4512 Hedges Ave · Kansas City, MO 64133

$265,000

2 bd · 3.0 ba · 2,582 sqft · MultiFamily public records · 1 Days on market

Built 2005 1,849 sqft lot $103/sqft · 31% below area Est $383k · 31% under $153/mo HOA · 9% of rent

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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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +7.4/10.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• 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

This cute Ranch Duplex home is located on a quiet culdesac with Maintenance Provided. You will enjoy the big open floor plan which includes a good size kitchen with lots of cabinet space & bedrooms with nice size closets. Relax & enjoy the gas fireplace or relax out on the covered patio that has lots of greenspace & nature to enjoy. Seller built with Egress window in Lower bedroom that includes a big walk in closet. Seller has added ceiling fans, 2 newer storm doors, 5 new custom blinds, newer carpet in LR. Location is close to Hwy access & lots of shopping close by.

Key facts

• $153 HOA
• 2 garage spots
• Built 2005

Property features AI

Finance

• HOA & community: Homeowners association managed by First Service Residential; Quarterly HOA fee; HOA covers building exterior maintenance, lawn service, roof repair, snow removal, and general maintenance

Exterior

• Parking: Attached garage with garage door opener and garage facing front; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential half-duplex; Attached property; Ranch / Reverse 1.5-story floor plan
• Construction: Vinyl siding; Composition roof
• Exterior features: Covered patio; Sprinkler system (in-ground); Located on a cul-de-sac

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Gas range; Linoleum in kitchen
• Bedrooms: 3 bedrooms (two on the main level, one on the lower level)
• Flooring: Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas heat; Electric cooling
• Interior features: Ceiling fans throughout; Walk-in closet(s); Enclosed porch; Living/Dining combo; Finished basement with egress window(s) and sump pump; Gas fireplace in living room
• Laundry & utility: Washer and dryer included; Laundry located in kitchen on main level

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath multifamily listed at $265k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Cap rate 9.1% 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.
• Raytown C-2 (suburban): math 12% / reading 28% proficiency, ranked #302 of 324 in MO (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Raytown Sr. High (math 7% / reading 29%, grade F, #482 of 521 statewide, top 92%, 1,365 students, 65% FRL).
• Market conditions: Rents rising (+1.3%/yr); 203 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $3,287/mo this rent would consume 58% of the median local household income ($68k/yr) (locally 1173% 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 $8k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 21y 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 $265,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.24% ✓
• Cap rate: 9.09%
• Cash-on-cash: 10.00%
• DSCR: 1.44
• GRM: 6.7

CMA / ARV

• ARV (median comp): $383,151
• List price: $265,000
• Delta: -30.84%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.34% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-8,816
• Equity at exit: $39,512

10-year hold

• IRR: 4.4%
• Equity multiple: 1.30×
• Total profit: $22,173
• Equity at exit: $22,912

Cash invested: $74,200 (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 64133

• Rents YoY: 1.3%
• Active inventory: 203
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $3,287 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$325 /mo · $3,903/yr
• Insurance: −$110
• HOA: −$153
• Vacancy / Maint / Mgmt: −$690
• Net cashflow: $618

Break-even live

Break-even rent $2,504

Max offer price $265,000

Occupancy floor 76%

Sensitivity live

Price	-10% $768	-5% $693	+0% $618	+5% $543	+10% $468
Rent	-10% $359	-5% $489	+0% $618	+5% $748	+10% $878
Rate	-1.0pp $752	-0.5pp $686	base $618	+0.5pp $550	+1.0pp $480

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	3	$3,288
Total (2 units)			$3,287

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10410 E 45th Ter Kansas City, MO	3.0	2.0	1774	$1,849	$1.04	2d	1	0.16mi
10408 E 45th Ter Kansas City, MO	3.0	2.0	1774	$2,100	$1.18	44d	1	0.16mi

HOA detail

• Monthly dues: $153 · $1,836/yr
• Likely covers: gas

Listing history 15 events

1. 2026-05-08
   status Pending 718-char remark
2. 2026-05-07
   listed $265,000 Active 718-char remark
3. 2026-05-01
   historical $265,000 718-char remark
4. 2021-07-22
   soldstatus
5. 2021-07-01
   soldstatus Closed 597-char remark

   Show marketing remark (597 chars)

   This cute Ranch Duplex home is located on a quiet culdesac with Maintenance Provided. You will enjoy the big open floor plan which includes a good size kitchen with lots of cabinet space & bedrooms with nice size closets. Relax & enjoy the gas fireplace or relax out on the covered patio that has lots of greenspace & nature to enjoy. Seller built with Egress window in Lower bedroom that includes a big walk in closet. Seller has added ceiling fans, 2 newer storm doors, 5 new custom blinds, newer carpet in LR. Location is close to Hwy access & lots of shopping close by.

