2551 Chelsea Ave · Kansas City, MO 64127

$42,000

2 bd · 1.0 ba · 748 sqft · SingleFamily public records · 236 Days on market

Built 1923 3,769 sqft lot $56/sqft · 39% below area Est $69k · 39% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks MLS

Opportunity knocks with this nice sized 1 bedroom 1 bath home, perfect for level living on a downsize plan. This home offers a new roof and gutters installed in the last year and newer furnace, plumbing, duct work, water heater, and electrical box. Mechanicals updated and an enclosed front porch for some extra space, formal dining room flowing into the kitchen, this home has a lot to offer the right buyer. With few touches, this property will feel like home. If you are looking to expand your portfolio, this home is ready to cash flow.

Key facts

• 3,769 sq ft lot
• Built 1923
• Listed 235 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $37k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.0% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 40% 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 $290 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 + 0.9% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $28k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $36,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.64% ✓
• Cap rate: 24.02%
• Cash-on-cash: 63.32%
• DSCR: 3.82
• GRM: 3.2

CMA / ARV

• ARV (median comp): $68,971
• List price: $42,000
• Delta: -39.10%
• 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
2715 Brighton Ave	0.21mi	2/1.0	704 (-6%)	4mo	$90,000	$128	77
3133 Chelsea Ave	0.74mi	2/1.0	762 (+2%)	1mo	$78,990	$104	62
3017 Poplar Ave	0.57mi	2/1.0	760 (+2%)	13mo	$72,000	$95	60
2810 Elmwood Ave	0.35mi	2/1.0	856 (+14%)	1mo	$120,000	$140	59
2031 Lister Ave	0.53mi	2/1.0	720 (-4%)	12mo	$75,000	$104	59
3902 E 24th St	0.62mi	2/1.0	800 (+7%)	6mo	$140,000	$175	55
2838 Myrtle Ave	0.66mi	3/1.0 (+1)	748 (0%)	12mo	$29,900	$40	55
5616 E 27th Ter	0.54mi	2/1.0	792 (+6%)	16mo	$62,500	$79	52
3017 York St	0.58mi	2/1.0	789 (+6%)	16mo	$70,000	$89	51
1830 Lister Ave	0.72mi	2/1.0	700 (-6%)	12mo	$92,000	$131	45
2410 Myrtle Ave	0.58mi	3/1.5 (+1)	837 (+12%)	1mo	$134,900	$161	45
2011 Poplar Ave	0.57mi	2/1.0	836 (+12%)	12mo	$82,500	$99	44

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: 60.1%
• Equity multiple: 3.59×
• Total profit: $30,463
• Equity at exit: $6,262

10-year hold

• IRR: 64.1%
• Equity multiple: 6.83×
• Total profit: $68,536
• Equity at exit: $3,631

Cash invested: $11,760 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,109 high
• Mortgage (P&I): −$220
• Tax from tax record: −$18 /mo · $211/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $621

Break-even live

Break-even rent $323

Max offer price $42,000

Occupancy floor 39%

Sensitivity live

Price	-10% $644	-5% $632	+0% $621	+5% $609	+10% $597
Rent	-10% $533	-5% $577	+0% $621	+5% $664	+10% $708
Rate	-1.0pp $642	-0.5pp $631	base $621	+0.5pp $610	+1.0pp $599

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	44d	1	0.48mi
3243 Denver Dr Kansas City, MO	1.0–3.0	1.0	862	$1,088	$1.26	44d	1	0.84mi
1616 Hardesty Ave Unit 1-108 Kansas City, MO	1.0	1.0	634	$1,150	$1.81	22d	1	1.05mi
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	17d	1	1.16mi
2454 Benton Blvd Unit 2456-1 Kansas City, MO	1.0	1.0	750	$1,000	$1.33	17d	1	1.26mi
2454 Benton Blvd Unit 2460-3 Kansas City, MO	1.0	1.0	750	$1,100	$1.47	17d	1	1.26mi
2454 Benton Blvd Unit 2458-2 Kansas City, MO	1.0	1.0	750	$1,000	$1.33	8d	1	1.26mi

Listing history 36 events

1. 2026-06-15
   days on market $42,000 Active 236 DOM
2. 2026-06-13
   days on market $42,000 Active 234 DOM
3. 2026-06-09
   days on market $42,000 Active 230 DOM
4. 2026-06-08
   days on market $42,000 Active 229 DOM
5. 2026-06-07
   days on market $42,000 Active 228 DOM
6. 2026-06-05
   days on market $42,000 Active 225 DOM
7. 2026-06-03
   days on market $42,000 Active 224 DOM
8. 2026-06-02
   days on market $42,000 Active 223 DOM
9. 2026-06-01
   days on market $42,000 Active 222 DOM
10. 2026-05-31
    days on market $42,000 Active 221 DOM
11. 2026-05-15
    price $49,900 541-char remark

