2549 Drury Ave · Kansas City, MO 64127

$99,000

3 bd · 1.5 ba · 1,311 sqft · SingleFamily public records · 23 Days on market

Built 1933 6,100 sqft lot $76/sqft · 8% below area Est $107k · 8% 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 +11.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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

Great investment opportunity! Property Sold AS-IS. .. Need a little TLC.

Key facts

• 6,100 sq ft lot
• Garage
• Built 1933

Property features AI

Finance

• Financial info: Annual tax amount reported (not included in output per instructions)

Exterior

• Parking: Off-street parking; Basement garage entrance; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 1.5-story floor plan
• Construction: Board & batten siding; Composition roof
• Exterior features: Deck; Corner lot in city limits; Property listed as fixer / fixer-up condition; Fireplace screen

Interior

• Kitchen: Kitchen with adjacent breakfast room and formal dining area
• Bedrooms: 3 bedrooms (main and second levels; main floor primary bedroom included)
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Expandable attic; Living room with fireplace (1 fireplace)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.5% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $1,318/mo this rent would consume 48% 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 $684 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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.
• Current owner paid $45k; list at $99k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1933 — 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: 1.33% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.55%
• DSCR: 1.83
• GRM: 6.3

CMA / ARV

• ARV (median comp): $107,250
• List price: $99,000
• Delta: -7.69%
• 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
2604 Drury Ave	0.04mi	3/1.5	1,287 (-2%)	7mo	$70,000	$54	89
2457 Poplar Ave	0.38mi	3/1.0	1,350 (+3%)	2mo	$115,000	$85	73
2831 Van Brunt Blvd	0.32mi	3/2.0	1,344 (+2%)	9mo	$139,900	$104	71
2542 Drury St	0.03mi	2/1.0 (-1)	1,184 (-10%)	9mo	$86,500	$73	68
5414 E 23rd St	0.38mi	3/1.0	1,292 (-1%)	13mo	$79,500	$62	67
2451 Chelsea Ave	0.45mi	3/1.0	1,156 (-12%)	5mo	$59,000	$51	53
5410 E 28th St	0.23mi	3/2.0	1,126 (-14%)	14mo	$166,000	$147	52
2722 Brighton Ave	0.39mi	4/1.5 (+1)	1,168 (-11%)	9mo	$120,000	$103	51
2416 Brighton Ave	0.41mi	3/1.5	1,122 (-14%)	9mo	$90,000	$80	50
2424 Cypress Ave	0.69mi	3/1.0	1,169 (-11%)	5mo	$110,000	$94	44
2739 Elmwood Ave	0.61mi	4/1.5 (+1)	1,200 (-8%)	15mo	$135,000	$113	40
3021 Topping Ave	0.62mi	2/1.0 (-1)	1,140 (-13%)	10mo	$139,000	$122	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: 8.0%
• Equity multiple: 1.31×
• Total profit: $8,542
• Equity at exit: $14,761

10-year hold

• IRR: 15.6%
• Equity multiple: 2.15×
• Total profit: $31,933
• Equity at exit: $8,560

Cash invested: $27,720 (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: $1,318 high
• Mortgage (P&I): −$519
• Tax from tax record: −$53 /mo · $632/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $428

Break-even live

Break-even rent $776

Max offer price $99,000

Occupancy floor 62%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5108 E 30th St Kansas City, MO	3.0	1.0	960	$1,400	$1.46	3d	1	0.54mi
5852 E 20th St Unit TOP-1724 Kansas City, MO	3.0	1.5	1482	$1,075	$0.73	3d	1	0.67mi
3032 Elmwood Ave Kansas City, MO	3.0	1.0	1027	$1,275	$1.24	7d	1	0.82mi
3243 Denver Dr Kansas City, MO	1.0–3.0	1.0	862	$1,226	$1.42	43d	1	0.83mi
2424 Norton Ave Unit B Kansas City, MO	3.0	1.0	982	$1,150	$1.17	16d	1	0.90mi
1812 Elmwood Ave Kansas City, MO	3.0	1.0	1650	$1,600	$0.97	16d	1	0.97mi
1905 Kensington Ave Kansas City, MO	3.0	2.0	1285	$1,325	$1.03	23d	1	0.97mi
2846 Myrtle Ave Kansas City, MO	3.0	2.0	1705	$1,350	$0.79	16d	1	1.02mi
1805 Jackson Ave Kansas City, MO	4.0	2.0	1250	$1,250	$1.00	43d	1	1.11mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,031	$0.97	12d	1	1.12mi
3414 Elmwood Ave Kansas City, MO	4.0	1.0	1109	$1,300	$1.17	16d	1	1.19mi
2419 Bales Ave Kansas City, MO	3.0	1.5	1116	$1,500	$1.34	3d	1	1.24mi
3332 Norton Ave Kansas City, MO	3.0	1.0	1272	$1,350	$1.06	43d	1	1.31mi
2413 College Ave Kansas City, MO	2.0	2.0	1022	$1,225	$1.20	23d	1	1.38mi
6237 E 12th St Kansas City, MO	2.0	1.0	1580	$1,150	$0.73	43d	1	1.45mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	23d	1	1.47mi
3220 E 30th St Unit 1A Kansas City, MO	2.0	1.0	1214	$950	$0.78	43d	1	1.47mi

