4130 Troost Ave · Kansas City, MO 64110

$299,000

6 bd · 2.0 ba · 2,927 sqft · MultiFamily public records · 68 Days on market

Built 1920 4,967 sqft lot $102/sqft · 21% below area Est $378k · 21% 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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +8.1/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome to this beautifully refreshed Hyde Park home, perfectly positioned on the edge of one of Hyde Park’s most historic neighborhoods. With stunning new photography that truly captures its charm, space, and character, this classic Kansas City shirtwaist is ready to impress. Offering 6 bedrooms and 2.5 baths, this spacious home provides a flexible layout ideal for today’s lifestyle. The main level features an open and inviting feel, a convenient first-floor bedroom, and main-floor laundry for everyday ease. The second floor includes four additional bedrooms, while the entire third floor serves as a private primary suite retreat. Over the past five years, the current owners have thoughtfully updated the home with major improvements, including the roof, HVAC, lighting, updated electrical with a 200-amp panel, and refreshed interior finishes—providing both timeless charm and peace of mind. The full basement offers excellent storage space, and the private, non-shared driveway is a rare and valuable city feature. Out back, the yard is a blank slate ready for your vision—whether that’s creating an outdoor living area, garden space, or additional private off-street parking. Located near Hyde Park and the Troost Corridor revitalization area, the neighborhood continues to benefit from ongoing investment and transformation. This is an exceptional opportunity to own a classic Kansas City shirtwaist home with generous square footage, modern updates, and incredible potential.

Key facts

• 4,967 sq ft lot
• Built 1920
• Listed 67 days

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $817 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Recommended offer: $281k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 rising (+4.0%/yr); tight market (median 1 DOM); 126 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $3,927/mo this rent would consume 75% of the median local household income ($63k/yr) (locally 962% 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 $2k of loan paydown is wiped out by about $9k 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 + 4.0% rent growth), your $84k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago; this cycle's ask has dropped $80k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $191k; list at $299k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $281,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.31% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.71%
• DSCR: 1.52
• GRM: 6.3

CMA / ARV

• ARV (median comp): $378,313
• List price: $299,000
• Delta: -20.96%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.95% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $7,545
• Equity at exit: $44,582

10-year hold

• IRR: 12.9%
• Equity multiple: 2.08×
• Total profit: $90,184
• Equity at exit: $25,852

Cash invested: $83,720 (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 64110

• Rents YoY: 4.0%
• Median DOM (111 sales): 1 d
• Active inventory: 126
• Price-to-rent: 19.0×

Monthly cashflow live

• Estimated rent: $3,927 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$593 /mo · $7,117/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$825
• Net cashflow: $817

Break-even live

Break-even rent $2,893

Max offer price $299,000

Occupancy floor 74%

Sensitivity live

Price	-10% $986	-5% $901	+0% $817	+5% $732	+10% $647
Rent	-10% $506	-5% $662	+0% $817	+5% $972	+10% $1,127
Rate	-1.0pp $967	-0.5pp $893	base $817	+0.5pp $739	+1.0pp $660

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,927
Total (3 units)			$3,927

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3839 Harrison Blvd Kansas City, MO	5.0	2.5	2709	$2,950	$1.09	44d	1	0.30mi
4440 Troost Ave Kansas City, MO	5.0	2.0	2400	$2,250	$0.94	44d	1	0.43mi
4444 Troost Ave Kansas City, MO	5.0	2.0	2400	$2,250	$0.94	44d	1	0.44mi
3327 Wyandotte St Kansas City, MO	5.0	2.5	2902	$2,495	$0.86	44d	1	1.29mi
912 E 31st St Kansas City, MO	5.0	1.5	2200	$1,800	$0.82	17d	1	1.30mi
908 E 31st St Kansas City, MO	5.0	1.5	2100	$1,800	$0.86	44d	1	1.30mi
3606 S Benton Ave Kansas City, MO	5.0	3.0	2800	$2,000	$0.71	44d	1	1.34mi
3517 Jefferson St Kansas City, MO	5.0	3.5	3200	$3,600	$1.12	17d	1	1.38mi
5218 Highland Ave Kansas City, MO	5.0	2.0	2300	$1,995	$0.87	8d	1	1.48mi

