436 Tullis Ave · Kansas City, MO 64125

$50,000

2 bd · 1.0 ba · 1,074 sqft · SingleFamily public records · 55 Days on market

Built 1910 0.31 ac lot $47/sqft · 55% below area

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

Listing remarks

Investment opportunity on a double lot in East Kansas City. This property is in a convenient location for commuters and has endless potential. This home is occupied, please do not disturb the occupants. Please refer to the private remarks for additional information regarding this listing.

Key facts

• Double lot
• Convenient location
• Endless potential

Tags

• DOUBLE LOT
• CONVENIENT LOCATION
• ENDLESS POTENTIAL

Property features AI

Finance

• Other: Directions: From I-435 exit onto E Winner Road and take a left. Turn right onto Tullis Avenue, the home will be on your left.
• HOA & community: Association fee assessed annually

Exterior

• Parking: Off-street parking
• Utilities: Public water; Sewer: unknown
• Home design: Single-family residence; Residential property; Faces east
• Construction: Frame construction; Composition roof; Approximately 101+ years old; About 1,074 above-grade living area
• Exterior features: Level lot; Metal fencing

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No central air
• Interior features: Bungalow/Ranch floor plan; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.8% 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: 12 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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

• In year one you build about $5k of equity ($346 loan paydown + $5k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 2.30% ✓
• Cap rate: 19.78%
• Cash-on-cash: 48.17%
• DSCR: 3.14
• GRM: 3.6

CMA / ARV

• ARV (median comp): $112,155
• List price: $50,000
• Delta: -55.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 Lewis Ave	0.58mi	3/1.0 (+1)	1,062 (-1%)	8mo	$49,000	$46	60
8715 E Roberts St	0.55mi	3/1.5 (+1)	1,056 (-2%)	12mo	$20,000	$19	55
702 Utley Ave	0.53mi	2/2.0	926 (-14%)	21mo	$44,500	$48	31
8907 E Smart Ave	0.75mi	3/1.0 (+1)	936 (-13%)	17mo	$115,000	$123	24

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: 62.1%
• Equity multiple: 5.50×
• Total profit: $63,044
• Equity at exit: $45,044

10-year hold

• IRR: 55.6%
• Equity multiple: 12.25×
• Total profit: $157,537
• Equity at exit: $97,139

Cash invested: $14,000 (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 64125

• Home prices YoY: 3.1%
• Active inventory: 12
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,148 high
• Mortgage (P&I): −$262
• Tax from tax record: −$61 /mo · $738/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $562

Break-even live

Break-even rent $436

Max offer price $50,000

Occupancy floor 46%

Sensitivity live

Price	-10% $590	-5% $576	+0% $562	+5% $548	+10% $534
Rent	-10% $471	-5% $517	+0% $562	+5% $607	+10% $653
Rate	-1.0pp $587	-0.5pp $575	base $562	+0.5pp $549	+1.0pp $536

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	44d	1	0.49mi
611 Ewing Ave Unit B Kansas City, MO	1.0	1.0	700	$800	$1.14	24d	1	0.83mi
100 S Oxford Ave Independence, MO	3.0	2.0	1141	$1,425	$1.25	45d	1	1.13mi
576 S Oxford Ave Independence, MO	3.0	2.0	1098	$1,400	$1.28	44d	1	1.14mi
600 S Glenwood Ave Unit F Independence, MO	2.0	1.0	750	$995	$1.33	20d	1	1.20mi
600 S Glenwood Ave Unit I Independence, MO	1.0	1.0	700	$695	$0.99	44d	1	1.20mi
303 White Ave Unit 2 Kansas City, MO	2.0	1.0	1060	$950	$0.90	11d	1	1.26mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	20d	1	1.28mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	17d	1	1.29mi
6011 E 11th St Kansas City, MO	3.0	1.0	900	$1,200	$1.33	17d	1	1.36mi
1138 S Glenwood Ave Independence, MO	2.0	1.0	1180	$1,095	$0.93	20d	1	1.39mi
9528 E Winner Rd Independence, MO	1.0–3.0	1.0	730	$999	$1.37	44d	1	1.43mi
135 Lawndale Ave Kansas City, MO	3.0	2.0	920	$1,500	$1.63	8d	1	1.47mi

Listing history 17 events

1. 2026-06-21
   days on market $50,000 Active 55 DOM
2. 2026-06-18
   days on market $50,000 Active 52 DOM
3. 2026-06-17
   days on market $50,000 Active 51 DOM
4. 2026-06-16
   days on market $50,000 Active 50 DOM
5. 2026-06-15
   days on market $50,000 Active 49 DOM
6. 2026-06-13
   days on market $50,000 Active 47 DOM
7. 2026-06-09
   days on market $50,000 Active 43 DOM
8. 2026-06-08
   days on market $50,000 Active 42 DOM
9. 2026-06-07
   days on market $50,000 Active 41 DOM
10. 2026-06-05
    days on market $50,000 Active 38 DOM
11. 2026-06-03
    days on market $50,000 Active 37 DOM
12. 2026-06-02
    days on market $50,000 Active 36 DOM
13. 2026-06-01
    days on market $50,000 Active 35 DOM
14. 2026-05-31
    days on market $50,000 Active 34 DOM
15. 2026-04-27
    listed $50,000 Active 289-char remark
16. 2003-11-20
    soldstatus
17. 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: $13,770
• − Mortgage interest: −$2,801
• − Property taxes: −$738
• − Insurance: −$250
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$1,455
• Taxable income: $6,324
• Est. tax owed @ 24.0%: −$1,518
• After-tax cash flow: $5,227/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
• City population: 439,467
• Population (ZIP): 2,723

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: 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%

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

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

3 events — show timeline

• 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.