3315 Indiana Ave · Kansas City, MO 64128

$315,000

8 bd · 4.0 ba · 3,724 sqft · MultiFamily public records · 285 Days on market

Built 1937 5,468 sqft lot Est $284k · 11% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Multi-family units

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

Listing remarks MLS

Excellent investment opportunity in the heart of Kansas City. 4 units, all are 3 bed, 1 bath. All have been recently renovated. All electric building. Owner only pays for water. $4,450 in total monthly income. One of the units just went vacant. Seller willing to offer $10k in concessions to get it rent ready again. Selling as is.

Key facts

• Recently renovated
• 5,468 sq ft lot
• Built 1937

Tags

• RECENTLY RENOVATED
• ALL ELECTRIC BUILDING

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1-bath units multifamily listed at $315k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $490/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $315k).
• Recommended offer: $277k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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 rising fast (+4.7%/yr); 86 active listings in the ZIP; lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $4,946/mo this rent would consume 164% of the median local household income ($36k/yr) (locally 946% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 4.7% rent growth), your $88k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 285 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y ago; this cycle's ask has dropped $104k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; list at $315k implies a 244% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $277,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 285 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 1937 — 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: 1.57% ✓
• Cap rate: 13.76%
• Cash-on-cash: 26.65%
• DSCR: 2.19
• GRM: 5.3

CMA / ARV

• ARV (median comp): $283,504
• List price: $315,000
• Delta: 11.11%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 4.65% rent growth · sell at horizon

5-year hold

• IRR: 45.3%
• Equity multiple: 4.45×
• Total profit: $304,613
• Equity at exit: $283,777

10-year hold

• IRR: 39.9%
• Equity multiple: 10.26×
• Total profit: $816,893
• Equity at exit: $611,976

Cash invested: $88,200 (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 64128

• Home prices YoY: 21.6%
• Rents YoY: 4.7%
• Active inventory: 86
• Price-to-rent: 21.2×

Monthly cashflow live

• Estimated rent: $4,946 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$165 /mo · $1,981/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,039
• Net cashflow: $1,959

Break-even live

Break-even rent $2,466

Max offer price $315,000

Occupancy floor 55%

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1	$4,948
Total (4 units)			$4,946

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-19
   price $315,000 Active 285 DOM
2. 2026-06-18
   days on market $350,000 Active 285 DOM
3. 2026-06-17
   days on market $350,000 Active 284 DOM
4. 2026-06-16
   days on market $350,000 Active 283 DOM
5. 2026-06-15
   days on market $350,000 Active 282 DOM
6. 2026-06-13
   days on market $350,000 Active 280 DOM
7. 2026-06-09
   days on market $350,000 Active 276 DOM
8. 2026-06-08
   days on market $350,000 Active 275 DOM
9. 2026-06-07
   days on market $350,000 Active 274 DOM
10. 2026-06-05
    days on market $350,000 Active 271 DOM
11. 2026-06-03
    days on market $350,000 Active 270 DOM
12. 2026-06-02
    days on market $350,000 Active 269 DOM
13. 2026-06-01
    days on market $350,000 Active 268 DOM
14. 2026-05-31
    days on market $350,000 Active 267 DOM
15. 2026-05-05
    price $369,000 332-char remark

    Show marketing remark (332 chars)

    Excellent investment opportunity in the heart of Kansas City. 4 units, all are 3 bed, 1 bath. All have been recently renovated. All electric building. Owner only pays for water. $4,450 in total monthly income. One of the units just went vacant. Seller willing to offer $10k in concessions to get it rent ready again. Selling as is.

16. 2026-02-28
    price $379,000 332-char remark

    Show marketing remark (332 chars)

    Excellent investment opportunity in the heart of Kansas City. 4 units, all are 3 bed, 1 bath. All have been recently renovated. All electric building. Owner only pays for water. $4,450 in total monthly income. One of the units just went vacant. Seller willing to offer $10k in concessions to get it rent ready again. Selling as is.

17. 2026-02-16
    status Active 332-char remark

    Show marketing remark (332 chars)

    Excellent investment opportunity in the heart of Kansas City. 4 units, all are 3 bed, 1 bath. All have been recently renovated. All electric building. Owner only pays for water. $4,450 in total monthly income. One of the units just went vacant. Seller willing to offer $10k in concessions to get it rent ready again. Selling as is.

