3013 N 74th St · Kansas City, KS 66109

$257,500

4 bd · 2.0 ba · 1,686 sqft · MultiFamily · 3 Days on market

Built 1959 0.29 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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

BRAND NEW ROOF!! Well maintained all brick duplex. Each unit features 2 bedrooms, 1 bath, 1 garage. Lots of storage and a concrete safe room in each basement. 3013 is currently occupied and can be seen with acceptable offer. 3011 is vacant and available to show easily and is indicative of the condition of 3013. Hardwood floors and cedar closets.

Key facts

• All brick duplex
• Concrete saferoom
• 3 yr old roof

Tags

• ALL BRICK DUPLEX
• CONCRETE SAFEROOM
• 3 YR OLD ROOF

Property features AI

Finance

• Other: Zoned residential
• Financial info: Gross income reported: $25,740; Operating expenses include personal property tax and insurance
• HOA & community: No association fees

Exterior

• Parking: Attached garage (paved); Two parking spaces total; Has garage with separate meters
• Security: Smoke detectors
• Utilities: Public water; Public sewer; 100 amp electric service; Separate meters; Individual water heaters
• Home design: Duplex (residential income property)
• Construction: Brick construction; Composition roof
• Exterior features: Patio; Fenced yard; Paved road access; Not in a flood plain

Interior

• Kitchen: Range/oven; Built-in oven
• Bedrooms: Two-bedroom units (2 units total)
• Bathrooms: One bathroom per unit
• Heating & cooling: Natural gas heating; Electric cooling; Individual heating and air for each unit
• Interior features: Individual storage; Private entrance
• Laundry & utility: Individual washer and dryer in each unit; Laundry in basement; Laundry in garage; Hot water heater (individual)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $258k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive. Per door: $243/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $258k).
• Cap rate 8.6% vs local median 4.8% 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 72/100 on livability (#103 in KS) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, crime F, employment D-.
• Kansas City (urban): math 8% / reading 15% proficiency, ranked #169 of 169 in KS (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.8%/yr); 236 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).
• This rent runs 34% of the median local income ($103k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Wyandotte County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $257,500

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 1959 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.11% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.09%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-19,122
• Equity at exit: $38,394

10-year hold

• IRR: -2.1%
• Equity multiple: 0.87×
• Total profit: $-9,083
• Equity at exit: $22,264

Cash invested: $72,100 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Kansas: 83 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; moderate court pace.

Methodology + full state rankings →

ZIP-level market 66109

• Rents YoY: -1.8%
• Active inventory: 236
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $2,868 medium
• Mortgage (P&I): −$1,350
• Tax est. 1.5%: −$322 /mo · $3,862/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $486

Break-even live

Break-even rent $2,253

Max offer price $257,500

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,868
Total (2 units)			$2,868

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: $64,375
• Closing costs: $7,725
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2209 N 82nd Ter Kansas City, KS	3.0	3.0	1190	$2,100	$1.76	4d	1	1.23mi
1500 N 74th St Kansas City, KS	3.0–4.0	2.0	1250	$2,100	$1.68	2d	1	1.40mi

Listing history 11 events

1. 2026-05-01
   status Pending
2. 2026-04-28
   listed $257,500 Active
3. 2022-01-21
   soldstatus Closed 348-char remark

   Show marketing remark (348 chars)

   BRAND NEW ROOF!! Well maintained all brick duplex. Each unit features 2 bedrooms, 1 bath, 1 garage. Lots of storage and a concrete safe room in each basement. 3013 is currently occupied and can be seen with acceptable offer. 3011 is vacant and available to show easily and is indicative of the condition of 3013. Hardwood floors and cedar closets.

4. 2021-11-24
   historical Active Under Contract 348-char remark

   Show marketing remark (348 chars)

   BRAND NEW ROOF!! Well maintained all brick duplex. Each unit features 2 bedrooms, 1 bath, 1 garage. Lots of storage and a concrete safe room in each basement. 3013 is currently occupied and can be seen with acceptable offer. 3011 is vacant and available to show easily and is indicative of the condition of 3013. Hardwood floors and cedar closets.

5. 2021-11-24
   price $187,500 348-char remark

   Show marketing remark (348 chars)

   BRAND NEW ROOF!! Well maintained all brick duplex. Each unit features 2 bedrooms, 1 bath, 1 garage. Lots of storage and a concrete safe room in each basement. 3013 is currently occupied and can be seen with acceptable offer. 3011 is vacant and available to show easily and is indicative of the condition of 3013. Hardwood floors and cedar closets.

6. 2021-11-21
   status Active 348-char remark

   Show marketing remark (348 chars)

   BRAND NEW ROOF!! Well maintained all brick duplex. Each unit features 2 bedrooms, 1 bath, 1 garage. Lots of storage and a concrete safe room in each basement. 3013 is currently occupied and can be seen with acceptable offer. 3011 is vacant and available to show easily and is indicative of the condition of 3013. Hardwood floors and cedar closets.

