2543 Drury Ave · Kansas City, MO 64127

$100,000

2 bd · 1.0 ba · 1,085 sqft · SingleFamily public records · 24 Days on market

Built 1930 5,227 sqft lot $92/sqft · 39% above area Est $71k · 40% over

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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).

• Cash flow +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

This is part of a portfolio, please see other listings MLS: 2610085, 2610095, 2610083, 2610079 'In its Present Condition' required with offer - Seller WILL NOT accept offers site unseen. This investor special is looking for a fresh look and some TLC!

Key facts

• 5,227 sq ft lot
• Garage
• Built 1930

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: Rents flat; 108 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 43% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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: 1.18% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.44%
• DSCR: 1.60
• GRM: 7.1

CMA / ARV

• ARV (median comp): $71,407
• List price: $100,000
• Delta: 40.04%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2543 Drury Ave	0.00mi	2/1.0	1,077 (-1%)	0mo	$100,000	$93	99
2542 Drury St	0.03mi	2/1.0	1,184 (+9%)	9mo	$86,500	$73	76
2451 Poplar Ave	0.38mi	3/1.0 (+1)	1,042 (-4%)	3mo	$52,000	$50	68
5410 E 28th St	0.24mi	3/2.0 (+1)	1,126 (+4%)	14mo	$166,000	$147	62
2416 Brighton Ave	0.40mi	3/1.5 (+1)	1,122 (+3%)	9mo	$90,000	$80	62
2451 Chelsea Ave	0.44mi	3/1.0 (+1)	1,156 (+6%)	5mo	$59,000	$51	59
2830 Cypress Ave	0.73mi	3/1.0 (+1)	1,043 (-4%)	0mo	$29,900	$29	54
3021 Topping Ave	0.63mi	2/1.0	1,140 (+5%)	10mo	$139,000	$122	54
2835 Raytown Rd	0.45mi	3/1.0 (+1)	958 (-12%)	7mo	$185,000	$193	49
2424 Cypress Ave	0.69mi	3/1.0 (+1)	1,169 (+8%)	5mo	$110,000	$94	46
2534 Lawn Ave	0.55mi	3/1.0 (+1)	996 (-8%)	14mo	$135,000	$136	44
2825 Kensington Ave	0.75mi	3/2.0 (+1)	1,044 (-4%)	11mo	$130,000	$125	41

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 · 0.94% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,355
• Equity at exit: $14,910

10-year hold

• IRR: 8.9%
• Equity multiple: 1.62×
• Total profit: $17,373
• Equity at exit: $8,646

Cash invested: $28,000 (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 64127

• Home prices YoY: -2.6%
• Rents YoY: 0.9%
• Active inventory: 108
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,178 high
• Mortgage (P&I): −$524
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $314

Break-even live

Break-even rent $781

Max offer price $100,000

Occupancy floor 68%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2855 Van Brunt Blvd Unit A Kansas City, MO	2.0	1.0	744	$1,080	$1.45	43d	1	0.37mi
5108 E 30th St Kansas City, MO	3.0	1.0	960	$1,400	$1.46	2d	1	0.54mi
2454 Cypress Ave Kansas City, MO	3.0	1.0	800	$1,300	$1.62	3d	1	0.67mi
5852 E 20th St Unit TOP-1724 Kansas City, MO	3.0	1.5	1482	$1,075	$0.73	2d	1	0.67mi
3032 Elmwood Ave Kansas City, MO	3.0	1.0	1027	$1,275	$1.24	7d	1	0.82mi
3118 Chelsea Ave Kansas City, MO	2.0	1.0	864	$980	$1.13	43d	1	0.83mi
3243 Denver Dr Kansas City, MO	1.0–3.0	1.0	862	$1,088	$1.26	43d	1	0.83mi
2447 Norton Ave Kansas City, MO	2.0	1.0	800	$976	$1.22	16d	1	0.87mi
2424 Norton Ave Unit B Kansas City, MO	3.0	1.0	982	$1,150	$1.17	16d	1	0.90mi
1905 Kensington Ave Kansas City, MO	3.0	2.0	1285	$1,325	$1.03	23d	1	0.97mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,031	$0.97	12d	1	1.12mi
2225 Askew Ave Kansas City, MO	2.0	1.0	864	$1,050	$1.22	43d	1	1.23mi
2213 Askew Ave Kansas City, MO	2.0	1.0	865	$1,002	$1.16	19d	1	1.24mi
2419 Bales Ave Kansas City, MO	3.0	1.5	1116	$1,500	$1.34	2d	1	1.24mi
3332 Norton Ave Kansas City, MO	3.0	1.0	1272	$1,350	$1.06	43d	1	1.31mi
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	16d	1	1.35mi
2413 College Ave Kansas City, MO	2.0	2.0	1022	$1,225	$1.20	23d	1	1.38mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	23d	1	1.47mi
3220 E 30th St Unit 1A Kansas City, MO	2.0	1.0	1214	$950	$0.78	43d	1	1.47mi

