5011 Breckenridge Ave · Kansas City, MO 64136

$310,000

6 bd · 4.0 ba · 2,356 sqft · MultiFamily public records · 1 Days on market

Built 2008 0.27 ac 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 +20.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Livability +3.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

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

Very well maintained duplex with excellent tenants. 5011 has been totally updated with new granite countertops and cabinets in kitchen, newer appliances , LVP flooring in kitchen and living room and carpet in bedrooms. Patio is fenced in. Huge 2 car garages on both units. 5013 has new microwave, refrigerator and new carpeting and vinyl. Approximately 110 square foot in each unit. Lease for 5011 expires on November 30th , 2021. 5013 expires July 31st 2022

Key facts

• 0.27 acre lot
• Garage
• Built 2008

Property features AI

Finance

• Other: Zoned R-2; Lot about 11,700 square feet (public records)
• Financial info: Operating expenses include maintenance, insurance, property management, and real estate tax

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Individual water heaters
• Home design: Duplex residential income property; Single-story
• Construction: Frame construction with vinyl siding; Composition roof
• Exterior features: Patio; Public-maintained road access

Interior

• Kitchen: Each unit includes a dishwasher and a disposal
• Bedrooms: Two 3-bedroom units (one unit of each type)
• Bathrooms: One unit with 2 bathrooms; second unit bathroom count not specified
• Heating & cooling: Electric heating; Electric cooling; Individually metered heating and air
• Interior features: Patio
• Laundry & utility: Utility room laundry

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath multifamily listed at $310k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $310k).
• Cap rate 7.8% 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.
• Independence 30 (suburban): math 26% / reading 38% proficiency, ranked #252 of 324 in MO (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 34 active listings in the ZIP; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($2k loan paydown + $12k appreciation (3.8% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $87k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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.

Recommended offer $310,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.46%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.88×
• Total profit: $76,558
• Equity at exit: $154,294

10-year hold

• IRR: 16.0%
• Equity multiple: 3.54×
• Total profit: $220,668
• Equity at exit: $250,088

Cash invested: $86,800 (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 64136

• Home prices YoY: 1.4%
• Active inventory: 34
• Price-to-rent: 16.1×

Monthly cashflow live

• Estimated rent: $3,202 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$380 /mo · $4,556/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $395

Break-even live

Break-even rent $2,702

Max offer price $310,000

Occupancy floor 83%

Sensitivity live

Price	-10% $571	-5% $483	+0% $395	+5% $307	+10% $220
Rent	-10% $142	-5% $269	+0% $395	+5% $522	+10% $648
Rate	-1.0pp $551	-0.5pp $474	base $395	+0.5pp $315	+1.0pp $233

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$3,202
Total (2 units)			$3,202

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-05
   remarks 18-char remark
2. 2026-06-05
   listed $310,000 Pending 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: $4,556 · $380/mo
• Projected year-2 tax: $4,556 · $380/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 3/10 Moderate
• 🌡 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,424
• − Mortgage interest: −$17,365
• − Property taxes: −$4,556
• − Insurance: −$1,550
• − Repairs & maintenance: −$3,074
• − Management: −$3,074
• − Depreciation: −$9,018
• Taxable loss: −$213
• Est. tax savings @ 24.0%: +$51
• After-tax cash flow: $4,792/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: Independence 30
• NCES district ID: 2915480
• Math proficiency: 26% ▼ -8.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $41,843
• Composite: 27.04/100
• National rank: #7054
• State rank: #252 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
• City population: 439,467
• Population (ZIP): 1,544

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 0.61)
• Race & ethnicity: White 47% Black 41% Two or more races 12%
• Common ancestry: Romanian 11% Italian 5% Lithuanian 2%

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: ▲ 3.84%
• Current HPI: 268.7865
• Rent YoY: —
• Metro: —
• 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

+31.9% since first listed

11 events — show timeline

• 2026-06-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-06-03 Listed $310,000 Heartland MLS as Distributed by MLS Grid
• 2021-10-25 Sold (Public Records) — Public Records
• 2021-10-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-10-02 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-09-30 Listed $275,000 Heartland MLS as Distributed by MLS Grid
• 2016-07-18 Sold (Public Records) — Public Records
• 2016-07-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-06-01 Pending — Heartland MLS as Distributed by MLS Grid
• 2016-04-22 Listed $235,000 Heartland MLS as Distributed by MLS Grid
• 2013-11-18 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $4,556 · +9.5% YoY. Source: county tax records.