5506 Scarritt Ave · Kansas City, MO 64123

$40,000

1 bd · 1.0 ba · 864 sqft · SingleFamily public records · 38 Days on market

Built 1908 2,230 sqft lot $46/sqft · 67% 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
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

* * Selling As-Is * * Considerable work required, or a tear-down, priced to sell

Key facts

• 2,230 sq ft lot
• Built 1908
• Listed 38 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($982 rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.6% 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: 59 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $35k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1908 — 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: 2.45% ✓
• Cap rate: 21.56%
• Cash-on-cash: 54.51%
• DSCR: 3.43
• GRM: 3.4

CMA / ARV

• ARV (median comp): $121,623
• List price: $40,000
• Delta: -67.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5506 Scarritt Ave	0.00mi	2/1.0 (+1)	864 (0%)	1mo	$40,000	$46	94
420 N Drury Ave	0.17mi	2/1.0 (+1)	834 (-4%)	0mo	$114,900	$138	81
134 N Belmont Blvd	0.40mi	2/1.0 (+1)	874 (+1%)	4mo	$60,000	$69	71
436 Lawndale Ave	0.48mi	2/1.0 (+1)	878 (+2%)	2mo	$85,000	$97	68
431 N Drury Ave	0.20mi	2/1.0 (+1)	894 (+4%)	16mo	$144,000	$161	67
302 N Oakley Ave	0.03mi	2/1.0 (+1)	945 (+9%)	14mo	$85,000	$90	66
318 Barat Ave	0.41mi	2/1.0 (+1)	805 (-7%)	1mo	$89,500	$111	64
427 N Drury Ave	0.19mi	2/1.0 (+1)	797 (-8%)	14mo	$125,000	$157	61
447 N Hardesty Ave	0.24mi	2/1.0 (+1)	976 (+13%)	4mo	$187,000	$192	59
515 Oakley Ave	0.55mi	2/1.0 (+1)	909 (+5%)	4mo	$90,000	$99	58
401 Oakley Ave	0.14mi	2/1.0 (+1)	976 (+13%)	12mo	$119,900	$123	57
5921 Lexington Ave	0.46mi	2/1.0 (+1)	768 (-11%)	11mo	$109,900	$143	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.7%
• Equity multiple: 3.32×
• Total profit: $25,931
• Equity at exit: $5,964

10-year hold

• IRR: 58.0%
• Equity multiple: 6.74×
• Total profit: $64,342
• Equity at exit: $3,458

Cash invested: $11,200 (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 64123

• Home prices YoY: -8.3%
• Active inventory: 59
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $982 high
• Mortgage (P&I): −$210
• Tax from tax record: −$40 /mo · $485/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $509

Break-even live

Break-even rent $338

Max offer price $40,000

Occupancy floor 43%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
445 N Lawndale Ave Kansas City, MO	2.0	1.0	700	$1,200	$1.71	23d	1	0.28mi
303 White Ave Unit 2 Kansas City, MO	2.0	1.0	1060	$950	$0.90	10d	1	0.40mi
3921 Norledge Ave Unit 2E Kansas City, MO	2.0	1.0	900	$950	$1.06	43d	1	0.98mi
3913 Scarritt Ave Apt 2W Kansas City, MO	1.0	1.0	700	$800	$1.14	2d	1	0.99mi
301-307 N Gladstone Blvd Unit 307-42 Kansas City, MO	1.0	1.0	650	$850	$1.31	3d	1	1.02mi
307 N Gladstone Blvd Kansas City, MO	1.0	1.0	650	$850	$1.31	43d	3	1.02mi
611 Ewing Ave Unit B Kansas City, MO	1.0	1.0	700	$800	$1.14	23d	1	1.03mi
3600 Saint John Ave Unit 109 Kansas City, MO	1.0	1.0	680	$750	$1.10	43d	1	1.16mi
3423 Garner Ave Unit B Kansas City, MO	2.0	1.0	800	$900	$1.12	43d	1	1.35mi
108 N Indiana Ave Unit 3S Kansas City, MO	1.0	1.0	600	$699	$1.17	43d	1	1.35mi
3435 E 7th St Kansas City, MO	2.0	1.0	970	$949	$0.98	7d	1	1.43mi
301 Benton Blvd Unit 2 Kansas City, MO	2.0	1.0	850	$1,025	$1.21	23d	1	1.47mi
301 Benton Blvd Unit 3 Kansas City, MO	2.0	1.0	850	$970	$1.14	7d	1	1.47mi
1616 Hardesty Ave Unit 1-108 Kansas City, MO	1.0	1.0	634	$1,150	$1.81	21d	1	1.50mi

