Glenwood Ave Unit F Independence, MO	2.0	1.0	750	$995	$1.33	69d	1	1.20mi
600 S Glenwood Ave Unit I Independence, MO	1.0	1.0	700	$695	$0.99	93d	1	1.20mi
303 White Ave Unit 2 Kansas City, MO	2.0	1.0	1060	$950	$0.90	59d	1	1.26mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	69d	1	1.28mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	65d	1	1.29mi
6011 E 11th St Kansas City, MO	3.0	1.0	900	$1,100	$1.22	35d	1	1.36mi
1138 S Glenwood Ave Independence, MO	2.0	1.0	1180	$1,095	$0.93	69d	1	1.39mi
9528 E Winner Rd Independence, MO	1.0–3.0	1.0	730	$999	$1.37	93d	1	1.43mi
135 Lawndale Ave Kansas City, MO	3.0	2.0	920	$1,500	$1.63	56d	1	1.47mi

Property features AI

Finance

• Other: Inside city limitsApproximately 1,074 sq ft living areaAge: 101 years or olderLot size approximately 13,421 square feetNo maintenance provided by association
• Financial info: Tax amount listed separately
• HOA & community: Association fees billed annually

Exterior

• Parking: Other parking
• Utilities: Public waterSewer: unknown
• Home design: Single family residence (residential)Bungalow / ranch floor planFaces eastFixer condition
• Construction: Frame constructionComposition roof
• Exterior features: Covered patioMetal fencingLevel lotPaved road with public maintenance

Interior

• Kitchen: Eat-in kitchen / kitchen-dining combo
• Bedrooms: 2 bedroomsMain floor bedroom and main floor primary bedroom
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heatingNo central air
• Interior features: Ceiling fan(s)
• Laundry & utility: Inside entrance to unfinished basement

Listing history 49 events

1. 2026-08-08
   days on market $60,000 Active 37 DOM
2. 2026-08-07
   days on market $60,000 Active 36 DOM
3. 2026-08-06
   days on market $60,000 Active 35 DOM
4. 2026-08-05
   days on market $60,000 Active 34 DOM
5. 2026-08-04
   days on market $60,000 Active 33 DOM
6. 2026-08-03
   days on market $60,000 Active 32 DOM
7. 2026-07-31
   days on market $60,000 Active 29 DOM
8. 2026-07-30
   days on market $60,000 Active 27 DOM
9. 2026-07-28
   days on market $60,000 Active 26 DOM
10. 2026-07-26
    days on market $60,000 Active 24 DOM
11. 2026-07-24
    days on market $60,000 Active 22 DOM
12. 2026-07-23
    days on market $60,000 Active 21 DOM
13. 2026-07-22
    days on market $60,000 Active 20 DOM
14. 2026-07-21
    days on market $60,000 Active 19 DOM
15. 2026-07-20
    days on market $60,000 Active 18 DOM
16. 2026-07-18
    days on market $60,000 Active 16 DOM
17. 2026-07-18
    days on market $60,000 Active 15 DOM
18. 2026-07-16
    days on market $60,000 Active 14 DOM
19. 2026-07-15
    days on market $60,000 Active 13 DOM
20. 2026-07-14
    days on market $60,000 Active 12 DOM
21. 2026-07-13
    days on market $60,000 Active 11 DOM
22. 2026-07-13
    days on market $60,000 Active 10 DOM
23. 2026-07-11
    days on market $60,000 Active 9 DOM
24. 2026-07-10
    days on market $60,000 Active 8 DOM
25. 2026-07-09
    days on market $60,000 Active 7 DOM
26. 2026-07-07
    days on market $60,000 Active 5 DOM
27. 2026-07-06
    days on market $60,000 Active 4 DOM
28. 2026-07-05
    days on market $60,000 Active 3 DOM
29. 2026-07-03
    remarks 524-char remark
30. 2026-07-03
    pricedays on marketlisting id $60,000 Active 1 DOM
31. 2026-06-25
    days on market $50,000 Active 58 DOM
32. 2026-06-22
    days on market $50,000 Active 56 DOM
33. 2026-06-21
    days on market $50,000 Active 55 DOM
34. 2026-06-18
    days on market $50,000 Active 52 DOM
35. 2026-06-17
    days on market $50,000 Active 51 DOM
36. 2026-06-16
    days on market $50,000 Active 50 DOM
37. 2026-06-15
    days on market $50,000 Active 49 DOM
38. 2026-06-13
    days on market $50,000 Active 47 DOM
39. 2026-06-09
    days on market $50,000 Active 43 DOM
40. 2026-06-08
    days on market $50,000 Active 42 DOM
41. 2026-06-07
    days on market $50,000 Active 41 DOM
42. 2026-06-05
    days on market $50,000 Active 38 DOM
43. 2026-06-03
    days on market $50,000 Active 37 DOM
44. 2026-06-02
    days on market $50,000 Active 36 DOM
45. 2026-06-01
    days on market $50,000 Active 35 DOM
46. 2026-05-31
    days on market $50,000 Active 34 DOM
47. 2026-04-27
    listed $50,000 Active 289-char remark
48. 2003-11-20
    soldstatus
49. 1989-01-24
    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: $738 · $61/mo
• Projected year-2 tax: $738 · $61/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 ≥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: $13,624
• − Mortgage interest: −$3,361
• − Property taxes: −$738
• − Insurance: −$300
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$1,745
• Taxable income: $5,300
• Est. tax owed @ 24.0%: −$1,272
• After-tax cash flow: $4,677/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 · 4 photos

