2014 Spruce Ave · Kansas City, MO 64127

$110,000

2 bd · 1.0 ba · 880 sqft · SingleFamily public records · 34 Days on market

Built 1910 4,559 sqft lot $125/sqft · 23% above area Est $156k · 29% under ↓ 8% since listing

---

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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +5.5/10.0
• 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

Charming 3 bedroom, 2 bathroom residential home conveniently located just minutes from Downtown Kansas City with easy access to I-670 and US-71. Functional layout. Ideal for owner-occupants or investors alike. Close to major highways, employment centers, and city amenities. Don’t miss this opportunity schedule your showing today.

Key facts

• 4,559 sq ft lot
• Built 1910
• Listed 33 days

Property features AI

Finance

• Other: Property age: 101 years or more
• Financial info: Annual tax amount listed

Exterior

• Parking: Basement parking access
• Utilities: Public water; Public sewer
• Home design: Single-family residential property; Approximately 1,528 total living area (public records indicate 792 above grade and 736 below grade)
• Construction: Vinyl siding exterior; Composition roof
• Exterior features: Vinyl siding

Interior

• Bedrooms: Three bedrooms on the main level
• Flooring: Ceramic tile in one bathroom
• Bathrooms: Two full bathrooms (one on main level with ceramic tile, one in the basement)
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Finished full basement; Total of 8 rooms; Not in a flood plain

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 42% 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 $761 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 34 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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: 1.05% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.09%
• DSCR: 1.45
• GRM: 8.0

CMA / ARV

• ARV (median comp): $155,614
• List price: $110,000
• Delta: -29.31%
• 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
1621 Cypress Ave	0.38mi	2/1.0	866 (-2%)	16mo	$67,500	$78	66
2410 Myrtle Ave	0.39mi	3/1.5 (+1)	837 (-5%)	1mo	$134,900	$161	66
2021 Spruce Ave	0.03mi	3/1.0 (+1)	1,000 (+14%)	8mo	$63,000	$63	64
3902 E 24th St	0.37mi	2/1.0	800 (-9%)	6mo	$140,000	$175	63
2011 Poplar Ave	0.41mi	2/1.0	836 (-5%)	12mo	$82,500	$99	63
1916 Monroe	0.38mi	2/1.0	986 (+12%)	0mo	$79,900	$81	62
2531 Jackson Ave	0.54mi	2/2.0	944 (+7%)	8mo	$135,000	$143	52
3104 E 23rd St	0.73mi	2/1.5	808 (-8%)	1mo	$60,000	$74	50
2508 Bales Ave	0.69mi	3/1.0 (+1)	836 (-5%)	8mo	$75,000	$90	48
2524 Askew Ave	0.67mi	3/1.0 (+1)	924 (+5%)	10mo	$84,900	$92	47
1825 Askew Ave	0.43mi	3/2.0 (+1)	752 (-14%)	14mo	$125,000	$166	35
2534 Lawn Ave	0.59mi	3/1.0 (+1)	996 (+13%)	14mo	$135,000	$136	34

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-3,727
• Equity at exit: $16,401

10-year hold

• IRR: 4.2%
• Equity multiple: 1.28×
• Total profit: $8,573
• Equity at exit: $9,511

Cash invested: $30,800 (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 64127

• Home prices YoY: -2.6%
• Rents YoY: 0.9%
• Active inventory: 108
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,151 high
• Mortgage (P&I): −$577
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $259