Listing history 13 events

1. 2026-05-09
   status Pending 84-char remark

   Show marketing remark (84 chars)

   * * Selling As-Is * * Considerable work required, or a tear-down, priced to sell

2. 2026-05-04
   price $40,000 84-char remark

   Show marketing remark (84 chars)

   * * Selling As-Is * * Considerable work required, or a tear-down, priced to sell

3. 2026-05-04
   status Active 84-char remark

   Show marketing remark (84 chars)

   * * Selling As-Is * * Considerable work required, or a tear-down, priced to sell

4. 2026-04-24
   historical Active Under Contract 84-char remark

   Show marketing remark (84 chars)

   * * Selling As-Is * * Considerable work required, or a tear-down, priced to sell

5. 2026-04-02
   listed $75,000 Active 84-char remark

   Show marketing remark (84 chars)

   * * Selling As-Is * * Considerable work required, or a tear-down, priced to sell

6. 2026-03-27
   historical $75,000 84-char remark

   Show marketing remark (84 chars)

   * * Selling As-Is * * Considerable work required, or a tear-down, priced to sell

7. 2012-07-31
   soldstatus
8. 2012-07-25
   soldstatus 341-char remark

   Show marketing remark (341 chars)

   LOOKS LIKE NEW! FRESH AND CLEAN HOME WITH MANY RECENT UPDATES! This home has new interior paint, new floor tile in the kitchen and bath, new kitchen back-splash, new shower/tub tile, new toilet ~ sink ~ tub, most ceiling fans and lights have been replaced. Most of the windows are newer & vinyl siding. Fenced side yard. 2 car carport.

9. 2011-08-24
   listed $28,000 341-char remark

   Show marketing remark (341 chars)

   LOOKS LIKE NEW! FRESH AND CLEAN HOME WITH MANY RECENT UPDATES! This home has new interior paint, new floor tile in the kitchen and bath, new kitchen back-splash, new shower/tub tile, new toilet ~ sink ~ tub, most ceiling fans and lights have been replaced. Most of the windows are newer & vinyl siding. Fenced side yard. 2 car carport.

10. 2010-11-16
    soldstatus
11. 2010-11-15
    soldstatus
12. 2010-09-17
    listed $24,900
13. 1990-07-03
    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: $485 · $40/mo
• Projected year-2 tax: $485 · $40/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 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $11,781
• − Mortgage interest: −$2,241
• − Property taxes: −$485
• − Insurance: −$200
• − Repairs & maintenance: −$942
• − Management: −$942
• − Depreciation: −$1,164
• Taxable income: $5,807
• Est. tax owed @ 24.0%: −$1,394
• After-tax cash flow: $4,712/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): 11,833
• Household income: $54,443
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 338.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 48% White 34% Two or more races 25% Black 10% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 37% Puerto Rican 1% Cuban 3%
• Common ancestry: Italian 2% Arab 2% Romanian 1%
• Foreign-born: 22% · Canada, Vietnam, Philippines
• Languages at home: 58% English-only · Spanish 35% Arabic 2% Vietnamese 1%

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: ▼ -35.35%
• Current HPI: 392.4402
• Rent YoY: —
• 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

+60.6% since first listed

13 events — show timeline

• 2026-05-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $40,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-04 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-24 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-04-02 Listed $75,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-27 Coming Soon $75,000 Heartland MLS as Distributed by MLS Grid
• 2012-07-31 Sold (Public Records) — Public Records
• 2012-07-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2011-08-24 Listed $28,000 Heartland MLS as Distributed by MLS Grid
• 2010-11-16 Sold (Public Records) — Public Records
• 2010-11-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-09-17 Listed $24,900 Heartland MLS as Distributed by MLS Grid
• 1990-07-03 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $485 · -10.5% YoY. Source: county tax records.