2424 Norton Ave · Kansas City, MO 64127

$162,500

4 bd · 2.0 ba · 1,964 sqft · MultiFamily · 74 Days on market

Built 1907 Good condition 4,862 sqft lot $83/sqft · at area comps Est $164k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.9/15.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.7/5.0
• Schools +1.5/10.0
• Appreciation +1.1/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

This highly desirable duplex offers the perfect blend of stability and opportunity. The upper unit features 3 bedrooms, 1 full bath, and approximately 1,000 square feet of living space. It has just turned over and is move-in ready with fresh paint and new carpet in 2025, along with a full set of appliances and a stackable washer and dryer—ideal for an owner-occupant or quickly placing a new tenant. The lower unit includes 2 bedrooms, 1 bath, and approximately 900 square feet, with a long-term tenant in place who has expressed no intention of moving, providing immediate and consistent income. The property also includes a full basement with laundry hookups for the lower unit, adding functionality and convenience. Additional highlights include a designated driveway, a large shaded backyard, and a location on a street seeing ongoing improvements and growth. Whether you’re looking to house hack or expand your rental portfolio, this duplex is a solid investment in a developing area. Upper unit available for tour. Do not bother lower tenant. Lower unit is tourable with accepted offer or LOI.

Key facts

• Full basement
• Move in ready
• Laundry hookups

Tags

• MOVE IN READY
• FULL SET OF APPLIANCES
• STACKABLE WASHER AND DRYER
• FULL BASEMENT
• LAUNDRY HOOKUPS
• DESIGNATED DRIVEWAY

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $162k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $751 ($9k/yr) — positive. Per door: $375/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $153k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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.
• 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 flat; 108 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $2,372/mo this rent would consume 86% of the median local household income ($33k/yr) (locally 1943% 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 $1k of loan paydown is wiped out by about $5k 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 + 0.9% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $22k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $152,750 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.46% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.80%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (median comp): $164,044
• List price: $162,500
• Delta: -0.94%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2116 Monroe St	0.38mi	4/2.0	1,730 (-12%)	4mo	$163,000	$94	60
2108 Monroe Ave	0.39mi	4/2.0	1,728 (-12%)	22mo	$132,000	$76	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.94% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.37×
• Total profit: $16,710
• Equity at exit: $24,229

10-year hold

• IRR: 16.9%
• Equity multiple: 2.26×
• Total profit: $57,309
• Equity at exit: $14,050

Cash invested: $45,500 (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 64127

• Home prices YoY: -2.6%
• Rents YoY: 0.9%
• Active inventory: 108
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,372 high
• Mortgage (P&I): −$852
• Tax est. 1.5%: −$203 /mo · $2,438/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $751

Break-even live

Break-even rent $1,422

Max offer price $162,500

Occupancy floor 63%

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,149
1× unit	3	1	$1,224
Total (2 units)			$2,372

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1905 Kensington Ave Kansas City, MO	3.0	2.0	1285	$1,325	$1.03	23d	1	0.55mi
2846 Myrtle Ave Kansas City, MO	3.0	2.0	1705	$1,350	$0.79	16d	1	0.56mi
1805 Jackson Ave Kansas City, MO	4.0	2.0	1250	$1,250	$1.00	43d	1	0.61mi
1812 Elmwood Ave Kansas City, MO	3.0	1.0	1650	$1,600	$0.97	16d	1	0.66mi
3311 E 19th St Kansas City, MO	5.0	3.0	2500	$2,000	$0.80	43d	1	0.76mi
3205 E 31st St Kansas City, MO	4.0	1.0	1800	$1,325	$0.74	23d	1	0.98mi
3305 Askew Ave Kansas City, MO	3.0	1.5	1428	$1,450	$1.02	23d	1	1.11mi
2708 Olive St Kansas City, MO	4.0	2.0	1585	$1,500	$0.95	17d	1	1.12mi
3332 Norton Ave Kansas City, MO	3.0	1.0	1272	$1,350	$1.06	43d	1	1.14mi
2723 Park Ave Kansas City, MO	5.0	3.0	2010	$1,875	$0.93	21d	1	1.16mi
5852 E 20th St Unit TOP-1724 Kansas City, MO	3.0	1.5	1482	$1,075	$0.73	3d	1	1.21mi
1233 Benton Blvd Kansas City, MO	4.0	2.5	1500	$2,500	$1.67	43d	1	1.24mi
2724 Brooklyn Ave Kansas City, MO	3.0	2.5	1398	$1,440	$1.03	23d	1	1.25mi
3419 College Ave Kansas City, MO	4.0	1.0	1608	$1,300	$0.81	2d	1	1.32mi
3346 Agnes Ave Kansas City, MO	3.0	1.0	1400	$1,200	$0.86	7d	1	1.37mi
2919 E 12th St Kansas City, MO	3.0	2.0	1943	$2,000	$1.03	43d	1	1.38mi
3525 Monroe Ave Kansas City, MO	3.0	2.0	1569	$1,500	$0.96	43d	1	1.39mi
3009 Garfield Ave Kansas City, MO	3.0	1.5	1334	$1,425	$1.07	43d	1	1.41mi
3811 E 36th St Kansas City, MO	3.0	1.0	2590	$1,350	$0.52	43d	1	1.45mi

