3503 E 25th St · Kansas City, MO 64127

$94,900

3 bd · 1.0 ba · 862 sqft · SingleFamily public records · 13 Days on market

Built 1911 3,537 sqft lot $110/sqft · 9% above area Est $87k · 9% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.9/5.0
• ARV discount +3.2/15.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +1.1/10.0

Listing remarks

3 bedroom, 1 bath with a fenced yard. There is a bedroom on the ground floor, 2 more upstairs. The front porch is covered, the back yard has a cement pad for a garage.

Key facts

• Covered front porch
• Fenced yard
• Ground floor bedroom

Tags

• FENCED YARD
• GROUND FLOOR BEDROOM
• COVERED FRONT PORCH
• CEMENT PAD

Property features AI

Finance

• Other: Living area listed as 862 (per public records); No maintenance provided
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: City/public water (verify); Sewer: unknown
• Home design: Single-family residence; 1.5-story
• Construction: Frame construction; Composition roof; Built over 100 years ago
• Exterior features: Porch; Lot about 3,537 square feet (per public records)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Unfinished basement; Porch; Fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 11.2% 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; 28 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).
• At $1,256/mo this rent would consume 46% of the median local household income ($33k/yr) (locally 1943% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 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.
• At projected returns (-3.0% appreciation + 0.9% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,900

Questions for the listing agent

1. Built in 1911 — 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: 1.32% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.61%
• DSCR: 1.78
• GRM: 6.3

CMA / ARV

• ARV (median comp): $86,697
• List price: $94,900
• Delta: 9.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2508 Bales Ave	0.03mi	3/1.0	836 (-3%)	8mo	$75,000	$90	87
2410 Myrtle Ave	0.31mi	3/1.5	837 (-3%)	1mo	$134,900	$161	78
2524 Askew Ave	0.06mi	3/1.0	924 (+7%)	10mo	$84,900	$92	77
2023 Montgall Ave	0.68mi	3/1.0	869 (+1%)	1mo	$115,000	$132	66
3104 E 23rd St	0.38mi	2/1.5 (-1)	808 (-6%)	1mo	$60,000	$74	64
3902 E 24th St	0.31mi	2/1.0 (-1)	800 (-7%)	6mo	$140,000	$175	64
2735 Bales Ave	0.32mi	2/1.0 (-1)	962 (+12%)	3mo	$135,000	$140	58
2531 Jackson Ave	0.44mi	2/2.0 (-1)	944 (+10%)	8mo	$135,000	$143	48
3031 Askew Ave	0.69mi	2/1.0 (-1)	928 (+8%)	3mo	$40,000	$43	47
3208 E 30th Ter	0.70mi	2/1.0 (-1)	828 (-4%)	12mo	$120,000	$145	46
1916 Monroe	0.57mi	2/1.0 (-1)	986 (+14%)	0mo	$79,900	$81	44
2838 Myrtle Ave	0.54mi	3/1.0	748 (-13%)	12mo	$29,900	$40	43

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: 6.8%
• Equity multiple: 1.26×
• Total profit: $6,899
• Equity at exit: $14,150

10-year hold

• IRR: 14.3%
• Equity multiple: 2.05×
• Total profit: $27,895
• Equity at exit: $8,205

Cash invested: $26,572 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,256 high
• Mortgage (P&I): −$498
• Tax from tax record: −$65 /mo · $778/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $390

