2700 NW 69th Ter · Kansas City, MO 64151

$395,000

6 bd · 4.0 ba · 4,742 sqft · MultiFamily · 1 Days on market

Built 2001 Good condition 0.28 ac lot Garage $83/sqft · 18% below area Est $481k · 18% under

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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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.3/10.0
• Schools +5.3/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• 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

An exceptional investment opportunity awaits with this well-maintained duplex showing true pride of ownership. This property is positioned in a highly desirable Northland location with easy access to the Lead Innovation Center, Hopewell Elementary, Line Creek Trail, and all the local amenities the area has to offer. One unit will vacate at the end of June, providing an immediate opportunity to update or place a new tenant, while the second unit remains stable on a month-to-month lease. Currently underrented, this asset positions the next owner to immediately capitalize on local market rates and maximize their return.

Key facts

• Underrented asset
• Northland location
• 0.28 acre lot

Tags

• WELL MAINTAINED DUPLEX
• NORTHLAND LOCATION
• EASY ACCESS TO AMENITIES
• UNDERRENTED ASSET

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $395k. Condition is rated good.
• This rent per unit runs 31% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $556/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $395k).
• Cap rate 9.7% 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: crime F.
• Park Hill (urban): math 47% / reading 54% proficiency, ranked #26 of 324 in MO (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Line Creek Elem. (math 32% / reading 42%, grade F, #611 of 1,115 statewide, top 59%, 364 students, 45% FRL); Plaza Middle (math 37% / reading 51%, grade D, #121 of 391 statewide, top 32%, 715 students, 30% FRL); Park Hill High (math 70% / reading 71%, grade B+, #9 of 521 statewide, top 2%, 1,857 students, 25% FRL).
• Market conditions: Rents rising fast (+4.8%/yr); 277 active listings in the ZIP; solid renter incomes; 234 units permitted in Platte County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Platte County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $111k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $395,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.23% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.06%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

• ARV (median comp): $481,145
• List price: $395,000
• Delta: -17.90%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3650 NW 64th St	0.83mi	5/4.0 (-1)	4,724 (-0%)	15mo	$895,000	$189	47
3609 NW 75th Ct	0.83mi	5/5.0 (-1)	4,217 (-11%)	3mo	$500,000	$119	35
3809 NW 75th St	0.91mi	5/4.5 (-1)	4,505 (-5%)	18mo	$475,000	$105	35
7615 N Amoret Ave	1.15mi	5/4.5 (-1)	4,444 (-6%)	16mo	$600,000	$135	34
6323 N Robinhood Ln	0.81mi	5/4.0 (-1)	4,122 (-13%)	6mo	$514,900	$125	34
4317 NW 63rd Ter	1.20mi	5/4.5 (-1)	3,792 (-20%)	2mo	$539,000	$142	32
6120 N Strathbury Ave	1.29mi	5/4.5 (-1)	3,966 (-16%)	2mo	$459,900	$116	31
5007 NW 71st St	1.42mi	5/4.0 (-1)	3,848 (-19%)	12mo	$695,000	$181	25
4215 NW 76th St	1.22mi	5/4.5 (-1)	3,621 (-24%)	11mo	$585,000	$162	24
1915 NW 58th Ct	1.50mi	5/5.0 (-1)	4,040 (-15%)	12mo	$569,000	$141	22
7401 N Amoret Ave	1.00mi	5/3.0 (-1)	3,638 (-23%)	16mo	$390,000	$107	18
7550 N Gower Ave	1.10mi	5/6.5 (-1)	3,964 (-16%)	12mo	$800,000	$202	15

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 · 4.8% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.14×
• Total profit: $15,804
• Equity at exit: $58,896

10-year hold

• IRR: 14.8%
• Equity multiple: 2.30×
• Total profit: $143,352
• Equity at exit: $34,152

Cash invested: $110,600 (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 →

Active competition Active MLS

• For sale now: 0 active · 1 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 64151

• Rents YoY: 4.8%
• Active inventory: 277
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $4,862 high
• Mortgage (P&I): −$2,071
• Tax est. 1.5%: −$494 /mo · $5,925/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,021
• Net cashflow: $1,111