Listing history 29 events

1. 2026-06-09
   days on market $299,000 Active 68 DOM
2. 2026-06-08
   days on market $299,000 Active 67 DOM
3. 2026-06-07
   days on market $299,000 Active 66 DOM
4. 2026-06-05
   days on market $299,000 Active 63 DOM
5. 2026-06-03
   days on market $299,000 Active 62 DOM
6. 2026-06-02
   days on market $299,000 Active 61 DOM
7. 2026-06-01
   days on market $299,000 Active 60 DOM
8. 2026-05-31
   days on market $299,000 Active 59 DOM
9. 2026-04-30
   price $324,900 1519-char remark

   Show marketing remark (1519 chars)

   Welcome to this beautifully refreshed Hyde Park home, perfectly positioned on the edge of one of Hyde Park’s most historic neighborhoods. With stunning new photography that truly captures its charm, space, and character, this classic Kansas City shirtwaist is ready to impress. Offering 6 bedrooms and 2.5 baths, this spacious home provides a flexible layout ideal for today’s lifestyle. The main level features an open and inviting feel, a convenient first-floor bedroom, and main-floor laundry for everyday ease. The second floor includes four additional bedrooms, while the entire third floor serves as a private primary suite retreat. Over the past five years, the current owners have thoughtfully updated the home with major improvements, including the roof, HVAC, lighting, updated electrical with a 200-amp panel, and refreshed interior finishes—providing both timeless charm and peace of mind. The full basement offers excellent storage space, and the private, non-shared driveway is a rare and valuable city feature. Out back, the yard is a blank slate ready for your vision—whether that’s creating an outdoor living area, garden space, or additional private off-street parking. Located near Hyde Park and the Troost Corridor revitalization area, the neighborhood continues to benefit from ongoing investment and transformation. This is an exceptional opportunity to own a classic Kansas City shirtwaist home with generous square footage, modern updates, and incredible potential.

10. 2026-04-23
    price $349,000 1519-char remark

    Show marketing remark (1519 chars)

    Welcome to this beautifully refreshed Hyde Park home, perfectly positioned on the edge of one of Hyde Park’s most historic neighborhoods. With stunning new photography that truly captures its charm, space, and character, this classic Kansas City shirtwaist is ready to impress. Offering 6 bedrooms and 2.5 baths, this spacious home provides a flexible layout ideal for today’s lifestyle. The main level features an open and inviting feel, a convenient first-floor bedroom, and main-floor laundry for everyday ease. The second floor includes four additional bedrooms, while the entire third floor serves as a private primary suite retreat. Over the past five years, the current owners have thoughtfully updated the home with major improvements, including the roof, HVAC, lighting, updated electrical with a 200-amp panel, and refreshed interior finishes—providing both timeless charm and peace of mind. The full basement offers excellent storage space, and the private, non-shared driveway is a rare and valuable city feature. Out back, the yard is a blank slate ready for your vision—whether that’s creating an outdoor living area, garden space, or additional private off-street parking. Located near Hyde Park and the Troost Corridor revitalization area, the neighborhood continues to benefit from ongoing investment and transformation. This is an exceptional opportunity to own a classic Kansas City shirtwaist home with generous square footage, modern updates, and incredible potential.

11. 2026-04-10
    price $369,000 1519-char remark

    Show marketing remark (1519 chars)

    Welcome to this beautifully refreshed Hyde Park home, perfectly positioned on the edge of one of Hyde Park’s most historic neighborhoods. With stunning new photography that truly captures its charm, space, and character, this classic Kansas City shirtwaist is ready to impress. Offering 6 bedrooms and 2.5 baths, this spacious home provides a flexible layout ideal for today’s lifestyle. The main level features an open and inviting feel, a convenient first-floor bedroom, and main-floor laundry for everyday ease. The second floor includes four additional bedrooms, while the entire third floor serves as a private primary suite retreat. Over the past five years, the current owners have thoughtfully updated the home with major improvements, including the roof, HVAC, lighting, updated electrical with a 200-amp panel, and refreshed interior finishes—providing both timeless charm and peace of mind. The full basement offers excellent storage space, and the private, non-shared driveway is a rare and valuable city feature. Out back, the yard is a blank slate ready for your vision—whether that’s creating an outdoor living area, garden space, or additional private off-street parking. Located near Hyde Park and the Troost Corridor revitalization area, the neighborhood continues to benefit from ongoing investment and transformation. This is an exceptional opportunity to own a classic Kansas City shirtwaist home with generous square footage, modern updates, and incredible potential.

