4236 Holly St · Kansas City, MO 64111

$399,900

6 bd · 2.0 ba · 2,868 sqft · MultiFamily public records · 53 Days on market

Built 1930 6,478 sqft lot Est $473k · 15% under

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Why this score? — see what drove the D 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).

• ARV discount +14.4/15.0
• Cash flow +12.1/30.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• Rent growth +3.4/5.0
• 1% rule +2.7/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

To be sold with 4232 Holly (next door). Large units with sunroom and lots of light. Newer dual-pane windows. Some carpets and hardwoods, 1 carport per unit, central driveway. All units have 2 bedrooms, 1 bath and a sunroom. New water heaters for both units. Call listing agent for additional information 816-210-7730

Key facts

• 6,478 sq ft lot
• Built 1930
• Listed 52 days

Property features AI

Finance

• Financial info: Gross income reported as $31,200; Operating expenses include maintenance, insurance, real estate tax, and water/sewer
• HOA & community: Maintenance responsibilities include building exterior, HVAC, lawn, roof repair/replacement, and snow removal

Exterior

• Parking: Carport; Paved parking
• Utilities: Public water; Public sewer; Cable available; Fiber available; High-speed internet available; Metro Free telecom
• Home design: Duplex residential income property; Two stories
• Construction: Brick construction; Other-type roof
• Exterior features: Public road maintenance; Inside city limits; Building exterior maintenance included in responsibilities

Interior

• Kitchen: Range/oven; Refrigerator; Dishwasher (in some units)
• Bedrooms: Two-bedroom units
• Bathrooms: One bathroom per unit
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Individual storage available; Applies to all units
• Laundry & utility: Laundry in basement; Individual water heaters; Separate meters

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $400k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $385k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $309k (22.8% below list).
• Recommended offer: $309k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• 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.
• Zoned schools: Ac Prep Elementary (math 12% / reading 27%, grade F, #941 of 1,115 statewide, top 86%, 341 students, 99% FRL); Central Middle School (math 0% / reading 9%, grade F, #388 of 391 statewide, top 99%, 428 students, 99% FRL); Southeast High School (math 2% / reading 12%, grade F, #512 of 521 statewide, top 99%, 487 students, 99% FRL) — zoned schools average 99% FRL vs 75% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.4%/yr); 168 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $3,088/mo this rent would consume 60% of the median local household income ($62k/yr) (locally 1606% 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 $3k of loan paydown is wiped out by about $12k 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.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago; this cycle's ask has dropped $50k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $308,800 (22.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 10.8

CMA / ARV

• ARV (median comp): $472,837
• List price: $399,900
• Delta: -15.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4821-23 Jarboe St	0.75mi	6/3.5	3,190 (+11%)	20mo	$539,000	$169	23

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 · 3.42% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.38×
• Total profit: $-69,014
• Equity at exit: $59,626

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-62,062
• Equity at exit: $34,576

Cash invested: $111,972 (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 64111

• Rents YoY: 3.4%
• Active inventory: 168
• Price-to-rent: 21.6×

Monthly cashflow live

• Estimated rent: $3,088 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$261 /mo · $3,131/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$648
• Net cashflow: $-85

Break-even live

Break-even rent $3,196

Max offer price $384,860

Occupancy floor 98%

Sensitivity live

Price	-10% $141	-5% $28	+0% $-85	+5% $-198	+10% $-312
Rent	-10% $-329	-5% $-207	+0% $-85	+5% $37	+10% $159
Rate	-1.0pp $116	-0.5pp $17	base $-85	+0.5pp $-189	+1.0pp $-294

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,088
Total (2 units)			$3,088

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3517 Jefferson St Kansas City, MO	5.0	3.5	3200	$3,600	$1.12	18d	1	0.99mi
3327 Wyandotte St Kansas City, MO	5.0	2.5	2902	$2,495	$0.86	45d	1	1.31mi