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$4,862
Total (2 units)			$4,862

Break-even live

Break-even rent $3,455

Max offer price $395,000

Occupancy floor 72%

Sensitivity live

Price	-10% $1,384	-5% $1,248	+0% $1,111	+5% $975	+10% $838
Rent	-10% $727	-5% $919	+0% $1,111	+5% $1,303	+10% $1,495
Rate	-1.0pp $1,310	-0.5pp $1,212	base $1,111	+0.5pp $1,009	+1.0pp $905

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: $98,750
• Closing costs: $11,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6826 N Pontiac Ave Kansas City, MO	4.0	3.0	2650	$2,849	$1.08	9d	1	0.12mi
3526-3528 NW 70th St Unit 3528 Kansas City, MO	3.0	3.0	1668	$1,945	$1.17	9d	1	0.47mi
6943 N Bedford Ave Kansas City, MO	2.0–3.0	2.0–3.0	1571	$2,550	$1.62	4d	4	0.47mi
8800 N Ames Ave Kansas City, MO	1.0–2.0	1.0–2.0	948	$1,779	$1.88	0d	18	0.67mi
2221 NW 64th Pl Kansas City, MO	3.0	2.5	1400	$2,305	$1.65	119d	1	0.71mi
6946 N Hickory St Kansas City, MO	4.0	2.5	2142	$2,285	$1.07	7d	1	0.82mi
1527 NW 67th Ter Kansas City, MO	3.0	2.0	1562	$2,005	$1.28	119d	1	0.83mi
7324 N Liberty St Kansas City, MO	3.0	1.5	1100	$1,625	$1.48	0d	1	0.91mi
1400 NW 66th Ter Kansas City, MO	3.0	2.0	1897	$2,035	$1.07	139d	1	0.91mi
1428 NW 64th Ter Kansas City, MO	2.0	1.0	960	$999	$1.04	67d	1	1.02mi
1412 NW 63rd Ter Kansas City, MO	3.0	2.0	1292	$2,285	$1.77	139d	1	1.03mi
6011 N Harden Ct Kansas City, MO	3.0	2.5	2141	$2,500	$1.17	2d	1	1.07mi
1429 NW 63rd St Kansas City, MO	3.0	2.0	1896	$2,191	$1.16	2d	1	1.11mi
6235 N Hickory Ct Kansas City, MO	3.0	2.0	2580	$2,371	$0.92	4d	1	1.22mi
3909 NW 78th St Kansas City, MO	3.0	3.0	1756	$2,416	$1.38	139d	1	1.29mi
6000 N Lenox Ave Kansas City, MO	3.0	1.5	2258	$2,250	$1.00	58d	1	1.31mi
6360 N London Ave Kansas City, MO	1.0–3.0	1.0–2.0	885	$2,454	$2.77	67d	1	1.37mi
1907 NW 79th Ter Kansas City, MO	3.0	2.5	2439	$2,346	$0.96	67d	1	1.39mi
1232 NW 77th St Kansas City, MO	3.0	2.5	—	$2,060	—	110d	1	1.41mi
916 NW 62nd Ter Kansas City, MO	3.0	3.5	2227	$2,295	$1.03	74d	1	1.42mi
7909 N Granby Ave Kansas City, MO	1.0–2.0	1.0–1.5	898	$1,345	$1.50	139d	14	1.42mi
524 NW 65th Ter Kansas City, MO	4.0	2.5	2368	$2,385	$1.01	10d	1	1.45mi
1601 NW 79th Ter Kansas City, MO	3.0	2.0	1580	$2,066	$1.31	58d	1	1.45mi
410 NW 72nd Ter Kansas City, MO	3.0	2.5	1368	$2,075	$1.52	116d	1	1.50mi

Property features AI

Finance

• Other: Unit layout: each unit ~2,371 (unit square footage provided in records)
• Financial info: Operating expenses include insuranceOver 95% current occupancyTwo total units
• HOA & community: No association fees

