420 N Drury Ave · Kansas City, MO 64123

$114,900

2 bd · 1.0 ba · 813 sqft · SingleFamily public records · 45 Days on market

Built 1923 4,356 sqft lot $141/sqft · 13% below area Est $136k · 16% under

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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 +20.5/30.0
• ARV discount +14.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.6/10.0
• 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

This is the one you have been waiting for! Great curb appeal with a darling front porch. Beautifully refreshed and an exceptional value for the price. Freshly painted throughout, this home is bright, clean, and completely move-in ready. Brand new carpeting, insulated easy-to-operate vinyl windows, roof just 2 years old and hot water tank only a few years old and all in excellent condition. Central heating and cooling provide year-round comfort. The kitchen features a brand-new faucet and comes equipped with a stove and refrigerator. Two spacious bedrooms with closets, plus an additional hall closet for extra storage. An enclosed porch just off the kitchen offers a flexible bonus space. This home is an excellent opportunity whether you're looking for a turnkey investment property, a great starter home, or the perfect place for downsizing with low maintenance living. Located in Kansas City's sought-after Historic Northeast, this area is known for its rich character, tree-lined streets, and stunning mix of historic architecture. Just 2 blocks from Gladstone Boulevard and the Kansas City Museum is only minutes away, the neighborhood continues to see renewed energy and revitalization, attracting homeowners and investors alike. This home won't last long!

Key facts

• 4,356 sq ft lot
• Built 1923
• Listed 45 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (4.3% below list).
• Recommended offer: $110k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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: 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: 59 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $794 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.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,972 (4.3% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.66%
• DSCR: 1.25
• GRM: 8.7

CMA / ARV

• ARV (median comp): $136,067
• List price: $114,900
• Delta: -15.56%
• 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
420 N Drury Ave	0.00mi	2/1.0	834 (+3%)	0mo	$114,900	$138	95
427 N Drury Ave	0.04mi	2/1.0	797 (-2%)	14mo	$125,000	$157	83
5506 Scarritt Ave	0.17mi	2/1.0	864 (+6%)	1mo	$40,000	$46	81
318 Barat Ave	0.56mi	2/1.0	805 (-1%)	1mo	$89,500	$111	72
431 N Drury Ave	0.04mi	2/1.0	894 (+10%)	16mo	$144,000	$161	68
445 N Lawndale Ave	0.17mi	2/1.0	699 (-14%)	1mo	$95,000	$136	68
134 N Belmont Blvd	0.48mi	2/1.0	874 (+8%)	4mo	$60,000	$69	62
436 Lawndale Ave	0.65mi	2/1.0	878 (+8%)	2mo	$85,000	$97	55
5921 Lexington Ave	0.61mi	2/1.0	768 (-6%)	11mo	$109,900	$143	53
126 Belmont Blvd	0.57mi	3/2.0 (+1)	799 (-2%)	12mo	$65,900	$82	52
118 Bellaire Ave	0.43mi	3/2.0 (+1)	872 (+7%)	15mo	$143,500	$165	46
515 Oakley Ave	0.71mi	2/1.0	909 (+12%)	4mo	$90,000	$99	44

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-8,992
• Equity at exit: $17,132

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $4,480
• Equity at exit: $9,934

Cash invested: $32,172 (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: 59
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,100 high
• Mortgage (P&I): −$603
• Tax from tax record: −$67 /mo · $801/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $152

Break-even live

Break-even rent $908

Max offer price $114,900

Occupancy floor 81%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
445 N Lawndale Ave Kansas City, MO	2.0	1.0	700	$1,200	$1.71	23d	1	0.18mi
135 Lawndale Ave Kansas City, MO	3.0	2.0	920	$1,500	$1.63	7d	1	0.44mi
303 White Ave Unit 2 Kansas City, MO	2.0	1.0	1060	$950	$0.90	10d	1	0.59mi
3921 Norledge Ave Unit 2E Kansas City, MO	2.0	1.0	900	$950	$1.06	43d	1	0.92mi
3913 Scarritt Ave Apt 2W Kansas City, MO	1.0	1.0	700	$800	$1.14	2d	1	0.95mi
307 N Gladstone Blvd Kansas City, MO	1.0	1.0	650	$850	$1.31	43d	3	0.97mi
301-307 N Gladstone Blvd Unit 307-42 Kansas City, MO	1.0	1.0	650	$850	$1.31	3d	1	0.97mi
3600 Saint John Ave Unit 109 Kansas City, MO	1.0	1.0	680	$750	$1.10	43d	1	1.13mi
611 Ewing Ave Unit B Kansas City, MO	1.0	1.0	700	$800	$1.14	23d	1	1.21mi
6011 E 11th St Kansas City, MO	3.0	1.0	900	$1,200	$1.33	16d	1	1.29mi
108 N Indiana Ave Unit 3S Kansas City, MO	1.0	1.0	600	$699	$1.17	43d	1	1.32mi
3423 Garner Ave Unit B Kansas City, MO	2.0	1.0	800	$900	$1.12	43d	1	1.37mi
301 Benton Blvd Unit 2 Kansas City, MO	2.0	1.0	850	$1,025	$1.21	23d	1	1.45mi
301 Benton Blvd Unit 3 Kansas City, MO	2.0	1.0	850	$970	$1.14	7d	1	1.46mi
3435 E 7th St Kansas City, MO	2.0	1.0	970	$949	$0.98	7d	1	1.50mi

