301 Lawndale Ave · Kansas City, MO 64123

$152,100

4 bd · 2.0 ba · 1,086 sqft · MultiFamily public records · 58 Days on market

Built 1910 0.25 ac lot Est $281k · 46% 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• 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

Check out this great duplex, located in historic old Northeast KC. Both units have been updated in the past few years, and they rent easily. Rents are currently $875 and $735, so cashflow is easy. This property is also being sold as a part of a package. Contact listing agent for details.

Key facts

• 0.25 acre lot
• Built 1910
• Listed 58 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $152k.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive. Per door: $337/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $148k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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: 59 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $2,062/mo this rent would consume 45% of the median local household income ($54k/yr) (locally 338% 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 + 3.0% rent growth), your $43k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,537 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.36% ✓
• Cap rate: 11.60%
• Cash-on-cash: 18.97%
• DSCR: 1.84
• GRM: 6.1

CMA / ARV

• ARV (median comp): $280,614
• List price: $152,100
• Delta: -45.80%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.8%
• Equity multiple: 1.43×
• Total profit: $18,198
• Equity at exit: $22,679

10-year hold

• IRR: 19.8%
• Equity multiple: 2.67×
• Total profit: $70,940
• Equity at exit: $13,151

Cash invested: $42,588 (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 64123

• Home prices YoY: -8.3%
• Active inventory: 59
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,062 high
• Mortgage (P&I): −$798
• Tax from tax record: −$95 /mo · $1,138/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $673

Break-even live

Break-even rent $1,210

Max offer price $152,100

Occupancy floor 62%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,062
Total (2 units)			$2,062

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: $38,025
• Closing costs: $4,563
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Lawndale Ave Kansas City, MO	3.0	2.0	920	$1,500	$1.63	7d	1	0.07mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	16d	1	0.34mi
216 N Wheeling Ave Kansas City, MO	3.0	2.0	1474	$1,495	$1.01	19d	1	0.34mi
5213 Wilburn Ct Kansas City, MO	3.0	1.0	1274	$1,375	$1.08	21d	1	0.41mi
218 N Elmwood Ave Kansas City, MO	4.0	2.0	1184	$1,500	$1.27	43d	1	0.77mi
6011 E 11th St Kansas City, MO	3.0	1.0	900	$1,200	$1.33	16d	1	0.78mi
815 Elmwood Ave Kansas City, MO	3.0	1.5	1302	$1,600	$1.23	14d	1	0.88mi
3523 Saint John Ave Kansas City, MO	3.0	1.0	1500	$995	$0.66	23d	1	1.31mi

Listing history 32 events

1. 2026-06-18
   days on market $152,100 Active 58 DOM
2. 2026-06-17
   days on market $152,100 Active 57 DOM
3. 2026-06-16
   days on market $152,100 Active 56 DOM
4. 2026-06-15
   days on market $152,100 Active 55 DOM
5. 2026-06-13
   days on market $152,100 Active 53 DOM
6. 2026-06-09
   days on market $152,100 Active 49 DOM
7. 2026-06-08
   days on market $152,100 Active 48 DOM
8. 2026-06-07
   days on market $152,100 Active 47 DOM
9. 2026-06-05
   days on market $152,100 Active 44 DOM
10. 2026-06-03
    days on market $152,100 Active 43 DOM
11. 2026-06-02
    days on market $152,100 Active 42 DOM
12. 2026-06-01
    days on market $152,100 Active 41 DOM
13. 2026-05-31
    days on market $152,100 Active 40 DOM
14. 2026-04-21
    listed $152,100 Active 288-char remark

    Show marketing remark (288 chars)

    Check out this great duplex, located in historic old Northeast KC. Both units have been updated in the past few years, and they rent easily. Rents are currently $875 and $735, so cashflow is easy. This property is also being sold as a part of a package. Contact listing agent for details.

15. 2025-12-01
    historical
16. 2025-04-17
    listed $169,000 Active
17. 2025-04-09
    historical
18. 2025-01-29
    listed $175,000 Active
19. 2023-11-06
    historical
20. 2023-09-27
    listed $199,000 Active
21. 2023-06-07
    historical
22. 2023-03-29
    status Active
23. 2023-03-17
    status Pending
24. 2023-02-21
    listed $170,000 Active
25. 2023-02-21
    historical
26. 2023-01-05
    listed $175,000 Active
27. 2021-01-07
    soldstatus Closed
28. 2020-12-04
    status Pending
29. 2020-10-13
    price $109,900
30. 2020-09-03
    listed $119,900 Active
31. 2016-01-21
    soldstatus
32. 1992-10-29
    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: $1,138 · $95/mo
• Projected year-2 tax: $1,475 · $123/mo
• Expected delta: +$337/yr (+$28/mo · 29.6%)

ⓘ 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 2/10 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: $24,744
• − Mortgage interest: −$8,520
• − Property taxes: −$1,138
• − Insurance: −$760
• − Repairs & maintenance: −$1,980
• − Management: −$1,980
• − Depreciation: −$4,425
• Taxable income: $5,942
• Est. tax owed @ 24.0%: −$1,426
• After-tax cash flow: $6,652/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): 11,833
• Household income: $54,443
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 338.0

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: Hispanic / Latino 48% White 34% Two or more races 25% Black 10% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 37% Puerto Rican 1% Cuban 3%
• Common ancestry: Italian 2% Arab 2% Romanian 1%
• Foreign-born: 22% · Canada, Vietnam, Philippines
• Languages at home: 58% English-only · Spanish 35% Arabic 2% Vietnamese 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: ▼ -35.35%
• Current HPI: 392.4402
• Rent YoY: —
• 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

+26.9% since first listed

19 events — show timeline

• 2026-04-21 Listed $152,100 Heartland MLS as Distributed by MLS Grid
• 2025-12-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-04-17 Listed $169,000 Heartland MLS as Distributed by MLS Grid
• 2025-04-09 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-01-29 Listed $175,000 Heartland MLS as Distributed by MLS Grid
• 2023-11-06 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-09-27 Listed $199,000 Heartland MLS as Distributed by MLS Grid
• 2023-06-07 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-03-29 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-03-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-02-21 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-02-21 Listed $170,000 Heartland MLS as Distributed by MLS Grid
• 2023-01-05 Listed $175,000 Heartland MLS as Distributed by MLS Grid
• 2021-01-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-12-04 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-10-13 Price Changed $109,900 Heartland MLS as Distributed by MLS Grid
• 2020-09-03 Listed $119,900 Heartland MLS as Distributed by MLS Grid
• 2016-01-21 Sold (Public Records) — Public Records
• 1992-10-29 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,138 · -14.2% YoY. Source: county tax records.