533 Drury Ave · Kansas City, MO 64123

$90,000

2 bd · 1.0 ba · 810 sqft · SingleFamily public records · 11 Days on market

Built 1909 4,317 sqft lot Est $90k · 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 +27.7/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for a first-time buyer or investor looking to grow their rental portfolio! Clean with good bones, original hardwoods in main living areas and primary bedroom, plus newer wood-like tile flooring in kitchen and bathroom. Large kitchen and bathroom, and nicely-sized fenced lot. Close to highway access, numerous parks, the VA Medical Center, and more.

Key facts

• 4,317 sq ft lot
• Built 1909
• Listed 10 days

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Bungalow style; Entrance on main level
• Construction: Vinyl siding; Composition roof; Approximately 101+ years old
• Exterior features: Front porch; Metal fencing; Located inside city limits on a paved city lot

Interior

• Kitchen: Kitchen on main level with ceramic tile flooring
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Wood flooring in dining and living areas and in one bedroom; Carpet in one bedroom; Vinyl flooring
• Bathrooms: 1 full bathroom with ceramic tile and shower-over-tub (main level)
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Bungalow floor plan; Sun room
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 9.9% 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: 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.
• Zoned schools: Ac Prep Elementary (math 12% / reading 27%, grade F, #941 of 1,115 statewide, top 86%, 341 students, 99% FRL); Northeast Middle School (math 4% / reading 9%, grade F, #384 of 391 statewide, top 98%, 555 students, 100% FRL); East High School (math 0% / reading 13%, grade F, #516 of 521 statewide, top 99%, 1,112 students, 100% FRL) — zoned schools average 99% FRL vs 75% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 61 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 29y 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 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1909 — 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: 1.18% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.97%
• DSCR: 1.58
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $89,910
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 Barat Ave	0.38mi	2/1.0	805 (-1%)	1mo	$89,500	$111	81
436 Lawndale Ave	0.16mi	2/1.0	878 (+8%)	2mo	$85,000	$97	77
515 Oakley Ave	0.08mi	2/1.0	909 (+12%)	4mo	$90,000	$99	73
5921 Lexington Ave	0.37mi	2/1.0	768 (-5%)	11mo	$109,900	$143	65
1249 Denver St	0.71mi	2/1.0	792 (-2%)	3mo	$45,000	$57	61
5506 Scarritt Ave	0.59mi	2/1.0	864 (+7%)	1mo	$40,000	$46	60
807 Beacon Ave	0.57mi	2/1.0	872 (+8%)	7mo	$140,000	$161	55
1120 Oakley Ave	0.53mi	2/1.0	900 (+11%)	4mo	$125,000	$139	53
134 N Belmont Blvd	0.68mi	2/1.0	874 (+8%)	4mo	$60,000	$69	51
6024 E 11th St	0.59mi	3/2.0 (+1)	768 (-5%)	6mo	$98,950	$129	50
4807 E 7th St	0.44mi	2/1.5	907 (+12%)	11mo	$114,900	$127	48
1220 Topping Ave	0.64mi	2/1.5	900 (+11%)	8mo	$80,900	$90	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $2,752
• Equity at exit: $13,419

10-year hold

• IRR: 12.4%
• Equity multiple: 1.98×
• Total profit: $24,671
• Equity at exit: $7,782

Cash invested: $25,200 (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 64123

• Home prices YoY: -8.3%
• Active inventory: 61
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,063 high
• Mortgage (P&I): −$472
• Tax from tax record: −$58 /mo · $695/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $272

Break-even live

Break-even rent $718

Max offer price $90,000

Occupancy floor 69%

Sensitivity live

Price	-10% $323	-5% $298	+0% $272	+5% $247	+10% $222
Rent	-10% $188	-5% $230	+0% $272	+5% $314	+10% $356
Rate	-1.0pp $318	-0.5pp $295	base $272	+0.5pp $249	+1.0pp $225