Listing history 18 events

1. 2026-06-08
   status $114,900 Pending 45 DOM
2. 2026-06-07
   days on market $114,900 Active 45 DOM
3. 2026-06-05
   days on market $114,900 Active 42 DOM
4. 2026-06-03
   days on market $114,900 Active 41 DOM
5. 2026-06-02
   days on market $114,900 Active 40 DOM
6. 2026-06-02
   price $114,900 Active 39 DOM
7. 2026-06-01
   days on market $124,900 Active 39 DOM
8. 2026-05-31
   days on market $124,900 Active 38 DOM
9. 2026-04-24
   listed $129,900 Active 1268-char remark

   Show marketing remark (1268 chars)

   This is the one you have been waiting for! Great curb appeal with a darling front porch. Beautifully refreshed and an exceptional value for the price. Freshly painted throughout, this home is bright, clean, and completely move-in ready. Brand new carpeting, insulated easy-to-operate vinyl windows, roof just 2 years old and hot water tank only a few years old and all in excellent condition. Central heating and cooling provide year-round comfort. The kitchen features a brand-new faucet and comes equipped with a stove and refrigerator. Two spacious bedrooms with closets, plus an additional hall closet for extra storage. An enclosed porch just off the kitchen offers a flexible bonus space. This home is an excellent opportunity whether you're looking for a turnkey investment property, a great starter home, or the perfect place for downsizing with low maintenance living. Located in Kansas City's sought-after Historic Northeast, this area is known for its rich character, tree-lined streets, and stunning mix of historic architecture. Just 2 blocks from Gladstone Boulevard and the Kansas City Museum is only minutes away, the neighborhood continues to see renewed energy and revitalization, attracting homeowners and investors alike. This home won't last long!

10. 2026-04-22
    historical $129,900 1268-char remark

    Show marketing remark (1268 chars)

    This is the one you have been waiting for! Great curb appeal with a darling front porch. Beautifully refreshed and an exceptional value for the price. Freshly painted throughout, this home is bright, clean, and completely move-in ready. Brand new carpeting, insulated easy-to-operate vinyl windows, roof just 2 years old and hot water tank only a few years old and all in excellent condition. Central heating and cooling provide year-round comfort. The kitchen features a brand-new faucet and comes equipped with a stove and refrigerator. Two spacious bedrooms with closets, plus an additional hall closet for extra storage. An enclosed porch just off the kitchen offers a flexible bonus space. This home is an excellent opportunity whether you're looking for a turnkey investment property, a great starter home, or the perfect place for downsizing with low maintenance living. Located in Kansas City's sought-after Historic Northeast, this area is known for its rich character, tree-lined streets, and stunning mix of historic architecture. Just 2 blocks from Gladstone Boulevard and the Kansas City Museum is only minutes away, the neighborhood continues to see renewed energy and revitalization, attracting homeowners and investors alike. This home won't last long!

11. 2019-02-15
    historical
12. 2019-02-08
    status Active
13. 2019-02-08
    historical
14. 2019-01-02
    price $69,950
15. 2018-11-07
    listed $79,900 Active
16. 2002-08-20
    soldstatus
17. 2002-08-16
    soldstatus
18. 2002-04-11
    listed $43,500

ⓘ 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: $801 · $67/mo
• Projected year-2 tax: $1,115 · $93/mo
• Expected delta: +$314/yr (+$26/mo · 39.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°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: $13,197
• − Mortgage interest: −$6,436
• − Property taxes: −$801
• − Insurance: −$574
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$3,343
• Taxable loss: −$69
• Est. tax savings @ 24.0%: +$17
• After-tax cash flow: $1,836/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

+198.6% since first listed

10 events — show timeline

• 2026-04-24 Listed $129,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-22 Coming Soon $129,900 Heartland MLS as Distributed by MLS Grid
• 2019-02-15 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-02-08 Relisted — Heartland MLS as Distributed by MLS Grid
• 2019-02-08 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-01-02 Price Changed $69,950 Heartland MLS as Distributed by MLS Grid
• 2018-11-07 Listed $79,900 Heartland MLS as Distributed by MLS Grid
• 2002-08-20 Sold (Public Records) — Public Records
• 2002-08-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2002-04-11 Listed $43,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.3%/yr

Latest (2025): $801 · -16.2% YoY. Source: county tax records.