Listing history 9 events

1. 2026-05-07
   status Pending 251-char remark

   Show marketing remark (251 chars)

   This is part of a portfolio, please see other listings MLS: 2610085, 2610095, 2610083, 2610079 'In its Present Condition' required with offer - Seller WILL NOT accept offers site unseen. This investor special is looking for a fresh look and some TLC!

2. 2026-05-02
   status Active 251-char remark

   Show marketing remark (251 chars)

   This is part of a portfolio, please see other listings MLS: 2610085, 2610095, 2610083, 2610079 'In its Present Condition' required with offer - Seller WILL NOT accept offers site unseen. This investor special is looking for a fresh look and some TLC!

3. 2026-04-21
   status Pending 251-char remark

   Show marketing remark (251 chars)

   This is part of a portfolio, please see other listings MLS: 2610085, 2610095, 2610083, 2610079 'In its Present Condition' required with offer - Seller WILL NOT accept offers site unseen. This investor special is looking for a fresh look and some TLC!

4. 2026-04-03
   listed $100,000 Active 251-char remark

   Show marketing remark (251 chars)

   This is part of a portfolio, please see other listings MLS: 2610085, 2610095, 2610083, 2610079 'In its Present Condition' required with offer - Seller WILL NOT accept offers site unseen. This investor special is looking for a fresh look and some TLC!

5. 2026-03-30
   historical $100,000 251-char remark

   Show marketing remark (251 chars)

   This is part of a portfolio, please see other listings MLS: 2610085, 2610095, 2610083, 2610079 'In its Present Condition' required with offer - Seller WILL NOT accept offers site unseen. This investor special is looking for a fresh look and some TLC!

6. 2008-11-24
   soldstatus 363-char remark

   Show marketing remark (363 chars)

   Adorable home needs a little tlc, large deck, hardwood floors, and a fireplace. Bank Owned Property Sold in As-Is Condition. No warranties, disclosures provided by Seller. Proof of funds/ Pre-Approval MUST accompany all offers. Seller hours M-F, 9-5. Please allow 24-72 hours for verbal response from Seller. Addendums apply, BUT not necessary to submit an offer.

7. 2008-05-21
   listed $7,900 363-char remark

   Show marketing remark (363 chars)

   Adorable home needs a little tlc, large deck, hardwood floors, and a fireplace. Bank Owned Property Sold in As-Is Condition. No warranties, disclosures provided by Seller. Proof of funds/ Pre-Approval MUST accompany all offers. Seller hours M-F, 9-5. Please allow 24-72 hours for verbal response from Seller. Addendums apply, BUT not necessary to submit an offer.

8. 2007-09-04
   soldstatus
9. 1993-09-14
   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: $611 · $51/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$359/yr (+$30/mo · 58.7%)

ⓘ 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: $14,137
• − Mortgage interest: −$5,602
• − Property taxes: −$611
• − Insurance: −$500
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$2,909
• Taxable income: $2,254
• Est. tax owed @ 24.0%: −$541
• After-tax cash flow: $3,224/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): 17,668
• Household income: $33,111
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 1943.0

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 0.65)
• Race & ethnicity: Black 42% Hispanic / Latino 40% Two or more races 13% White 12% Native American 1%
• Hispanic origin (detail): Mexican 28%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 29%

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: ▼ -7.88%
• Current HPI: 289.2468
• Rent YoY: ▲ 0.94%
• 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

+1165.8% since first listed

9 events — show timeline

• 2026-05-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-02 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-03 Listed $100,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-30 Coming Soon $100,000 Heartland MLS as Distributed by MLS Grid
• 2008-11-24 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-05-21 Listed $7,900 Heartland MLS as Distributed by MLS Grid
• 2007-09-04 Sold (Public Records) — Public Records
• 1993-09-14 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $611 · +6.3% YoY. Source: county tax records.