7. 2021-11-21
   price $185,000 348-char remark

   Show marketing remark (348 chars)

   BRAND NEW ROOF!! Well maintained all brick duplex. Each unit features 2 bedrooms, 1 bath, 1 garage. Lots of storage and a concrete safe room in each basement. 3013 is currently occupied and can be seen with acceptable offer. 3011 is vacant and available to show easily and is indicative of the condition of 3013. Hardwood floors and cedar closets.

8. 2021-09-10
   historical Active Under Contract 348-char remark

   Show marketing remark (348 chars)

   BRAND NEW ROOF!! Well maintained all brick duplex. Each unit features 2 bedrooms, 1 bath, 1 garage. Lots of storage and a concrete safe room in each basement. 3013 is currently occupied and can be seen with acceptable offer. 3011 is vacant and available to show easily and is indicative of the condition of 3013. Hardwood floors and cedar closets.

9. 2021-09-06
   listed $180,000 Active 348-char remark

   Show marketing remark (348 chars)

   BRAND NEW ROOF!! Well maintained all brick duplex. Each unit features 2 bedrooms, 1 bath, 1 garage. Lots of storage and a concrete safe room in each basement. 3013 is currently occupied and can be seen with acceptable offer. 3011 is vacant and available to show easily and is indicative of the condition of 3013. Hardwood floors and cedar closets.

10. 2016-01-04
    soldstatus 420-char remark

    Show marketing remark (420 chars)

    Well maintained all brick duplex. Each unit features 2 BR, 1 BA units with 1 car basement garage per unit. Plenty of storage and a concrete safe room is in each unit. 3013 has been owner occupied for 25+ years. 3011 currently rented but tenant has been notified to vacate. Hardwood floors under carpet. Cedar Lined Closets in both Bedrooms in 3013. All kitchen appliances remain. Live in one side and rent out the other!

11. 2015-11-15
    listed $97,000 420-char remark

    Show marketing remark (420 chars)

    Well maintained all brick duplex. Each unit features 2 BR, 1 BA units with 1 car basement garage per unit. Plenty of storage and a concrete safe room is in each unit. 3013 has been owner occupied for 25+ years. 3011 currently rented but tenant has been notified to vacate. Hardwood floors under carpet. Cedar Lined Closets in both Bedrooms in 3013. All kitchen appliances remain. Live in one side and rent out the other!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,416
• − Mortgage interest: −$14,424
• − Property taxes: −$3,862
• − Insurance: −$1,288
• − Repairs & maintenance: −$2,753
• − Management: −$2,753
• − Depreciation: −$7,491
• Taxable income: $1,845
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $5,392/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
• NCES district ID: 2007950
• Math proficiency: 8% ▼ -10.00%
• Reading proficiency: 15% ▼ -4.00%
• Median HH income: $34,774
• Composite: 9.38/100
• National rank: #9856
• State rank: #169 of 169 in KS

Livability — Kansas City

• Score: 72/100
• State rank: #103
• US rank: #6054

Category grades

Amenities A Commute A+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kansas City, KS
• County: Wyandotte County · 130,206 people
• City population: 130,206
• Metro: Kansas City, MO-KS
• Population (ZIP): 28,355
• Household income: $102,593
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 285.0

Population outlook (Wyandotte County) Hauer SSP2

• Today (2025): 177,063 people
• By 2030: 183,212 · +3.5%
• By 2040: 195,697 · +10.5%
• By 2050: 207,897 · +17.4%
• By 2075: 236,169 · +33.4%
• By 2100: 255,790 · +44.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 55% Black 18% Hispanic / Latino 13% Two or more races 13% Asian 7%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 2%
• Foreign-born: 9% · Canada, Philippines, China
• Languages at home: 88% English-only · Spanish 5% Other Asian/Pacific 5% Vietnamese 1%

Political lean MEDSL · Wyandotte

• 2024 margin: Strong D (+23.9) · D 61.1% · R 37.3% · Other 1.6%
• 2008→2024 swing: -17.0pp toward R · 2008: 40.9pp · 2024: 23.9pp
• All cycles: 2024: D+23.9 2020: D+30.9 2016: D+29.1 2012: D+36.4 2008: D+40.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -242.32%
• Current HPI: 182.7335
• Rent YoY: ▼ -1.79%
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

+165.5% since first listed

11 events — show timeline

• 2026-05-01 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-28 Listed $257,500 Heartland MLS as Distributed by MLS Grid
• 2022-01-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-11-24 Contingent — Heartland MLS as Distributed by MLS Grid
• 2021-11-24 Price Changed $187,500 Heartland MLS as Distributed by MLS Grid
• 2021-11-21 Relisted — Heartland MLS as Distributed by MLS Grid
• 2021-11-21 Price Changed $185,000 Heartland MLS as Distributed by MLS Grid
• 2021-09-10 Contingent — Heartland MLS as Distributed by MLS Grid
• 2021-09-06 Listed $180,000 Heartland MLS as Distributed by MLS Grid
• 2016-01-04 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-11-15 Listed $97,000 Heartland MLS as Distributed by MLS Grid