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Lawndale Ave Kansas City, MO	3.0	2.0	920	$1,500	$1.63	9d	1	0.38mi
303 White Ave Unit 2 Kansas City, MO	2.0	1.0	1060	$950	$0.90	12d	1	0.46mi
817 White Ave Kansas City, MO	2.0	1.0	936	$925	$0.99	0d	1	0.46mi
6011 E 11th St Kansas City, MO	3.0	1.0	900	$1,200	$1.33	18d	1	0.62mi
445 N Lawndale Ave Kansas City, MO	2.0	1.0	700	$1,200	$1.71	26d	1	0.82mi
611 Ewing Ave Unit B Kansas City, MO	1.0	1.0	700	$800	$1.14	26d	1	0.84mi
611 Ewing Ave Unit A Kansas City, MO	1.0	1.0	700	$800	$1.14	0d	1	0.84mi
1616 Hardesty Ave Unit 1-108 Kansas City, MO	1.0	1.0	634	$1,150	$1.81	23d	1	0.94mi
1603 Elmwood Ave Kansas City, MO	2.0	1.0	1064	$1,006	$0.95	0d	1	1.11mi
3913 Scarritt Ave Apt 2W Kansas City, MO	1.0	1.0	700	$800	$1.14	5d	1	1.12mi
3921 Norledge Ave Unit 2E Kansas City, MO	2.0	1.0	900	$950	$1.06	46d	1	1.14mi
301-307 N Gladstone Blvd Unit 307-42 Kansas City, MO	1.0	1.0	650	$850	$1.31	6d	1	1.15mi
307 N Gladstone Blvd Kansas City, MO	1.0	1.0	650	$850	$1.31	46d	3	1.16mi
3435 E 7th St Kansas City, MO	2.0	1.0	970	$949	$0.98	9d	1	1.21mi
3509 Lexington Ave Unit 3 Kansas City, MO	1.0	1.0	680	$795	$1.17	0d	1	1.21mi
3600 Saint John Ave Unit 109 Kansas City, MO	1.0	1.0	680	$750	$1.10	46d	1	1.22mi
3423 Garner Ave Unit B Kansas City, MO	2.0	1.0	800	$900	$1.12	46d	1	1.25mi
3220 E 10th St Apt 1 Kansas City, MO	1.0	1.0	700	$940	$1.34	0d	1	1.39mi
108 N Indiana Ave Unit 3S Kansas City, MO	1.0	1.0	600	$699	$1.17	46d	1	1.40mi
901 Benton Blvd Unit 7 Kansas City, MO	2.0	1.0	1100	$1,202	$1.09	46d	1	1.42mi
301 Benton Blvd Unit 2 Kansas City, MO	2.0	1.0	850	$1,025	$1.21	26d	1	1.45mi
301 Benton Blvd Unit 3 Kansas City, MO	2.0	1.0	850	$970	$1.14	0d	1	1.45mi
301 Benton Blvd Unit 3 Kansas City, MO	2.0	1.0	850	$970	$1.14	9d	1	1.45mi

Listing history 9 events

1. 2026-06-09
   days on market $90,000 Active 11 DOM
2. 2026-06-08
   days on market $90,000 Active 10 DOM
3. 2026-06-07
   days on market $90,000 Active 9 DOM
4. 2026-06-05
   remarks 406-char remark
5. 2026-06-05
   days on market $90,000 Active 6 DOM
6. 2026-06-03
   days on market $90,000 Active 5 DOM
7. 2026-06-02
   days on market $90,000 Active 4 DOM
8. 2026-06-01
   days on market $90,000 Active 3 DOM
9. 2026-05-31
   days on market $90,000 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: $695 · $58/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$178/yr (+$15/mo · 25.5%)

ⓘ 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 3/10 Moderate
• 🌡 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: $12,758
• − Mortgage interest: −$5,041
• − Property taxes: −$695
• − Insurance: −$450
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$2,618
• Taxable income: $1,912
• Est. tax owed @ 24.0%: −$459
• After-tax cash flow: $2,811/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): 11,833
• Household income: $54,443
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 338.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 48% White 34% Two or more races 25% Black 10% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 37% Puerto Rican 1% Cuban 3%
• Common ancestry: Italian 2% Arab 2% Romanian 1%
• Foreign-born: 22% · Canada, Vietnam, Philippines
• Languages at home: 58% English-only · Spanish 35% Arabic 2% Vietnamese 1%

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: ▼ -35.35%
• Current HPI: 392.4402
• Rent YoY: —
• 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

+361.5% since first listed

16 events — show timeline

• 2026-05-29 Listed $90,000 Heartland MLS as Distributed by MLS Grid
• 2024-03-03 Rental Removed $950 RENTLY
• 2024-02-22 Listed for Rent $950 RENTLY
• 2023-11-08 Rental Removed $1,245 RENTLY
• 2023-11-04 Listed for Rent $1,245 RENTLY
• 2023-08-29 Sold (Public Records) — Public Records
• 2023-08-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-08-02 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-07-21 Listed $89,900 Heartland MLS as Distributed by MLS Grid
• 2022-11-07 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-09-02 Listed $95,000 Heartland MLS as Distributed by MLS Grid
• 2017-10-31 Sold (Public Records) — Public Records
• 1997-08-04 Sold (Public Records) — Public Records
• 1997-07-31 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1997-06-21 Listed $19,500 Heartland MLS as Distributed by MLS Grid
• 1990-05-29 Sold (Public Records) — Public Records

Property tax history

+20.3%/yr

Latest (2025): $695 · -27.0% YoY. Source: county tax records.