1211-1213 Reynolds Ave · Kansas City, KS 66102

$310,000

7 bd · 4.0 ba · 2,988 sqft · MultiFamily public records · 78 Days on market

Built 1910 6,534 sqft lot

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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
• ARV discount +7.5/15.0
• Rent growth +4.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• 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: 4 units. confirmed

Listing remarks MLS

Value add 4 plex. .. 3 two bedrooms and 1 one bedroom all with 1 bath with Frig and Stove. Sitting on extra large lot that could be off street parking or possibly with city approval another Multi Family building. All lead based paint has been removed by a Government program.

Key facts

• Large yard area
• Brick fourplex
• Downtown kansas city

Tags

• BRICK FOURPLEX
• FULL-WIDTH COVERED FRONT PORCH
• LARGE YARD AREA
• DOWNTOWN KANSAS CITY

Property features AI

Finance

• Other: Inside city limits
• Financial info: Operating expenses include real estate tax
• HOA & community: No association fees

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; 100 amp electric service; Central water heater
• Home design: Residential income property (quadruplex); 2 stories; Zoned R
• Construction: Brick and frame construction; Composition roof
• Exterior features: Not in a flood plain; Lot approximately 6,534 square feet

Interior

• Kitchen: Range/Oven; Refrigerator
• Bedrooms: Four units: three 2-bedroom units and one 1-bedroom unit
• Heating & cooling: Forced air heating; Window units and multiple cooling units
• Interior features: Individual storage; Has basement
• Laundry & utility: Central laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3×2bd/1.0ba + 1×1bd/1.0ba units multifamily listed at $310k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $413/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $310k).
• Recommended offer: $291k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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 rising fast (+8.4%/yr); 109 active listings in the ZIP; 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).
• At $4,703/mo this rent would consume 107% of the median local household income ($53k/yr) (locally 1253% 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 $2k of loan paydown is wiped out by about $9k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $87k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $291,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 1910 — 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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 12.69%
• Cash-on-cash: 22.84%
• DSCR: 2.02
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 1.92×
• Total profit: $79,869
• Equity at exit: $46,222

10-year hold

• IRR: 32.4%
• Equity multiple: 4.67×
• Total profit: $318,256
• Equity at exit: $26,803

Cash invested: $86,800 (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 66102

• Home prices YoY: -8.7%
• Rents YoY: 8.4%
• Active inventory: 109
• Price-to-rent: 21.6×

Monthly cashflow live

• Estimated rent: $4,703 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$308 /mo · $3,701/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$988
• Net cashflow: $1,652

Break-even live

Break-even rent $2,612

Max offer price $310,000

Occupancy floor 60%

Sensitivity live

Price	-10% $1,828	-5% $1,740	+0% $1,652	+5% $1,564	+10% $1,477
Rent	-10% $1,281	-5% $1,466	+0% $1,652	+5% $1,838	+10% $2,024
Rate	-1.0pp $1,808	-0.5pp $1,731	base $1,652	+0.5pp $1,572	+1.0pp $1,490

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,594
1× unit	1	1	$1,109
Total (4 units)			$4,703

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $310,000 Active 78 DOM
2. 2026-06-17
   days on market $310,000 Active 77 DOM
3. 2026-06-16
   days on market $310,000 Active 76 DOM
4. 2026-06-15
   days on market $310,000 Active 75 DOM
5. 2026-06-13
   days on market $310,000 Active 73 DOM
6. 2026-06-13
   days on market $310,000 Active 72 DOM
7. 2026-06-09
   days on market $310,000 Active 69 DOM
8. 2026-06-08
   days on market $310,000 Active 68 DOM
9. 2026-06-07
   days on market $310,000 Active 67 DOM
10. 2026-06-05
    days on market $310,000 Active 64 DOM
11. 2026-06-03
    days on market $310,000 Active 63 DOM
12. 2026-06-02
    days on market $310,000 Active 62 DOM
13. 2026-06-01
    days on market $310,000 Active 61 DOM
14. 2026-05-31
    days on market $310,000 Active 60 DOM
15. 2026-04-01
    listed $310,000 Active
16. 2024-02-20
    soldstatus
17. 2024-02-13
    soldstatus
18. 2024-02-05
    soldstatus Closed 275-char remark

    Show marketing remark (275 chars)

    Value add 4 plex. .. 3 two bedrooms and 1 one bedroom all with 1 bath with Frig and Stove. Sitting on extra large lot that could be off street parking or possibly with city approval another Multi Family building. All lead based paint has been removed by a Government program.

