2335 Chelsea Ave · Kansas City, MO 64127

$60,000

2 bd · 1.0 ba · 904 sqft · SingleFamily public records · 158 Days on market

Built 1900 4,356 sqft lot $66/sqft · 29% below area Est $84k · 29% under ↓ 40% since listing

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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

* * * Investor Special * * * Looking for your next project? This 2-bedroom home is in need of a full renovation and comes with a detached building that can be renovated into a guest house, storage space, or workshop. Perfect opportunity for investors or buyers with vision. Property is being sold AS-IS.

Key facts

• Detached building
• Guest house
• Full renovation

Tags

• FULL RENOVATION
• DETACHED BUILDING
• GUEST HOUSE
• STORAGE SPACE
• WORKSHOP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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; 107 active listings in the ZIP; 23 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 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 1900 — 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: 1.94% ✓
• Cap rate: 17.68%
• Cash-on-cash: 40.66%
• DSCR: 2.81
• GRM: 4.3

CMA / ARV

• ARV (median comp): $84,109
• List price: $60,000
• Delta: -28.66%
• 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
5601 E 27th Ter	0.69mi	2/1.0	896 (-1%)	0mo	$109,500	$122	66
2011 Poplar Ave	0.29mi	2/1.0	836 (-8%)	12mo	$82,500	$99	64
2245 Poplar Ave	0.09mi	2/1.0	1,013 (+12%)	15mo	$75,000	$74	63
2810 Elmwood Ave	0.61mi	2/1.0	856 (-5%)	1mo	$120,000	$140	62
2237 Oakley Ave	0.50mi	3/1.0 (+1)	889 (-2%)	10mo	$150,000	$169	60
2531 Jackson Ave	0.47mi	2/2.0	944 (+4%)	8mo	$135,000	$143	60
2410 Myrtle Ave	0.54mi	3/1.5 (+1)	837 (-7%)	1mo	$134,900	$161	54
2534 Lawn Ave	0.30mi	3/1.0 (+1)	996 (+10%)	14mo	$135,000	$136	53
5226 E 28th Ter	0.67mi	3/2.5 (+1)	916 (+1%)	5mo	$120,000	$131	52
2021 Spruce Ave	0.42mi	3/1.0 (+1)	1,000 (+11%)	8mo	$63,000	$63	51
3902 E 24th St	0.56mi	2/1.0	800 (-12%)	6mo	$140,000	$175	50
2835 Raytown Rd	0.64mi	3/1.0 (+1)	958 (+6%)	7mo	$185,000	$193	50

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: 34.9%
• Equity multiple: 2.44×
• Total profit: $24,145
• Equity at exit: $8,946

10-year hold

• IRR: 40.7%
• Equity multiple: 4.47×
• Total profit: $58,301
• Equity at exit: $5,188

Cash invested: $16,800 (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: 107
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,166 high
• Mortgage (P&I): −$315
• Tax from tax record: −$12 /mo · $147/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $569

Break-even live

Break-even rent $445

Max offer price $60,000

Occupancy floor 46%

Sensitivity live

Price	-10% $603	-5% $586	+0% $569	+5% $552	+10% $535
Rent	-10% $477	-5% $523	+0% $569	+5% $615	+10% $661
Rate	-1.0pp $599	-0.5pp $585	base $569	+0.5pp $554	+1.0pp $538