12. 2026-04-02
    listed $379,000 Active 1519-char remark

    Show marketing remark (1519 chars)

    Welcome to this beautifully refreshed Hyde Park home, perfectly positioned on the edge of one of Hyde Park’s most historic neighborhoods. With stunning new photography that truly captures its charm, space, and character, this classic Kansas City shirtwaist is ready to impress. Offering 6 bedrooms and 2.5 baths, this spacious home provides a flexible layout ideal for today’s lifestyle. The main level features an open and inviting feel, a convenient first-floor bedroom, and main-floor laundry for everyday ease. The second floor includes four additional bedrooms, while the entire third floor serves as a private primary suite retreat. Over the past five years, the current owners have thoughtfully updated the home with major improvements, including the roof, HVAC, lighting, updated electrical with a 200-amp panel, and refreshed interior finishes—providing both timeless charm and peace of mind. The full basement offers excellent storage space, and the private, non-shared driveway is a rare and valuable city feature. Out back, the yard is a blank slate ready for your vision—whether that’s creating an outdoor living area, garden space, or additional private off-street parking. Located near Hyde Park and the Troost Corridor revitalization area, the neighborhood continues to benefit from ongoing investment and transformation. This is an exceptional opportunity to own a classic Kansas City shirtwaist home with generous square footage, modern updates, and incredible potential.

13. 2026-03-26
    historical
14. 2026-03-12
    price $379,000
15. 2026-03-06
    listed $399,000 Active
16. 2026-02-26
    historical
17. 2022-09-30
    soldstatus Closed
18. 2022-09-08
    status Pending
19. 2022-08-25
    historical Active Under Contract
20. 2022-08-03
    price $315,000
21. 2022-07-08
    listed $325,000 Active
22. 2017-12-05
    soldstatus
23. 2010-03-31
    historical
24. 2009-05-16
    listed $22,000
25. 2009-05-14
    soldstatus $191,025
26. 2001-07-20
    soldstatus
27. 2001-07-17
    soldstatus
28. 2001-06-05
    listed $31,900
29. 1992-10-01
    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: $7,117 · $593/mo
• Projected year-2 tax: $7,117 · $593/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 · 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: $47,124
• − Mortgage interest: −$16,749
• − Property taxes: −$7,117
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,770
• − Management: −$3,770
• − Depreciation: −$8,698
• Taxable income: $5,525
• Est. tax owed @ 24.0%: −$1,326
• After-tax cash flow: $8,474/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): 16,878
• Household income: $63,044
• Rent vs Own: 52.2% rent · 47.8% own
• Severe rent burden: 962.0

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 0.63)
• Race & ethnicity: White 49% Black 34% Two or more races 10% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -514.37%
• Current HPI: 371.8501
• Rent YoY: ▲ 3.95%
• 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

+918.5% since first listed

21 events — show timeline

• 2026-04-30 Price Changed $324,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $349,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $369,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-02 Listed $379,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-26 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $379,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-06 Listed $399,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-26 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2022-09-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-09-08 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-08-25 Contingent — Heartland MLS as Distributed by MLS Grid
• 2022-08-03 Price Changed $315,000 Heartland MLS as Distributed by MLS Grid
• 2022-07-08 Listed $325,000 Heartland MLS as Distributed by MLS Grid
• 2017-12-05 Sold (Public Records) — Public Records
• 2010-03-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2009-05-16 Listed $22,000 Heartland MLS as Distributed by MLS Grid
• 2009-05-14 Sold (Public Records) $191,025 Public Records
• 2001-07-20 Sold (Public Records) — Public Records
• 2001-07-17 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2001-06-05 Listed $31,900 Heartland MLS as Distributed by MLS Grid
• 1992-10-01 Sold (Public Records) — Public Records

Property tax history

+27.2%/yr

Latest (2025): $7,117 · +72.0% YoY. Source: county tax records.