Exterior

• Parking: Attached garage plus on-street parking (total 4 spaces)Has garage
• Utilities: Public waterPublic sewerElectric with separate meters
• Home design: Duplex residential income propertyTwo-story
• Construction: Frame construction with vinyl sidingComposition roof
• Exterior features: Not in a flood plainLot approximately 12,153 square feet

Interior

• Kitchen: Each unit includes range/ovenEach unit includes refrigeratorEach unit includes dishwasherStorm doors included
• Bedrooms: Two 3-bedroom units
• Bathrooms: Each unit has 2 bathrooms
• Heating & cooling: Forced air heatingElectric coolingIndividual heat and air with separate meters
• Interior features: Basement present
• Laundry & utility: Laundry in basement / utility roomHot water heater

Listing history 2 events

1. 2026-06-13
   remarks 624-char remark
2. 2026-06-13
   listed $395,000 Coming Soon 1 DOM

ⓘ 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 3/10 Moderate
• 🌡 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: $58,344
• − Mortgage interest: −$22,126
• − Property taxes: −$5,925
• − Insurance: −$1,975
• − Repairs & maintenance: −$4,668
• − Management: −$4,668
• − Depreciation: −$11,491
• Taxable income: $7,492
• Est. tax owed @ 24.0%: −$1,798
• After-tax cash flow: $11,537/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 · 3 photos

Good 75/100 Cosmetic rehab Est. rehab $23,710–$71,130 screening

This well-maintained duplex in a desirable location is ready for immediate rental or resale with minor cosmetic updates.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace or clean gutters — Improves drainage and prevents water damage ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 53/100

Zoned Schools

Elementary Hopewell Elementary D- MO #405/1,115 Nat'l #15,746/41,679 Middle Plaza Middle D MO #121/391 Nat'l #4,963/14,009 High Park Hill High B+ MO #9/521 Nat'l #2,083/17,239

Schools (NCES district)

• District: Park Hill
• NCES district ID: 2923550
• Math proficiency: 47% ▼ -3.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $67,616
• Composite: 44.86/100
• National rank: #2723
• State rank: #26 of 324 in MO

B Composite livability gradescore 78/100

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: Platte County · 111,772 people
• City population: 439,467
• Metro: Kansas City, MO-KS
• Population (ZIP): 28,526
• Household income: $92,876
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 8% of renters

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Population outlook (Platte County) Hauer SSP2

• Today (2025): 111,772 people
• By 2030: 119,173 · +6.6%
• By 2040: 133,326 · +19.3%
• By 2050: 146,617 · +31.2%
• By 2075: 178,626 · +59.8%
• By 2100: 195,638 · +75.0%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 12% Hispanic / Latino 8% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Romanian 2% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 4% Other Asian/Pacific 1% Russian/Polish/Slavic 1%

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Political lean MEDSL · Platte

• 2024 margin: Toss-up / Even · D 47.7% · R 50.8% · Other 1.4%
• 2008→2024 swing: +3.2pp toward D · 2008: -6.4pp · 2024: -3.1pp
• All cycles: 2024: R+3.1 2020: R+3.0 2016: R+13.0 2012: R+14.2 2008: R+6.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -225.06%
• Current HPI: 241.6626
• Rent YoY: ▲ 4.80%
• Metro: Kansas City, MO-KS
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

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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

Property features AI

Finance

• Other: Unit layout: each unit ~2,371 (unit square footage provided in records)
• Financial info: Operating expenses include insuranceOver 95% current occupancyTwo total units
• HOA & community: No association fees

Exterior

• Parking: Attached garage plus on-street parking (total 4 spaces)Has garage
• Utilities: Public waterPublic sewerElectric with separate meters
• Home design: Duplex residential income propertyTwo-story
• Construction: Frame construction with vinyl sidingComposition roof
• Exterior features: Not in a flood plainLot approximately 12,153 square feet

Interior

• Kitchen: Each unit includes range/ovenEach unit includes refrigeratorEach unit includes dishwasherStorm doors included
• Bedrooms: Two 3-bedroom units
• Bathrooms: Each unit has 2 bathrooms
• Heating & cooling: Forced air heatingElectric coolingIndividual heat and air with separate meters
• Interior features: Basement present
• Laundry & utility: Laundry in basement / utility roomHot water heater