3617 NE Cypress Dr · Kansas City, MO 64117

$160,000

3 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 5 Days on market

Built 1963 0.59 ac lot $156/sqft · 36% above area Est $235k · 32% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Schools +3.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here's That Hard To Find 3 Bedroom With Full Poured Concrete Basement & Attached Garage For $67,950. Seller Babysits So Showings After 5 Pm Are Ap- Preciated. Carpet In Lr & Hallway Will Be Replaced. Seller Is Finishing Up The Bathroom Remodeling. Great Treed Lot.

Key facts

• 0.59 acre lot
• Garage
• Built 1963

Property features AI

Exterior

• Parking: Attached garage that faces the front — 1 garage space
• Utilities: City/public water (verify); Public sewer
• Home design: Single-family residence; Ranch style; One story (with finished basement)
• Construction: Frame construction; Composition roof
• Exterior features: Not in a flood plain; Lot approximately 25,700 sq ft

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms (all on main level)
• Bathrooms: 2 full bathrooms; Main-level bathroom with shower over tub; Basement bathroom with shower
• Heating & cooling: Natural gas heating; Electric air conditioning
• Interior features: Ranch floor plan; Finished full basement; Breakfast area; Ceiling fan(s) in primary bedroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $35 ($425/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (12.1% below list).
• Recommended offer: $141k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: crime F.
• North Kansas City 74 (urban): math 38% / reading 49% proficiency, ranked #98 of 324 in MO (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chouteau Elementary (math 37% / reading 37%, grade F, #611 of 1,115 statewide, top 59%, 358 students, 72% FRL); North Kansas City High (math 14% / reading 37%, grade F, #433 of 521 statewide, top 83%, 1,640 students, 55% FRL) — zoned schools average 64% FRL vs 37% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 44% district-wide (-12 pts) — the specific schools serving this property underperform the North Kansas City 74 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 50 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 341 units permitted in Clay County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Clay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 28y ago 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.

Recommended offer $140,645 (12.1% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 9.5

CMA / ARV

• ARV (median comp): $235,109
• List price: $160,000
• Delta: -31.95%
• 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
3730 N Lister Dr	0.19mi	3/1.5	1,008 (-2%)	15mo	$225,000	$223	74
3621 N Cypress Ave	0.01mi	3/1.0	888 (-13%)	11mo	$184,900	$208	68
3914 N Cleveland Ave	0.55mi	3/1.0	1,032 (+1%)	12mo	$215,000	$208	64
3637 N Monroe Ave	0.51mi	2/1.0 (-1)	1,035 (+1%)	9mo	$174,900	$169	62
3618 N Monroe Ave	0.54mi	2/1.0 (-1)	1,068 (+4%)	15mo	$180,000	$169	50
5012 NE 42nd St	0.71mi	3/2.0	960 (-6%)	3mo	$220,000	$229	50
4201 Sunnybrook Ln	0.54mi	3/1.0	924 (-10%)	14mo	$210,000	$227	46
5401 NE Russell Rd	0.71mi	3/1.0	878 (-14%)	2mo	$200,000	$228	42
3760 N Indiana Ave	0.71mi	3/2.0	963 (-6%)	14mo	$215,000	$223	41
4112 N Hardesty Ave	0.74mi	3/1.0	928 (-10%)	11mo	$220,000	$237	40
3600 NE 35th St	0.60mi	2/1.0 (-1)	880 (-14%)	7mo	$188,000	$214	38
4205 N Jackson Ave	0.72mi	2/1.0 (-1)	874 (-15%)	9mo	$165,000	$189	29

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 · 0.49% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.39×
• Total profit: $-27,133
• Equity at exit: $23,857

10-year hold

• IRR: -15.1%
• Equity multiple: 0.24×
• Total profit: $-34,233
• Equity at exit: $13,834

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 64117

• Rents YoY: 0.5%
• Active inventory: 50
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,406 high
• Mortgage (P&I): −$839
• Tax from tax record: −$170 /mo · $2,039/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $35

Break-even live

Break-even rent $1,362

Max offer price $160,000

Occupancy floor 92%

Sensitivity live

Price	-10% $126	-5% $81	+0% $35	+5% $-10	+10% $-55
Rent	-10% $-76	-5% $-20	+0% $35	+5% $91	+10% $147
Rate	-1.0pp $116	-0.5pp $76	base $35	+0.5pp $-6	+1.0pp $-48