Listing history 26 events

1. 2026-06-21
   days on market $399,900 Active 53 DOM
2. 2026-06-18
   days on market $399,900 Active 50 DOM
3. 2026-06-17
   days on market $399,900 Active 49 DOM
4. 2026-06-16
   days on market $399,900 Active 48 DOM
5. 2026-06-15
   days on market $399,900 Active 47 DOM
6. 2026-06-13
   days on market $399,900 Active 45 DOM
7. 2026-06-09
   days on market $399,900 Active 41 DOM
8. 2026-06-08
   days on market $399,900 Active 40 DOM
9. 2026-06-07
   days on market $399,900 Active 39 DOM
10. 2026-06-05
    days on market $399,900 Active 36 DOM
11. 2026-06-03
    days on market $399,900 Active 35 DOM
12. 2026-06-02
    days on market $399,900 Active 34 DOM
13. 2026-06-02
    price $399,900 Active 33 DOM
14. 2026-06-01
    days on market $450,000 Active 33 DOM
15. 2026-05-31
    days on market $450,000 Active 32 DOM
16. 2026-04-30
    listed $450,000 Active 447-char remark
17. 2026-04-23
    historical $450,000 447-char remark
18. 2021-07-20
    historical
19. 2021-04-12
    listed $500,000 Active
20. 2018-05-25
    soldstatus Sold

    Show marketing remark (316 chars)

    To be sold with 4232 Holly (next door). Large units with sunroom and lots of light. Newer dual-pane windows. Some carpets and hardwoods, 1 carport per unit, central driveway. All units have 2 bedrooms, 1 bath and a sunroom. New water heaters for both units. Call listing agent for additional information 816-210-7730

21. 2018-05-01
    status Pending

    Show marketing remark (316 chars)

    To be sold with 4232 Holly (next door). Large units with sunroom and lots of light. Newer dual-pane windows. Some carpets and hardwoods, 1 carport per unit, central driveway. All units have 2 bedrooms, 1 bath and a sunroom. New water heaters for both units. Call listing agent for additional information 816-210-7730

22. 2018-04-26
    listed $300,000 Active

    Show marketing remark (316 chars)

    To be sold with 4232 Holly (next door). Large units with sunroom and lots of light. Newer dual-pane windows. Some carpets and hardwoods, 1 carport per unit, central driveway. All units have 2 bedrooms, 1 bath and a sunroom. New water heaters for both units. Call listing agent for additional information 816-210-7730

23. 2003-01-09
    soldstatus
24. 2003-01-07
    soldstatus
25. 2002-10-29
    listed $185,000
26. 1995-07-31
    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: $3,131 · $261/mo
• Projected year-2 tax: $3,879 · $323/mo
• Expected delta: +$748/yr (+$62/mo · 23.9%)

ⓘ 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: $37,056
• − Mortgage interest: −$22,401
• − Property taxes: −$3,131
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,964
• − Management: −$2,964
• − Depreciation: −$11,633
• Taxable loss: −$8,038
• Est. tax savings @ 24.0%: +$1,929
• After-tax cash flow: $907/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): 16,887
• Household income: $61,729
• Rent vs Own: 68.8% rent · 31.2% own
• Severe rent burden: 1606.0

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 White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 10% Black 10% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 90% English-only · Spanish 5% Other Asian/Pacific 1% Chinese 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: ▼ -341.84%
• Current HPI: 282.068
• Rent YoY: ▲ 3.42%
• 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

+116.2% since first listed

12 events — show timeline

• 2026-06-01 Price Changed $399,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-30 Listed $450,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Coming Soon $450,000 Heartland MLS as Distributed by MLS Grid
• 2021-07-20 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2021-04-12 Listed $500,000 Heartland MLS as Distributed by MLS Grid
• 2018-05-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-05-01 Pending — Heartland MLS as Distributed by MLS Grid
• 2018-04-26 Listed $300,000 Heartland MLS as Distributed by MLS Grid
• 2003-01-09 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-01-07 Sold (Public Records) — Public Records
• 2002-10-29 Listed $185,000 Heartland MLS as Distributed by MLS Grid
• 1995-07-31 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,131 · +22.2% YoY. Source: county tax records.