18. 2026-01-29
    status Pending 332-char remark

    Show marketing remark (332 chars)

    Excellent investment opportunity in the heart of Kansas City. 4 units, all are 3 bed, 1 bath. All have been recently renovated. All electric building. Owner only pays for water. $4,450 in total monthly income. One of the units just went vacant. Seller willing to offer $10k in concessions to get it rent ready again. Selling as is.

19. 2025-12-03
    price $395,000 332-char remark

    Show marketing remark (332 chars)

    Excellent investment opportunity in the heart of Kansas City. 4 units, all are 3 bed, 1 bath. All have been recently renovated. All electric building. Owner only pays for water. $4,450 in total monthly income. One of the units just went vacant. Seller willing to offer $10k in concessions to get it rent ready again. Selling as is.

20. 2025-08-19
    listed $419,000 Active 332-char remark

    Show marketing remark (332 chars)

    Excellent investment opportunity in the heart of Kansas City. 4 units, all are 3 bed, 1 bath. All have been recently renovated. All electric building. Owner only pays for water. $4,450 in total monthly income. One of the units just went vacant. Seller willing to offer $10k in concessions to get it rent ready again. Selling as is.

21. 2025-01-01
    status Pending
22. 2025-01-01
    historical
23. 2024-11-20
    listed $419,000 Active
24. 2024-01-28
    historical $1,050
25. 2023-09-03
    listed $1,050
26. 2023-08-30
    historical $1,050
27. 2023-08-24
    price $1,050
28. 2023-07-27
    price $1,150
29. 2023-07-21
    listed $1,000
30. 2023-04-19
    status Pending
31. 2023-04-19
    soldstatus Closed
32. 2023-04-19
    listed $385,000 Active
33. 2023-03-31
    soldstatus
34. 2022-02-08
    soldstatus
35. 2014-02-21
    soldstatus
36. 2012-11-30
    soldstatus
37. 2011-10-26
    soldstatus
38. 2011-06-14
    historical
39. 2011-06-13
    listed $12,000
40. 2011-01-20
    listed $48,700
41. 2010-08-25
    soldstatus $91,700
42. 2006-10-30
    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: $1,981 · $165/mo
• Projected year-2 tax: $3,056 · $255/mo
• Expected delta: +$1,074/yr (+$90/mo · 54.2%)

ⓘ 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 ≥107°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: $59,352
• − Mortgage interest: −$17,645
• − Property taxes: −$1,981
• − Insurance: −$1,575
• − Repairs & maintenance: −$4,748
• − Management: −$4,748
• − Depreciation: −$9,164
• Taxable income: $19,491
• Est. tax owed @ 24.0%: −$4,678
• After-tax cash flow: $18,831/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): 11,912
• Household income: $36,088
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 946.0

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: Predominantly Black (79%)
• Race & ethnicity: Black 79% Hispanic / Latino 9% White 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Swedish 1% Hispanic 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 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: ▲ 73.41%
• Current HPI: 412.6862
• Rent YoY: ▲ 4.65%
• 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

+302.4% since first listed

28 events — show timeline

• 2026-05-05 Price Changed $369,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-28 Price Changed $379,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-16 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-01-29 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-12-03 Price Changed $395,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-19 Listed $419,000 Heartland MLS as Distributed by MLS Grid
• 2025-01-01 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-01-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-11-20 Listed $419,000 Heartland MLS as Distributed by MLS Grid
• 2024-01-28 Rental Removed $1,050 BUILDIUM
• 2023-09-03 Listed for Rent $1,050 BUILDIUM
• 2023-08-30 Rental Removed $1,050 BUILDIUM
• 2023-08-24 Price Changed $1,050 BUILDIUM
• 2023-07-27 Price Changed $1,150 BUILDIUM
• 2023-07-21 Listed for Rent $1,000 BUILDIUM
• 2023-04-19 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-04-19 Listed $385,000 Heartland MLS as Distributed by MLS Grid
• 2023-04-19 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-03-31 Sold (Public Records) — Public Records
• 2022-02-08 Sold (Public Records) — Public Records
• 2014-02-21 Sold (Public Records) — Public Records
• 2012-11-30 Sold (Public Records) — Public Records
• 2011-10-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2011-06-14 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2011-06-13 Listed $12,000 Heartland MLS as Distributed by MLS Grid
• 2011-01-20 Listed $48,700 Heartland MLS as Distributed by MLS Grid
• 2010-08-25 Sold (Public Records) $91,700 Public Records
• 2006-10-30 Sold (Public Records) — Public Records

Property tax history

+12.9%/yr

Latest (2025): $1,981 · -38.1% YoY. Source: county tax records.