6. 2021-05-26
   status Pending 597-char remark

   Show marketing remark (597 chars)

   This cute Ranch Duplex home is located on a quiet culdesac with Maintenance Provided. You will enjoy the big open floor plan which includes a good size kitchen with lots of cabinet space & bedrooms with nice size closets. Relax & enjoy the gas fireplace or relax out on the covered patio that has lots of greenspace & nature to enjoy. Seller built with Egress window in Lower bedroom that includes a big walk in closet. Seller has added ceiling fans, 2 newer storm doors, 5 new custom blinds, newer carpet in LR. Location is close to Hwy access & lots of shopping close by.

7. 2021-05-24
   listed $185,000 Active 597-char remark

   Show marketing remark (597 chars)

   This cute Ranch Duplex home is located on a quiet culdesac with Maintenance Provided. You will enjoy the big open floor plan which includes a good size kitchen with lots of cabinet space & bedrooms with nice size closets. Relax & enjoy the gas fireplace or relax out on the covered patio that has lots of greenspace & nature to enjoy. Seller built with Egress window in Lower bedroom that includes a big walk in closet. Seller has added ceiling fans, 2 newer storm doors, 5 new custom blinds, newer carpet in LR. Location is close to Hwy access & lots of shopping close by.

8. 2011-01-21
   historical

   Show marketing remark (154 chars)

   THIS IS HOME!! What a deal!! Spacious and charming duplex. Lots of space for company!! Fireplace, whilpool and porch. Quiet cal-de-sac. Motivated seller.

9. 2010-07-22
   listed $160,000

   Show marketing remark (154 chars)

   THIS IS HOME!! What a deal!! Spacious and charming duplex. Lots of space for company!! Fireplace, whilpool and porch. Quiet cal-de-sac. Motivated seller.

10. 2010-05-28
    historical
11. 2010-01-28
    listed $159,900
12. 2009-10-28
    historical
13. 2009-09-14
    listed $174,900
14. 2005-08-12
    soldstatus
15. 2005-01-12
    listed $162,440

ⓘ 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: $3,903 · $325/mo
• Projected year-2 tax: $3,903 · $325/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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,444
• − Mortgage interest: −$14,844
• − Property taxes: −$3,903
• − Insurance: −$1,325
• − Repairs & maintenance: −$3,156
• − Management: −$3,156
• − HOA: −$1,836
• − Depreciation: −$7,709
• Taxable income: $3,516
• Est. tax owed @ 24.0%: −$844
• After-tax cash flow: $6,577/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: Raytown C-2
• NCES district ID: 2926070
• Math proficiency: 12% ▼ -11.00%
• Reading proficiency: 28% ▼ -9.00%
• Median HH income: $47,215
• Composite: 17.59/100
• National rank: #9039
• State rank: #302 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): 36,249
• Household income: $67,750
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 1173.0

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: White 46% Black 37% Hispanic / Latino 12% Two or more races 9%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 7% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 7% French/Haitian/Cajun 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: ▼ -155.40%
• Current HPI: 263.6915
• Rent YoY: ▲ 1.34%
• 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

+63.1% since first listed

16 events — show timeline

• 2026-06-02 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2026-05-08 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-07 Listed $265,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-01 Coming Soon $265,000 Heartland MLS as Distributed by MLS Grid
• 2021-07-22 Sold (Public Records) — Public Records
• 2021-07-01 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-05-26 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-05-24 Listed $185,000 Heartland MLS as Distributed by MLS Grid
• 2011-01-21 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2010-07-22 Listed $160,000 Heartland MLS as Distributed by MLS Grid
• 2010-05-28 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2010-01-28 Listed $159,900 Heartland MLS as Distributed by MLS Grid
• 2009-10-28 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2009-09-14 Listed $174,900 Heartland MLS as Distributed by MLS Grid
• 2005-08-12 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-01-12 Listed $162,440 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $3,903 · +15.3% YoY. Source: county tax records.