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3622 N Chouteau Trfy Kansas City, MO	2.0	2.0	1000	$1,125	$1.12	45d	1	0.32mi
3501 N Drury Ave Kansas City, MO	2.0	1.0	890	$1,295	$1.46	22d	1	0.70mi
3735 N Walrond Ave Kansas City, MO	3.0	1.5	936	$1,175	$1.26	21d	1	0.78mi
4140 N Walrond Ave Unit 1-40010 Kansas City, MO	2.0	1.0	732	$1,000	$1.37	21d	1	1.02mi
4515 NE 46th Ter Kansas City, MO	3.0	1.0	1047	$1,585	$1.51	25d	1	1.17mi
4623 NE Winn Rd Kansas City, MO	2.0	1.0–2.0	852	$1,185	$1.39	4d	18	1.26mi
4823 N Brighton Ave Kansas City, MO	3.0	2.0	1434	$1,845	$1.29	9d	1	1.48mi

Listing history 7 events

1. 2026-05-18
   status Pending 357-char remark
2. 2026-05-14
   listed $160,000 Active 357-char remark
3. 2026-05-01
   historical $160,000 357-char remark
4. 2007-03-01
   soldstatus
5. 1998-10-28
   soldstatus
6. 1998-10-27
   soldstatus 276-char remark

   Show marketing remark (276 chars)

   Here's That Hard To Find 3 Bedroom With Full Poured Concrete Basement & Attached Garage For $67,950. Seller Babysits So Showings After 5 Pm Are Ap- Preciated. Carpet In Lr & Hallway Will Be Replaced. Seller Is Finishing Up The Bathroom Remodeling. Great Treed Lot.

7. 1998-09-25
   listed $67,950 276-char remark

   Show marketing remark (276 chars)

   Here's That Hard To Find 3 Bedroom With Full Poured Concrete Basement & Attached Garage For $67,950. Seller Babysits So Showings After 5 Pm Are Ap- Preciated. Carpet In Lr & Hallway Will Be Replaced. Seller Is Finishing Up The Bathroom Remodeling. Great Treed Lot.

ⓘ 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: $2,039 · $170/mo
• Projected year-2 tax: $2,039 · $170/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 ≥108°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: $16,877
• − Mortgage interest: −$8,962
• − Property taxes: −$2,039
• − Insurance: −$800
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$4,655
• Taxable loss: −$2,279
• Est. tax savings @ 24.0%: +$547
• After-tax cash flow: $972/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: North Kansas City 74
• NCES district ID: 2922800
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $55,444
• Composite: 37.88/100
• National rank: #4321
• State rank: #98 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: Clay County · 220,651 people
• City population: 439,467
• Metro: Kansas City, MO-KS
• Population (ZIP): 14,919
• Household income: $59,601
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 788.0

Population outlook (Clay County) Hauer SSP2

• Today (2025): 266,022 people
• By 2030: 280,057 · +5.3%
• By 2040: 306,153 · +15.1%
• By 2050: 328,630 · +23.5%
• By 2075: 375,182 · +41.0%
• By 2100: 392,861 · +47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 15% Black 14% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Arab 3% Lithuanian 2% Serbian 1%
• Foreign-born: 13% · Canada
• Languages at home: 84% English-only · Spanish 9% Other Indo-European 3% Arabic 2%

Political lean MEDSL · Clay

• 2024 margin: Lean R (+5.6) · D 46.4% · R 52.0% · Other 1.6%
• 2008→2024 swing: -4.9pp toward R · 2008: -0.7pp · 2024: -5.6pp
• All cycles: 2024: R+5.6 2020: R+4.1 2016: R+11.1 2012: R+8.4 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -229.68%
• Current HPI: 304.5632
• Rent YoY: ▲ 0.49%
• 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

+135.5% since first listed

9 events — show timeline

• 2026-05-27 Sold (Public Records) — Public Records
• 2026-05-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2026-05-18 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-14 Listed $160,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-01 Coming Soon $160,000 Heartland MLS as Distributed by MLS Grid
• 2007-03-01 Sold (Public Records) — Public Records
• 1998-10-28 Sold (Public Records) — Public Records
• 1998-10-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1998-09-25 Listed $67,950 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2025): $2,039 · +9.8% YoY. Source: county tax records.