Break-even live

Break-even rent $824

Max offer price $110,000

Occupancy floor 73%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2424 Norton Ave Unit B Kansas City, MO	3.0	1.0	982	$1,150	$1.17	16d	1	0.41mi
2213 Askew Ave Kansas City, MO	2.0	1.0	865	$1,002	$1.16	20d	1	0.43mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,031	$0.97	12d	1	0.43mi
2225 Askew Ave Kansas City, MO	2.0	1.0	864	$1,050	$1.22	43d	1	0.44mi
2447 Norton Ave Kansas City, MO	2.0	1.0	800	$976	$1.22	16d	1	0.47mi
2454 Cypress Ave Kansas City, MO	3.0	1.0	800	$1,300	$1.62	4d	1	0.48mi
2419 Bales Ave Kansas City, MO	3.0	1.5	1116	$1,500	$1.34	3d	1	0.57mi
3201 E 20th St Kansas City, MO	2.0	1.0	900	$1,050	$1.17	23d	1	0.67mi
2413 College Ave Kansas City, MO	2.0	2.0	1022	$1,225	$1.20	23d	1	0.68mi
1616 Hardesty Ave Unit 1-108 Kansas City, MO	1.0	1.0	634	$1,150	$1.81	21d	1	0.81mi
2900 E 21st St Kansas City, MO	3.0	1.5	897	$1,650	$1.84	16d	1	0.83mi
2454 Benton Blvd Unit 2456-1 Kansas City, MO	1.0	1.0	750	$1,000	$1.33	17d	1	0.96mi
2454 Benton Blvd Unit 2460-3 Kansas City, MO	1.0	1.0	750	$1,100	$1.47	17d	1	0.96mi
2454 Benton Blvd Unit 2458-2 Kansas City, MO	1.0	1.0	750	$1,000	$1.33	7d	1	0.97mi
2701 Benton Blvd Unit 2703-2 Kansas City, MO	2.0	1.0	800	$1,200	$1.50	2d	1	1.10mi
2701 Benton Blvd Unit 2705-3 Kansas City, MO	2.0	1.0	800	$1,200	$1.50	7d	1	1.10mi
901 Benton Blvd Unit 7 Kansas City, MO	2.0	1.0	1100	$1,202	$1.09	43d	1	1.20mi
3032 Elmwood Ave Kansas City, MO	3.0	1.0	1027	$1,275	$1.24	7d	1	1.20mi
2855 Van Brunt Blvd Unit A Kansas City, MO	2.0	1.0	744	$1,080	$1.45	43d	1	1.20mi
5108 E 30th St Kansas City, MO	3.0	1.0	960	$1,400	$1.46	3d	1	1.22mi
3435 E 7th St Kansas City, MO	2.0	1.0	970	$949	$0.98	7d	1	1.23mi
2834 E 10th St Kansas City, MO	2.0	1.5	1020	$1,250	$1.23	43d	1	1.29mi
2826 E 10th St Kansas City, MO	2.0	1.5	1020	$1,250	$1.23	43d	1	1.29mi
3118 Chelsea Ave Kansas City, MO	2.0	1.0	864	$980	$1.13	43d	1	1.32mi
1018 Prospect Ave Unit 1018-2N Kansas City, MO	2.0	1.0	754	$895	$1.19	23d	1	1.38mi
2637 E 29th St Unit 3 Kansas City, MO	2.0	1.0	954	$1,050	$1.10	43d	1	1.39mi
6011 E 11th St Kansas City, MO	3.0	1.0	900	$1,200	$1.33	16d	1	1.47mi

Listing history 24 events

1. 2026-06-18
   days on market $110,000 Active 34 DOM
2. 2026-06-17
   days on market $110,000 Active 33 DOM
3. 2026-06-16
   days on market $110,000 Active 32 DOM
4. 2026-06-15
   days on market $110,000 Active 31 DOM
5. 2026-06-13
   days on market $110,000 Active 29 DOM
6. 2026-06-09
   days on market $110,000 Active 25 DOM
7. 2026-06-08
   days on market $110,000 Active 24 DOM
8. 2026-06-07
   days on market $110,000 Active 23 DOM
9. 2026-06-05
   days on market $110,000 Active 20 DOM
10. 2026-06-03
    days on market $110,000 Active 19 DOM
11. 2026-06-02
    days on market $110,000 Active 18 DOM
12. 2026-06-01
    days on market $110,000 Active 17 DOM
13. 2026-05-31
    days on market $110,000 Active 16 DOM
14. 2026-05-16
    listed $110,000 Active 337-char remark
15. 2026-05-16
    historical $110,000 337-char remark
16. 2026-05-09
    historical
17. 2026-04-03
    status Active
18. 2026-03-28
    status Pending
19. 2026-02-10
    listed $120,000 Active
20. 2026-02-09
    historical
21. 2022-04-20
    soldstatus
22. 2008-02-20
    soldstatus
23. 2006-05-16
    soldstatus
24. 1992-04-02
    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: $337 · $28/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$730/yr (+$61/mo · 216.4%)

ⓘ 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 · 16 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: $13,817
• − Mortgage interest: −$6,162
• − Property taxes: −$337
• − Insurance: −$550
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$3,200
• Taxable income: $1,358
• Est. tax owed @ 24.0%: −$326
• After-tax cash flow: $2,780/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

-8.3% since first listed

11 events — show timeline

• 2026-05-16 Listed $110,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-16 Coming Soon $110,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-09 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-03 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-10 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-09 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2022-04-20 Sold (Public Records) — Public Records
• 2008-02-20 Sold (Public Records) — Public Records
• 2006-05-16 Sold (Public Records) — Public Records
• 1992-04-02 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $337 · -37.0% YoY. Source: county tax records.