Listing history 8 events

1. 2026-06-02
   status $162,500 Pending 74 DOM
2. 2026-06-01
   days on market $162,500 Active 74 DOM
3. 2026-05-31
   days on market $162,500 Active 73 DOM
4. 2026-04-24
   price $162,500 1113-char remark

   Show marketing remark (1113 chars)

   This highly desirable duplex offers the perfect blend of stability and opportunity. The upper unit features 3 bedrooms, 1 full bath, and approximately 1,000 square feet of living space. It has just turned over and is move-in ready with fresh paint and new carpet in 2025, along with a full set of appliances and a stackable washer and dryer—ideal for an owner-occupant or quickly placing a new tenant. The lower unit includes 2 bedrooms, 1 bath, and approximately 900 square feet, with a long-term tenant in place who has expressed no intention of moving, providing immediate and consistent income. The property also includes a full basement with laundry hookups for the lower unit, adding functionality and convenience. Additional highlights include a designated driveway, a large shaded backyard, and a location on a street seeing ongoing improvements and growth. Whether you’re looking to house hack or expand your rental portfolio, this duplex is a solid investment in a developing area. Upper unit available for tour. Do not bother lower tenant. Lower unit is tourable with accepted offer or LOI.

5. 2026-04-08
   price $175,000 1113-char remark

   Show marketing remark (1113 chars)

   This highly desirable duplex offers the perfect blend of stability and opportunity. The upper unit features 3 bedrooms, 1 full bath, and approximately 1,000 square feet of living space. It has just turned over and is move-in ready with fresh paint and new carpet in 2025, along with a full set of appliances and a stackable washer and dryer—ideal for an owner-occupant or quickly placing a new tenant. The lower unit includes 2 bedrooms, 1 bath, and approximately 900 square feet, with a long-term tenant in place who has expressed no intention of moving, providing immediate and consistent income. The property also includes a full basement with laundry hookups for the lower unit, adding functionality and convenience. Additional highlights include a designated driveway, a large shaded backyard, and a location on a street seeing ongoing improvements and growth. Whether you’re looking to house hack or expand your rental portfolio, this duplex is a solid investment in a developing area. Upper unit available for tour. Do not bother lower tenant. Lower unit is tourable with accepted offer or LOI.

6. 2026-03-19
   listed $185,000 Active 1113-char remark

   Show marketing remark (1113 chars)

   This highly desirable duplex offers the perfect blend of stability and opportunity. The upper unit features 3 bedrooms, 1 full bath, and approximately 1,000 square feet of living space. It has just turned over and is move-in ready with fresh paint and new carpet in 2025, along with a full set of appliances and a stackable washer and dryer—ideal for an owner-occupant or quickly placing a new tenant. The lower unit includes 2 bedrooms, 1 bath, and approximately 900 square feet, with a long-term tenant in place who has expressed no intention of moving, providing immediate and consistent income. The property also includes a full basement with laundry hookups for the lower unit, adding functionality and convenience. Additional highlights include a designated driveway, a large shaded backyard, and a location on a street seeing ongoing improvements and growth. Whether you’re looking to house hack or expand your rental portfolio, this duplex is a solid investment in a developing area. Upper unit available for tour. Do not bother lower tenant. Lower unit is tourable with accepted offer or LOI.

7. 2020-06-05
   historical
8. 2020-05-23
   listed $105,000 Active

ⓘ 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 ≥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: $28,464
• − Mortgage interest: −$9,103
• − Property taxes: −$2,438
• − Insurance: −$812
• − Repairs & maintenance: −$2,277
• − Management: −$2,277
• − Depreciation: −$4,727
• Taxable income: $6,830
• Est. tax owed @ 24.0%: −$1,639
• After-tax cash flow: $7,371/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready duplex offers a good condition with fresh paint and new carpet, ideal for an owner-occupant or rental.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom fixtures — Dated appearance

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets — New cabinets improve functionality and aesthetics
• Both Replace bathroom fixtures — Modern fixtures increase appeal and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom fixtures · Dated appearance	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — New cabinets improve functionality and aesthetics ↑
• Both Replace bathroom fixtures — Modern fixtures increase appeal and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 17,668
• Household income: $33,111
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 1943.0

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 0.65)
• Race & ethnicity: Black 42% Hispanic / Latino 40% Two or more races 13% White 12% Native American 1%
• Hispanic origin (detail): Mexican 28%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 29%

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: ▼ -7.88%
• Current HPI: 289.2468
• Rent YoY: ▲ 0.94%
• 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

+54.8% since first listed

5 events — show timeline

• 2026-04-24 Price Changed $162,500 Heartland MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $175,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-19 Listed $185,000 Heartland MLS as Distributed by MLS Grid
• 2020-06-05 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2020-05-23 Listed $105,000 Heartland MLS as Distributed by MLS Grid