2210 E 34th St · Kansas City, MO 64109

$389,000

8 bd · 4.0 ba · 2,992 sqft · MultiFamily public records · 3 Days on market

Built 1917 4,356 sqft lot

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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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Rent growth +4.9/5.0
• Livability +3.9/5.0
• 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: 4 units. confirmed

Listing remarks

Charming fully renovated multi-family unit. Fully renovated 4-plex units each with 1 bedroom & 1 bathroom with spacious living & dining area / Updated kitchens & bathrooms, hardwood floors. Units 1 & 2 on the lower level / 3 & 4upper level. Conveniently located in the heart of KC - minutes away from downtown Kansas Cit's Power & Light District -minutes away from the Plaza Shopping Center. Back lot is renovated to accommodate parking. All units are separately metered for electric.

Key facts

• Fully renovated
• Updated kitchens
• Spacious living

Tags

• FULLY RENOVATED
• SPACIOUS LIVING
• UPDATED KITCHENS
• HARDWOOD FLOORS
• CONVENIENTLY LOCATED
• ACCOMMODATE PARKING

Property features AI

Finance

• Financial info: Gross income reported at $52,800; Operating expenses include utilities
• HOA & community: No association fees

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Utilities included in operating expenses; Other utility configurations present
• Home design: Residential income property (quadruplex); 2-story building; Not in a flood plain; Zoned R2.5
• Construction: Brick, frame and wood siding construction; Composition roof
• Exterior features: Covered patio; Paved road access; Lot approximately 0.1 acre (200 x 132 x 200 x 132)

Interior

• Kitchen: Range/oven and refrigerator in units
• Bedrooms: Four 1-bedroom units
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Electric heating; Hot water heat; Electric cooling (has cooling)
• Interior features: Dryer; Refrigerator; Gas range
• Laundry & utility: Individual water heaters; Central water heater; Separate meters and master meters

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1.0-bath units multifamily listed at $389k.

Deal economics

• At list price, monthly cash flow is $938 ($11k/yr) — positive. Per door: $234/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $389k).
• Cap rate 9.2% 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: 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: Faxon Elementary (math 8% / reading 17%, grade F, #1,007 of 1,115 statewide, top 91%, 301 students, 99% FRL); Central High School (math 2% / reading 17%, grade F, #507 of 521 statewide, top 98%, 535 students, 99% FRL) — zoned schools average 99% FRL vs 75% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+9.5%/yr); 97 active listings in the ZIP; lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $4,453/mo this rent would consume 127% of the median local household income ($42k/yr) (locally 853% 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 $3k of loan paydown is wiped out by about $12k 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 + 8.0% rent growth), your $109k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 2y 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 $3k; list at $389k implies a 15066% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $389,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.14% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.33%
• DSCR: 1.46
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.19×
• Total profit: $20,225
• Equity at exit: $58,001

10-year hold

• IRR: 18.1%
• Equity multiple: 2.85×
• Total profit: $201,629
• Equity at exit: $33,634

Cash invested: $108,920 (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 64109

• Rents YoY: 9.5%
• Active inventory: 97
• Price-to-rent: 29.1×

Monthly cashflow live

• Estimated rent: $4,453 high
• Mortgage (P&I): −$2,040
• Tax from tax record: −$378 /mo · $4,537/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$935
• Net cashflow: $938

Break-even live

Break-even rent $3,266

Max offer price $389,000

Occupancy floor 74%

Sensitivity live

Price	-10% $1,158	-5% $1,048	+0% $938	+5% $828	+10% $718
Rent	-10% $586	-5% $762	+0% $938	+5% $1,114	+10% $1,290
Rate	-1.0pp $1,134	-0.5pp $1,037	base $938	+0.5pp $837	+1.0pp $734

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$4,452
Total (4 units)			$4,453

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-18
   days on market $389,000 Active 3 DOM
2. 2026-06-17
   days on market $389,000 Active 2 DOM
3. 2026-06-16
   remarks 496-char remark
4. 2026-06-16
   listed $389,000 Active 1 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: $4,537 · $378/mo
• Projected year-2 tax: $4,537 · $378/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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°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: $53,436
• − Mortgage interest: −$21,790
• − Property taxes: −$4,537
• − Insurance: −$1,945
• − Repairs & maintenance: −$4,275
• − Management: −$4,275
• − Depreciation: −$11,316
• Taxable income: $5,298
• Est. tax owed @ 24.0%: −$1,271
• After-tax cash flow: $9,981/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): 10,043
• Household income: $41,943
• Rent vs Own: 61.7% rent · 38.3% own
• Severe rent burden: 853.0

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: Black 45% White 39% Hispanic / Latino 9% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 7% · Canada, Philippines, China
• Languages at home: 88% English-only · Spanish 5% Other Asian/Pacific 3% Arabic 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: ▼ -275.12%
• Current HPI: 243.6094
• Rent YoY: ▲ 9.50%
• 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

+15065.7% since first listed

21 events — show timeline

• 2026-06-15 Listed $389,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-03 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-09-03 Price Changed $409,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-03 Listed $399,000 Heartland MLS as Distributed by MLS Grid
• 2024-12-13 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-12-02 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-10-31 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-10-29 Rental Removed $900 HMLS
• 2024-10-10 Price Changed $395,000 Heartland MLS as Distributed by MLS Grid
• 2024-10-04 Listed for Rent $900 HMLS
• 2024-08-16 Listed $399,000 Heartland MLS as Distributed by MLS Grid
• 2024-08-02 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-08-02 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-05-02 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-04-16 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-02-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-01-30 Listed $399,000 Heartland MLS as Distributed by MLS Grid
• 2021-03-17 Sold (Public Records) — Public Records
• 2012-12-19 Sold (Public Records) — Public Records
• 2010-07-19 Sold (Public Records) $2,565 Public Records
• 1982-10-01 Sold (Public Records) — Public Records

Property tax history

+64.5%/yr

Latest (2025): $4,537 · +49.9% YoY. Source: county tax records.