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2454 Cypress Ave Kansas City, MO	3.0	1.0	800	$1,300	$1.62	5d	1	0.33mi
2447 Norton Ave Kansas City, MO	2.0	1.0	800	$976	$1.22	17d	1	0.51mi
2424 Norton Ave Unit B Kansas City, MO	3.0	1.0	982	$1,150	$1.17	17d	1	0.51mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,031	$0.97	13d	1	0.66mi
1616 Hardesty Ave Unit 1-108 Kansas City, MO	1.0	1.0	634	$1,150	$1.81	22d	1	0.73mi
2855 Van Brunt Blvd Unit A Kansas City, MO	2.0	1.0	744	$1,080	$1.45	44d	1	0.78mi
2225 Askew Ave Kansas City, MO	2.0	1.0	864	$1,050	$1.22	44d	1	0.78mi
2213 Askew Ave Kansas City, MO	2.0	1.0	865	$1,002	$1.16	21d	1	0.78mi
2419 Bales Ave Kansas City, MO	3.0	1.5	1116	$1,500	$1.34	4d	1	0.83mi
5108 E 30th St Kansas City, MO	3.0	1.0	960	$1,400	$1.46	4d	1	0.84mi
3032 Elmwood Ave Kansas City, MO	3.0	1.0	1027	$1,275	$1.24	8d	1	0.94mi
2413 College Ave Kansas City, MO	2.0	2.0	1022	$1,225	$1.20	24d	1	0.97mi
3118 Chelsea Ave Kansas City, MO	2.0	1.0	864	$980	$1.13	44d	1	1.02mi
3201 E 20th St Kansas City, MO	2.0	1.0	900	$1,050	$1.17	24d	1	1.10mi
3243 Denver Dr Kansas City, MO	1.0–3.0	1.0	862	$1,088	$1.26	44d	1	1.18mi
2900 E 21st St Kansas City, MO	3.0	1.5	897	$1,650	$1.84	17d	1	1.23mi
2454 Benton Blvd Unit 2460-3 Kansas City, MO	1.0	1.0	750	$1,100	$1.47	18d	1	1.25mi
2454 Benton Blvd Unit 2456-1 Kansas City, MO	1.0	1.0	750	$1,000	$1.33	18d	1	1.25mi
2454 Benton Blvd Unit 2458-2 Kansas City, MO	1.0	1.0	750	$1,000	$1.33	8d	1	1.25mi
2701 Benton Blvd Unit 2703-2 Kansas City, MO	2.0	1.0	800	$1,200	$1.50	3d	1	1.29mi
2701 Benton Blvd Unit 2705-3 Kansas City, MO	2.0	1.0	800	$1,200	$1.50	8d	1	1.29mi
6011 E 11th St Kansas City, MO	3.0	1.0	900	$1,200	$1.33	17d	1	1.39mi
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	17d	1	1.48mi

Listing history 20 events

1. 2026-06-21
   days on market $60,000 Active 158 DOM
2. 2026-06-18
   days on market $60,000 Active 155 DOM
3. 2026-06-17
   days on market $60,000 Active 154 DOM
4. 2026-06-16
   days on market $60,000 Active 153 DOM
5. 2026-06-15
   days on market $60,000 Active 152 DOM
6. 2026-06-13
   days on market $60,000 Active 150 DOM
7. 2026-06-09
   days on market $60,000 Active 146 DOM
8. 2026-06-08
   days on market $60,000 Active 145 DOM
9. 2026-06-07
   days on market $60,000 Active 144 DOM
10. 2026-06-05
    days on market $60,000 Active 141 DOM
11. 2026-06-03
    days on market $60,000 Active 140 DOM
12. 2026-06-02
    days on market $60,000 Active 139 DOM
13. 2026-06-01
    days on market $60,000 Active 138 DOM
14. 2026-05-31
    days on market $60,000 Active 137 DOM
15. 2026-01-14
    listed $60,000 Active 308-char remark

    Show marketing remark (308 chars)

    * * * Investor Special * * * Looking for your next project? This 2-bedroom home is in need of a full renovation and comes with a detached building that can be renovated into a guest house, storage space, or workshop. Perfect opportunity for investors or buyers with vision. Property is being sold AS-IS.

16. 2025-12-29
    historical
17. 2025-10-03
    price $85,000
18. 2025-09-29
    listed $100,000 Active
19. 2025-09-21
    historical
20. 1990-10-25
    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: $147 · $12/mo
• Projected year-2 tax: $582 · $48/mo
• Expected delta: +$435/yr (+$36/mo · 294.7%)

ⓘ 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 · 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: $13,993
• − Mortgage interest: −$3,361
• − Property taxes: −$147
• − Insurance: −$300
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$1,745
• Taxable income: $6,200
• Est. tax owed @ 24.0%: −$1,488
• After-tax cash flow: $5,343/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

-40.0% since first listed

6 events — show timeline

• 2026-01-14 Listed $60,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-29 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-10-03 Price Changed $85,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-29 Listed $100,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-21 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 1990-10-25 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $147 · -65.4% YoY. Source: county tax records.