Listing history 19 events

1. 2026-06-18
   days on market $99,000 Active 23 DOM
2. 2026-06-17
   days on market $99,000 Active 22 DOM
3. 2026-06-16
   days on market $99,000 Active 21 DOM
4. 2026-06-16
   status $99,000 Active 20 DOM
5. 2026-05-09
   listed $99,000 Active 653-char remark
6. 2026-05-07
   historical $99,000 653-char remark
7. 2018-04-24
   soldstatus
8. 2018-04-23
   soldstatus Sold 72-char remark

   Show marketing remark (72 chars)

   Great investment opportunity! Property Sold AS-IS. .. Need a little TLC.

9. 2018-04-17
   status Pending 72-char remark

   Show marketing remark (72 chars)

   Great investment opportunity! Property Sold AS-IS. .. Need a little TLC.

10. 2018-02-28
    status Active 72-char remark

    Show marketing remark (72 chars)

    Great investment opportunity! Property Sold AS-IS. .. Need a little TLC.

11. 2018-01-04
    historical 72-char remark

    Show marketing remark (72 chars)

    Great investment opportunity! Property Sold AS-IS. .. Need a little TLC.

12. 2017-12-27
    price $37,000 72-char remark

    Show marketing remark (72 chars)

    Great investment opportunity! Property Sold AS-IS. .. Need a little TLC.

13. 2017-12-12
    listed $40,000 Active 72-char remark

    Show marketing remark (72 chars)

    Great investment opportunity! Property Sold AS-IS. .. Need a little TLC.

14. 2011-03-24
    soldstatus

    Show marketing remark (237 chars)

    3 Bedrooms, 1 Full Bath and 1 Half bath. Basement and One Car Garage with Deck Off the Back. Could be Great Home with Some Repairs needed on Exterior and Interior. Property selling AS-IS. Inspections Welcome, but No Repairs Will Be Made.

15. 2011-02-23
    soldstatus
16. 2011-02-04
    listed $17,900

    Show marketing remark (237 chars)

    3 Bedrooms, 1 Full Bath and 1 Half bath. Basement and One Car Garage with Deck Off the Back. Could be Great Home with Some Repairs needed on Exterior and Interior. Property selling AS-IS. Inspections Welcome, but No Repairs Will Be Made.

17. 2003-08-18
    soldstatus $45,400
18. 2003-08-18
    soldstatus
19. 1989-09-14
    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: $632 · $53/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$328/yr (+$27/mo · 51.9%)

ⓘ 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: $15,820
• − Mortgage interest: −$5,546
• − Property taxes: −$632
• − Insurance: −$495
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$2,880
• Taxable income: $3,736
• Est. tax owed @ 24.0%: −$897
• After-tax cash flow: $4,244/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

+118.1% since first listed

17 events — show timeline

• 2026-06-15 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-05-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-09 Listed $99,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-07 Coming Soon $99,000 Heartland MLS as Distributed by MLS Grid
• 2018-04-24 Sold (Public Records) — Public Records
• 2018-04-23 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-04-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2018-02-28 Relisted — Heartland MLS as Distributed by MLS Grid
• 2018-01-04 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2017-12-27 Price Changed $37,000 Heartland MLS as Distributed by MLS Grid
• 2017-12-12 Listed $40,000 Heartland MLS as Distributed by MLS Grid
• 2011-03-24 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2011-02-23 Sold (Public Records) — Public Records
• 2011-02-04 Listed $17,900 Heartland MLS as Distributed by MLS Grid
• 2003-08-18 Sold (Public Records) — Public Records
• 2003-08-18 Sold (Public Records) $45,400 Public Records
• 1989-09-14 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $632 · -6.7% YoY. Source: county tax records.