Break-even live

Break-even rent $762

Max offer price $94,900

Occupancy floor 64%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2419 Bales Ave Kansas City, MO	3.0	1.5	1116	$1,500	$1.34	2d	1	0.14mi
2413 College Ave Kansas City, MO	2.0	2.0	1022	$1,225	$1.20	23d	1	0.20mi
2225 Askew Ave Kansas City, MO	2.0	1.0	864	$1,050	$1.22	43d	1	0.31mi
2213 Askew Ave Kansas City, MO	2.0	1.0	865	$1,002	$1.16	19d	1	0.34mi
2424 Norton Ave Unit B Kansas City, MO	3.0	1.0	982	$1,150	$1.17	16d	1	0.37mi
2447 Norton Ave Kansas City, MO	2.0	1.0	800	$976	$1.22	16d	1	0.39mi
2701 Benton Blvd Unit 2705-3 Kansas City, MO	2.0	1.0	800	$1,200	$1.50	7d	1	0.42mi
2701 Benton Blvd Unit 2703-2 Kansas City, MO	2.0	1.0	800	$1,200	$1.50	1d	1	0.42mi
3201 E 20th St Kansas City, MO	2.0	1.0	900	$1,050	$1.17	23d	1	0.57mi
2900 E 21st St Kansas City, MO	3.0	1.5	897	$1,650	$1.84	16d	1	0.58mi
2454 Cypress Ave Kansas City, MO	3.0	1.0	800	$1,300	$1.62	3d	1	0.59mi
2637 E 29th St Unit 3 Kansas City, MO	2.0	1.0	954	$1,050	$1.10	43d	1	0.71mi
1904 Elmwood Ave Kansas City, MO	4.0	2.0	864	$1,152	$1.33	43d	1	0.89mi
3032 Elmwood Ave Kansas City, MO	3.0	1.0	1027	$1,275	$1.24	7d	1	0.96mi
3310 College Ave Kansas City, MO	3.0	1.0	874	$995	$1.14	43d	1	1.02mi
2538 Woodland Ave Unit 2B Kansas City, MO	2.0	1.0	850	$950	$1.12	21d	1	1.07mi
3330 Agnes Ave Kansas City, MO	3.0	1.0	1000	$1,410	$1.41	43d	1	1.10mi
3118 Chelsea Ave Kansas City, MO	2.0	1.0	864	$980	$1.13	43d	1	1.10mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,031	$0.97	12d	1	1.11mi
5108 E 30th St Kansas City, MO	3.0	1.0	960	$1,400	$1.46	2d	1	1.18mi
3233 Park Ave Unit 2 Kansas City, MO	2.0	1.0	950	$1,000	$1.05	23d	1	1.19mi
3233 Park Ave Unit 1 Kansas City, MO	2.0	1.0	950	$1,075	$1.13	43d	1	1.19mi
2101 Vine St Kansas City, MO	1.0–2.0	1.0	942	$1,499	$1.59	16d	1	1.23mi
3437 Jackson Ave Kansas City, MO	2.0	1.0	700	$1,150	$1.64	16d	1	1.27mi
2855 Van Brunt Blvd Unit A Kansas City, MO	2.0	1.0	744	$1,080	$1.45	43d	1	1.28mi
3414 Elmwood Ave Kansas City, MO	4.0	1.0	1109	$1,300	$1.17	16d	1	1.32mi
2938 Flora Ave Unit 1s Kansas City, MO	2.0	1.0	795	$875	$1.10	3d	1	1.37mi
3243 Denver Dr Kansas City, MO	1.0–3.0	1.0	862	$1,226	$1.42	43d	1	1.43mi

Listing history 2 events

1. 2026-05-13
   listed $94,900 Active 167-char remark
2. 1983-07-01
   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: $778 · $65/mo
• Projected year-2 tax: $921 · $77/mo
• Expected delta: +$142/yr (+$12/mo · 18.3%)

ⓘ 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 · 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: $15,070
• − Mortgage interest: −$5,316
• − Property taxes: −$778
• − Insurance: −$474
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$2,761
• Taxable income: $3,329
• Est. tax owed @ 24.0%: −$799
• After-tax cash flow: $3,881/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

3 events — show timeline

• 2026-05-25 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-05-13 Listed $94,900 Heartland MLS as Distributed by MLS Grid
• 1983-07-01 Sold (Public Records) — Public Records

Property tax history

+17.5%/yr

Latest (2025): $778 · +48.3% YoY. Source: county tax records.