    Show marketing remark (541 chars)

    Opportunity knocks with this nice sized 1 bedroom 1 bath home, perfect for level living on a downsize plan. This home offers a new roof and gutters installed in the last year and newer furnace, plumbing, duct work, water heater, and electrical box. Mechanicals updated and an enclosed front porch for some extra space, formal dining room flowing into the kitchen, this home has a lot to offer the right buyer. With few touches, this property will feel like home. If you are looking to expand your portfolio, this home is ready to cash flow.

12. 2026-04-14
    price $52,000 541-char remark

    Show marketing remark (541 chars)

    Opportunity knocks with this nice sized 1 bedroom 1 bath home, perfect for level living on a downsize plan. This home offers a new roof and gutters installed in the last year and newer furnace, plumbing, duct work, water heater, and electrical box. Mechanicals updated and an enclosed front porch for some extra space, formal dining room flowing into the kitchen, this home has a lot to offer the right buyer. With few touches, this property will feel like home. If you are looking to expand your portfolio, this home is ready to cash flow.

13. 2026-04-01
    price $55,500 541-char remark

    Show marketing remark (541 chars)

    Opportunity knocks with this nice sized 1 bedroom 1 bath home, perfect for level living on a downsize plan. This home offers a new roof and gutters installed in the last year and newer furnace, plumbing, duct work, water heater, and electrical box. Mechanicals updated and an enclosed front porch for some extra space, formal dining room flowing into the kitchen, this home has a lot to offer the right buyer. With few touches, this property will feel like home. If you are looking to expand your portfolio, this home is ready to cash flow.

14. 2026-02-16
    price $57,500 541-char remark

    Show marketing remark (541 chars)

    Opportunity knocks with this nice sized 1 bedroom 1 bath home, perfect for level living on a downsize plan. This home offers a new roof and gutters installed in the last year and newer furnace, plumbing, duct work, water heater, and electrical box. Mechanicals updated and an enclosed front porch for some extra space, formal dining room flowing into the kitchen, this home has a lot to offer the right buyer. With few touches, this property will feel like home. If you are looking to expand your portfolio, this home is ready to cash flow.

15. 2026-01-05
    price $59,900 541-char remark

    Show marketing remark (541 chars)

    Opportunity knocks with this nice sized 1 bedroom 1 bath home, perfect for level living on a downsize plan. This home offers a new roof and gutters installed in the last year and newer furnace, plumbing, duct work, water heater, and electrical box. Mechanicals updated and an enclosed front porch for some extra space, formal dining room flowing into the kitchen, this home has a lot to offer the right buyer. With few touches, this property will feel like home. If you are looking to expand your portfolio, this home is ready to cash flow.

16. 2025-11-13
    price $65,000 541-char remark

    Show marketing remark (541 chars)

    Opportunity knocks with this nice sized 1 bedroom 1 bath home, perfect for level living on a downsize plan. This home offers a new roof and gutters installed in the last year and newer furnace, plumbing, duct work, water heater, and electrical box. Mechanicals updated and an enclosed front porch for some extra space, formal dining room flowing into the kitchen, this home has a lot to offer the right buyer. With few touches, this property will feel like home. If you are looking to expand your portfolio, this home is ready to cash flow.

17. 2025-10-23
    listed $69,900 Active 541-char remark

    Show marketing remark (541 chars)

    Opportunity knocks with this nice sized 1 bedroom 1 bath home, perfect for level living on a downsize plan. This home offers a new roof and gutters installed in the last year and newer furnace, plumbing, duct work, water heater, and electrical box. Mechanicals updated and an enclosed front porch for some extra space, formal dining room flowing into the kitchen, this home has a lot to offer the right buyer. With few touches, this property will feel like home. If you are looking to expand your portfolio, this home is ready to cash flow.

18. 2025-10-22
    historical $69,900 541-char remark

    Show marketing remark (541 chars)

    Opportunity knocks with this nice sized 1 bedroom 1 bath home, perfect for level living on a downsize plan. This home offers a new roof and gutters installed in the last year and newer furnace, plumbing, duct work, water heater, and electrical box. Mechanicals updated and an enclosed front porch for some extra space, formal dining room flowing into the kitchen, this home has a lot to offer the right buyer. With few touches, this property will feel like home. If you are looking to expand your portfolio, this home is ready to cash flow.