19. 2024-02-02
    soldstatus
20. 2024-01-08
    status Pending 275-char remark

    Show marketing remark (275 chars)

    Value add 4 plex. .. 3 two bedrooms and 1 one bedroom all with 1 bath with Frig and Stove. Sitting on extra large lot that could be off street parking or possibly with city approval another Multi Family building. All lead based paint has been removed by a Government program.

21. 2023-12-30
    status Active 275-char remark

    Show marketing remark (275 chars)

    Value add 4 plex. .. 3 two bedrooms and 1 one bedroom all with 1 bath with Frig and Stove. Sitting on extra large lot that could be off street parking or possibly with city approval another Multi Family building. All lead based paint has been removed by a Government program.

22. 2023-12-07
    status Pending 275-char remark

    Show marketing remark (275 chars)

    Value add 4 plex. .. 3 two bedrooms and 1 one bedroom all with 1 bath with Frig and Stove. Sitting on extra large lot that could be off street parking or possibly with city approval another Multi Family building. All lead based paint has been removed by a Government program.

23. 2023-08-11
    listed $265,000 Active 275-char remark

    Show marketing remark (275 chars)

    Value add 4 plex. .. 3 two bedrooms and 1 one bedroom all with 1 bath with Frig and Stove. Sitting on extra large lot that could be off street parking or possibly with city approval another Multi Family building. All lead based paint has been removed by a Government program.

24. 2003-09-03
    soldstatus 274-char remark

    Show marketing remark (274 chars)

    QUAINT ALL BRICK 4-PLEX. CURRENTLY 3 OF 4 UNITS RENTED. CLOSE TO HIGHWAY, DOWNTOWN, AND BUS ROUTE. NEWER ROOF AND A/C. NEEDS SOME INTERIOR COSMETIC, BUT COULD BE ONGOING AS VACANCIES OCCUR. SOME NEW WINDOWS. POSSIBLE 5TH APT. IN BASEMENT ALREADY FRAMED IN. GREAT INVESTMENT!

25. 2003-03-20
    listed $119,950 274-char remark

    Show marketing remark (274 chars)

    QUAINT ALL BRICK 4-PLEX. CURRENTLY 3 OF 4 UNITS RENTED. CLOSE TO HIGHWAY, DOWNTOWN, AND BUS ROUTE. NEWER ROOF AND A/C. NEEDS SOME INTERIOR COSMETIC, BUT COULD BE ONGOING AS VACANCIES OCCUR. SOME NEW WINDOWS. POSSIBLE 5TH APT. IN BASEMENT ALREADY FRAMED IN. GREAT INVESTMENT!

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

Tax reassessment forecast KS · Resets to sale price

• Current annual tax: $3,701 · $308/mo
• Projected year-2 tax: $4,371 · $364/mo
• Expected delta: +$670/yr (+$56/mo · 18.1%)

ⓘ 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: $56,436
• − Mortgage interest: −$17,365
• − Property taxes: −$3,701
• − Insurance: −$1,550
• − Repairs & maintenance: −$4,515
• − Management: −$4,515
• − Depreciation: −$9,018
• Taxable income: $15,773
• Est. tax owed @ 24.0%: −$3,785
• After-tax cash flow: $16,040/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): 29,443
• Household income: $52,861
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1253.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 53% White 19% Black 17% Two or more races 15% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: Italian 1% Romanian 0%
• Foreign-born: 28% · Canada, Philippines
• Languages at home: 52% English-only · Spanish 42% Other Asian/Pacific 5% Other Indo-European 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: ▼ -36.64%
• Current HPI: 383.6185
• Rent YoY: ▲ 8.36%
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

+158.4% since first listed

11 events — show timeline

• 2026-04-01 Listed $310,000 Heartland MLS as Distributed by MLS Grid
• 2024-02-20 Sold (Public Records) — Public Records
• 2024-02-13 Sold (Public Records) — Public Records
• 2024-02-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-02-02 Sold (Public Records) — Public Records
• 2024-01-08 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-12-30 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-12-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-08-11 Listed $265,000 Heartland MLS as Distributed by MLS Grid
• 2003-09-03 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-03-20 Listed $119,950 Heartland MLS as Distributed by MLS Grid

Property tax history

+11.8%/yr

Latest (2025): $3,701 · +143.6% YoY. Source: county tax records.