2327 Park Ave · Kansas City, MO 64127

$170,000

6 bd · 2.0 ba · 2,718 sqft · MultiFamily public records · 142 Days on market

Built 1900 2,988 sqft lot Est $254k · 33% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +1.1/10.0

Multi-family units

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

Listing remarks MLS

Investment Opportunity in the Heart of Kansas City! Located on Park Avenue, just minutes from downtown Kansas City and the American Jazz Museum, this duplex offers a prime opportunity for investors or owner-occupants looking to add value. The property features two separate units with individual meters. The upper unit offers 3 bedrooms and 2 bathrooms, providing a spacious layout with strong rental potential. The lower unit includes 2 bedrooms, 1 bathroom, and laundry hookups for added convenience. With its close proximity to cultural attractions, dining, and entertainment, this property is well-positioned for future appreciation. Property needs work and is being sold as-is, making it an excellent fix-up opportunity for those ready to renovate and maximize returns. Great potential, great location—bring your vision and unlock the possibilities.

Key facts

• Two separate units
• Individual meters
• Laundry hookups

Tags

• TWO SEPARATE UNITS
• INDIVIDUAL METERS
• LAUNDRY HOOKUPS
• DINING AND ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $997 ($12k/yr) — positive. Per door: $498/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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; 107 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $2,591/mo this rent would consume 94% 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 $48k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% 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 1900 — 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: 1.52% ✓
• Cap rate: 13.33%
• Cash-on-cash: 25.12%
• DSCR: 2.12
• GRM: 5.5

CMA / ARV

• ARV (median comp): $254,150
• List price: $170,000
• Delta: -33.11%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.4%
• Equity multiple: 1.64×
• Total profit: $30,624
• Equity at exit: $25,348

10-year hold

• IRR: 23.5%
• Equity multiple: 2.84×
• Total profit: $87,525
• Equity at exit: $14,698

Cash invested: $47,600 (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: 107
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,591 high
• Mortgage (P&I): −$891
• Tax from tax record: −$88 /mo · $1,056/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $997

Break-even live

Break-even rent $1,330

Max offer price $170,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,093	-5% $1,045	+0% $997	+5% $948	+10% $900
Rent	-10% $792	-5% $894	+0% $997	+5% $1,099	+10% $1,201
Rate	-1.0pp $1,082	-0.5pp $1,040	base $997	+0.5pp $953	+1.0pp $908

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$2,590
Total (2 units)			$2,591

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2723 Park Ave Kansas City, MO	5.0	3.0	2010	$1,875	$0.93	22d	1	0.46mi
3311 E 19th St Kansas City, MO	5.0	3.0	2500	$2,000	$0.80	45d	1	0.75mi
2436 Forest Ave Kansas City, MO	5.0	4.0	2632	$4,000	$1.52	9d	1	0.80mi
2629 Campbell St Kansas City, MO	5.0	3.0	2470	$3,850	$1.56	13d	1	1.03mi
3317 Agnes Ave Kansas City, MO	5.0	2.0	2872	$1,795	$0.62	25d	1	1.27mi
912 E 31st St Kansas City, MO	5.0	1.5	2200	$1,800	$0.82	17d	1	1.30mi
908 E 31st St Kansas City, MO	5.0	1.5	2100	$1,800	$0.86	45d	1	1.30mi

Listing history 15 events

1. 2026-06-03
   days on market $170,000 Active 142 DOM
2. 2026-06-02
   days on market $170,000 Active 141 DOM
3. 2026-06-01
   days on market $170,000 Active 140 DOM
4. 2026-05-31
   days on market $170,000 Active 139 DOM
5. 2026-01-12
   listed $170,000 Active 863-char remark

   Show marketing remark (863 chars)

   Investment Opportunity in the Heart of Kansas City! Located on Park Avenue, just minutes from downtown Kansas City and the American Jazz Museum, this duplex offers a prime opportunity for investors or owner-occupants looking to add value. The property features two separate units with individual meters. The upper unit offers 3 bedrooms and 2 bathrooms, providing a spacious layout with strong rental potential. The lower unit includes 2 bedrooms, 1 bathroom, and laundry hookups for added convenience. With its close proximity to cultural attractions, dining, and entertainment, this property is well-positioned for future appreciation. Property needs work and is being sold as-is, making it an excellent fix-up opportunity for those ready to renovate and maximize returns. Great potential, great location—bring your vision and unlock the possibilities.

6. 2023-12-04
   soldstatus Closed 42-char remark

   Show marketing remark (42 chars)

   Check out a great Duplex at a great price!

7. 2023-10-08
   historical Active Under Contract 42-char remark

   Show marketing remark (42 chars)

   Check out a great Duplex at a great price!

8. 2023-09-28
   listed $155,000 Active 42-char remark

   Show marketing remark (42 chars)

   Check out a great Duplex at a great price!

9. 2019-07-18
   soldstatus
10. 2019-07-17
    soldstatus
11. 2013-03-28
    soldstatus
12. 2009-12-04
    soldstatus
13. 2009-09-23
    listed $15,000
14. 2000-08-11
    soldstatus
15. 1980-09-01
    soldstatus

ⓘ 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: $1,056 · $88/mo
• Projected year-2 tax: $1,649 · $137/mo
• Expected delta: +$593/yr (+$49/mo · 56.2%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,092
• − Mortgage interest: −$9,523
• − Property taxes: −$1,056
• − Insurance: −$850
• − Repairs & maintenance: −$2,487
• − Management: −$2,487
• − Depreciation: −$4,945
• Taxable income: $9,743
• Est. tax owed @ 24.0%: −$2,338
• After-tax cash flow: $9,620/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): 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

+1033.3% since first listed

11 events — show timeline

• 2026-01-12 Listed $170,000 Heartland MLS as Distributed by MLS Grid
• 2023-12-04 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-10-08 Contingent — Heartland MLS as Distributed by MLS Grid
• 2023-09-28 Listed $155,000 Heartland MLS as Distributed by MLS Grid
• 2019-07-18 Sold (Public Records) — Public Records
• 2019-07-17 Sold (Public Records) — Public Records
• 2013-03-28 Sold (Public Records) — Public Records
• 2009-12-04 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-09-23 Listed $15,000 Heartland MLS as Distributed by MLS Grid
• 2000-08-11 Sold (Public Records) — Public Records
• 1980-09-01 Sold (Public Records) — Public Records

Property tax history

-0.5%/yr

Latest (2015): $1,056 · -0.5% YoY. Source: county tax records.