Fair 45/100 Moderate rehab Est. rehab $26,850–$48,330 screening

The home is in fair condition with ongoing construction and repair work. It requires significant repairs and maintenance to improve its condition and increase its value.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — The roof appears to be missing or damaged, indicating a major issue that needs immediate attention.
• Major Windows (windows) — The windows appear to be broken or missing, indicating a major issue that needs immediate attention.
• Major Electrical (electrical) — The electrical system appears to be in disrepair, with visible damage and missing components, indicating a major issue that needs immediate attention.
• Major Plumbing (plumbing) — The plumbing system appears to be in disrepair, with visible damage and missing components, indicating a major issue that needs immediate attention.
• Major Exterior (exterior) — The exterior of the house appears to be in disrepair, with visible damage and missing components, indicating a major issue that needs immediate attention.

Repairs flagged

• Major fencing — Sections of the fencing are missing or in poor condition
• Major exterior siding — The siding is visibly worn and in poor condition
• Major landscaping — The landscaping is minimal and appears to be in poor condition

Value-add opportunities

• Both painting the exterior — Painting the exterior would improve the curb appeal and increase the home's value ↑
• Both repairing the fencing — Repairing the fencing would improve the home's safety and increase its value ↑
• Both landscaping — Landscaping would improve the home's curb appeal and increase its value ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 Trailwoods 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 · 719,589 people
• City population: 439,467
• Metro: Kansas City, MO-KS
• Population (ZIP): 2,723
• Household income: $47,188
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 2% 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: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 26% Black 10% Two or more races 7%
• Hispanic origin (detail): Mexican 50% Puerto Rican 1%
• Common ancestry: Serbian 1% Slovak 1%
• Foreign-born: 15% · Canada, South Korea
• Languages at home: 52% English-only · Spanish 48%

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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: ▲ 14.18%
• Current HPI: 471.552
• Rent YoY: —
• Metro: —
• 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 features AI

Finance

• Other: Inside city limitsApproximately 1,074 sq ft living areaAge: 101 years or olderLot size approximately 13,421 square feetNo maintenance provided by association
• Financial info: Tax amount listed separately
• HOA & community: Association fees billed annually

Exterior

• Parking: Other parking
• Utilities: Public waterSewer: unknown
• Home design: Single family residence (residential)Bungalow / ranch floor planFaces eastFixer condition
• Construction: Frame constructionComposition roof
• Exterior features: Covered patioMetal fencingLevel lotPaved road with public maintenance

Interior

• Kitchen: Eat-in kitchen / kitchen-dining combo
• Bedrooms: 2 bedroomsMain floor bedroom and main floor primary bedroom
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heatingNo central air
• Interior features: Ceiling fan(s)
• Laundry & utility: Inside entrance to unfinished basement

Price history

+20.0% since first listed

5 events — show timeline

• 2026-07-02 Listed $60,000 Heartland MLS as Distributed by MLS Grid
• 2026-06-26 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-27 Listed $50,000 Heartland MLS as Distributed by MLS Grid
• 2003-11-20 Sold (Public Records) — Public Records
• 1989-01-24 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $738 · +13.4% YoY. Source: county tax records.