2524 Kensington Ave · Kansas City, MO 64127

$80,000

1 bd · 1.0 ba · 640 sqft · SingleFamily public records · 13 Days on market

Built 1904 3,682 sqft lot Est $82k · at est.

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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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +8.6/15.0
• 1% rule +7.9/10.0
• 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

Beautifully remodeled home at an amazing price. So much new and an ideal turn key property for home owner or investor. Nothing left to do but move in.

Key facts

• Ranch home
• Practical layout
• Desirable location

Tags

• RANCH HOME
• PRACTICAL LAYOUT
• DESIRABLE LOCATION

Property features AI

Finance

• Other: Listing broker: ReeceNichols-KCN; Listing agent: Eric Craig Team — 816-726-8565

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Frame construction; Composition roof; Approximately 850 finished above-grade living area; Ranch style; Over 100 years old
• Construction: Frame construction; Composition roof; Stone/rock basement
• Exterior features: Lot approximately 3,682 square feet; Flood plain status unknown

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; No central cooling
• Interior features: Ranch floor plan; Stone/rock basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 9.7% 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; 108 active listings in the ZIP; 7 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 37% 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 $553 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1904 — 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: 1.29% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.02%
• DSCR: 1.53
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $81,920
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2715 Brighton Ave	0.46mi	2/1.0 (+1)	704 (+10%)	4mo	$90,000	$128	54
2031 Lister Ave	0.54mi	2/1.0 (+1)	720 (+12%)	12mo	$75,000	$104	38
1830 Lister Ave	0.72mi	2/1.0 (+1)	700 (+9%)	12mo	$92,000	$131	36

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-734
• Equity at exit: $11,928

10-year hold

• IRR: 6.4%
• Equity multiple: 1.43×
• Total profit: $9,660
• Equity at exit: $6,917

Cash invested: $22,400 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,033 high
• Mortgage (P&I): −$420
• Tax from tax record: −$139 /mo · $1,663/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $224

Break-even live

Break-even rent $749

Max offer price $80,000

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: $20,000
• Closing costs: $2,400
• 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	43d	1	0.77mi
2454 Benton Blvd Unit 2460-3 Kansas City, MO	1.0	1.0	750	$1,100	$1.47	16d	1	0.93mi
2454 Benton Blvd Unit 2456-1 Kansas City, MO	1.0	1.0	750	$1,000	$1.33	16d	1	0.93mi
2454 Benton Blvd Unit 2458-2 Kansas City, MO	1.0	1.0	750	$1,000	$1.33	7d	1	0.93mi
3243 Denver Dr Kansas City, MO	1.0–3.0	1.0	862	$950	$1.10	43d	1	1.03mi
1616 Hardesty Ave Unit 1-108 Kansas City, MO	1.0	1.0	634	$1,150	$1.81	21d	1	1.14mi
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	16d	1	1.14mi

Listing history 9 events

1. 2026-06-18
   days on market $80,000 Active 13 DOM
2. 2026-06-17
   days on market $80,000 Active 12 DOM
3. 2026-06-16
   days on market $80,000 Active 11 DOM
4. 2026-06-15
   days on market $80,000 Active 10 DOM
5. 2026-06-13
   days on market $80,000 Active 8 DOM
6. 2026-06-09
   days on market $80,000 Active 4 DOM
7. 2026-06-08
   days on market $80,000 Active 3 DOM
8. 2026-06-07
   remarks 431-char remark
9. 2026-06-07
   listed $80,000 Active 2 DOM

ⓘ 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: $1,663 · $139/mo
• Projected year-2 tax: $1,663 · $139/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 ≥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: $12,392
• − Mortgage interest: −$4,481
• − Property taxes: −$1,663
• − Insurance: −$400
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$2,327
• Taxable income: $1,537
• Est. tax owed @ 24.0%: −$369
• After-tax cash flow: $2,323/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

+300.0% since first listed

15 events — show timeline

• 2026-06-05 Listed $80,000 Heartland MLS as Distributed by MLS Grid
• 2022-10-04 Sold (Public Records) — Public Records
• 2022-09-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-08-26 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-07-30 Listed $85,000 Heartland MLS as Distributed by MLS Grid
• 2022-02-11 Sold (Public Records) — Public Records
• 2022-02-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-02-02 Contingent — Heartland MLS as Distributed by MLS Grid
• 2022-01-29 Price Changed $35,000 Heartland MLS as Distributed by MLS Grid
• 2022-01-26 Listed $49,900 Heartland MLS as Distributed by MLS Grid
• 2022-01-24 Sold (Public Records) — Public Records
• 2021-01-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-11-06 Listed $20,000 Heartland MLS as Distributed by MLS Grid
• 1997-06-03 Sold (Public Records) — Public Records
• 1980-01-01 Sold (Public Records) — Public Records

Property tax history

+23.9%/yr

Latest (2025): $1,663 · +51.5% YoY. Source: county tax records.