19. 2024-08-01
    soldstatus
20. 2024-07-17
    soldstatus Closed 607-char remark

    Show marketing remark (607 chars)

    Investors - this is a turnkey investment property, with a tenant in place paying $1,002 per month, but is on a month to month agreement for your flexibility. More space than the tax records disclose with the enclosed porch and back mud / laundry room. This is a converted 2 bedroom turned into a 1 bedroom which gives the living the room extra space to enjoy. House has some deferred maintenance mainly to the roof, but we are aggressively priced to sell quick given the great rent returns. Since this is tenant occupied, please be patient with showings and complete any due diligence prior to any requests.

21. 2024-06-24
    status Pending 607-char remark

    Show marketing remark (607 chars)

    Investors - this is a turnkey investment property, with a tenant in place paying $1,002 per month, but is on a month to month agreement for your flexibility. More space than the tax records disclose with the enclosed porch and back mud / laundry room. This is a converted 2 bedroom turned into a 1 bedroom which gives the living the room extra space to enjoy. House has some deferred maintenance mainly to the roof, but we are aggressively priced to sell quick given the great rent returns. Since this is tenant occupied, please be patient with showings and complete any due diligence prior to any requests.

22. 2024-06-12
    listed $45,000 Active 607-char remark

    Show marketing remark (607 chars)

    Investors - this is a turnkey investment property, with a tenant in place paying $1,002 per month, but is on a month to month agreement for your flexibility. More space than the tax records disclose with the enclosed porch and back mud / laundry room. This is a converted 2 bedroom turned into a 1 bedroom which gives the living the room extra space to enjoy. House has some deferred maintenance mainly to the roof, but we are aggressively priced to sell quick given the great rent returns. Since this is tenant occupied, please be patient with showings and complete any due diligence prior to any requests.

23. 2024-04-04
    historical
24. 2023-12-27
    listed $85,000 Active
25. 2023-07-28
    historical
26. 2023-05-08
    price $81,999
27. 2023-04-28
    price $82,000
28. 2023-03-23
    price $82,500
29. 2023-03-14
    price $84,500
30. 2023-01-27
    listed $85,000 Active
31. 2021-06-08
    soldstatus
32. 2021-06-01
    soldstatus Closed
33. 2021-05-21
    status Pending
34. 2021-05-19
    listed $25,000 Active
35. 1998-05-21
    soldstatus
36. 1995-12-13
    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: $211 · $18/mo
• Projected year-2 tax: $407 · $34/mo
• Expected delta: +$197/yr (+$16/mo · 93.3%)

ⓘ 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: $13,305
• − Mortgage interest: −$2,353
• − Property taxes: −$211
• − Insurance: −$210
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$1,222
• Taxable income: $7,181
• Est. tax owed @ 24.0%: −$1,723
• After-tax cash flow: $5,724/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

+99.6% since first listed

26 events — show timeline

• 2026-05-15 Price Changed $49,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $52,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $55,500 Heartland MLS as Distributed by MLS Grid
• 2026-02-16 Price Changed $57,500 Heartland MLS as Distributed by MLS Grid
• 2026-01-05 Price Changed $59,900 Heartland MLS as Distributed by MLS Grid
• 2025-11-13 Price Changed $65,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-23 Listed $69,900 Heartland MLS as Distributed by MLS Grid
• 2025-10-22 Coming Soon $69,900 Heartland MLS as Distributed by MLS Grid
• 2024-08-01 Sold (Public Records) — Public Records
• 2024-07-17 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-06-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-06-12 Listed $45,000 Heartland MLS as Distributed by MLS Grid
• 2024-04-04 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-12-27 Listed $85,000 Heartland MLS as Distributed by MLS Grid
• 2023-07-28 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-05-08 Price Changed $81,999 Heartland MLS as Distributed by MLS Grid
• 2023-04-28 Price Changed $82,000 Heartland MLS as Distributed by MLS Grid
• 2023-03-23 Price Changed $82,500 Heartland MLS as Distributed by MLS Grid
• 2023-03-14 Price Changed $84,500 Heartland MLS as Distributed by MLS Grid
• 2023-01-27 Listed $85,000 Heartland MLS as Distributed by MLS Grid
• 2021-06-08 Sold (Public Records) — Public Records
• 2021-06-01 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-05-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-05-19 Listed $25,000 Heartland MLS as Distributed by MLS Grid
• 1998-05-21 Sold (Public Records) — Public Records
• 1995-12-13 Sold (Public Records) — Public Records

Property tax history

-0.6%/yr

Latest (2025): $211 · -41.6% YoY. Source: county tax records.