525-527 Riverview Ave · Kansas City, KS 66101

$115,000

5 bd · 2.0 ba · 2,904 sqft · MultiFamily public records · 26 Days on market

Built 1930 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Multi-family units

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

Listing remarks

INVESTOR SPECIAL! Don't miss out on this amazing opportunity to purchase this Strawberry Hill Fixer Upper Multifamily home well below market value. Remodel the existing 2-4 unit layout or convert to a single family residence. The possibilities are endless! Minutes from downtown KCMO. Great flip opportunity or build some sweat equity! Home needs extensive remodeling for a skilled rehabber. Sold AS IS

Key facts

• 2-4 unit layout
• Multifamily home
• Extensive remodeling

Tags

• MULTIFAMILY HOME
• 2-4 UNIT LAYOUT
• SINGLE FAMILY RESIDENCE
• MINUTES FROM DOWNTOWN KCMO
• EXTENSIVE REMODELING

Property features AI

Finance

• Other: Lot size approximately 6,534 square feet (public records); Current occupancy noted as vacant
• Financial info: Four total units in the building; One unit count listed separately; Unit mix includes 2-bedroom and 3-bedroom units; Operating expenses include other items
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Security: No security details provided
• Utilities: Public water; Public sewer; Utilities listed as other
• Home design: Residential income duplex; Two-story building; Zoned R
• Construction: Frame construction; Composition roof; Building age approximately 76–100 years
• Exterior features: Deck; Porch; Property not in a flood plain

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Three-bedroom units (two units)
• Flooring: No flooring details provided
• Bathrooms: Two bathrooms in each 3-bedroom unit
• Heating & cooling: Natural gas heating; Cooling present (type listed as other)
• Interior features: Basement present
• Laundry & utility: Laundry located in the basement; Separate meters for utilities

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $115k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 27.6% 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: 42 active listings in the ZIP; lower-income renter base — watch delinquency; 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).
• At $3,513/mo this rent would consume 99% of the median local household income ($43k/yr) (locally 457% 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 $12k of equity ($795 loan paydown + $12k appreciation (10.0% local appreciation)).
• Wyandotte County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $10k (8%) 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 $113,275 (1.5% below list)

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. 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. 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?
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: 3.05% ✓
• Cap rate: 27.64%
• Cash-on-cash: 76.24%
• DSCR: 4.39
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 86.6%
• Equity multiple: 6.99×
• Total profit: $192,938
• Equity at exit: $103,601

10-year hold

• IRR: 81.1%
• Equity multiple: 15.46×
• Total profit: $465,736
• Equity at exit: $223,420

Cash invested: $32,200 (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 66101

• Home prices YoY: 20.4%
• Active inventory: 42
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $3,513 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$79 /mo · $943/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$738
• Net cashflow: $2,046

Break-even live

Break-even rent $923

Max offer price $115,000

Occupancy floor 37%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$3,514
Total (2 units)			$3,513

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   status $115,000 Active 26 DOM
2. 2026-06-15
   statusdays on market $115,000 Pending 26 DOM
3. 2026-06-13
   days on market $115,000 Active 25 DOM
4. 2026-06-13
   days on market $115,000 Active 24 DOM
5. 2026-06-09
   days on market $115,000 Active 21 DOM
6. 2026-06-08
   days on market $115,000 Active 20 DOM
7. 2026-06-07
   days on market $115,000 Active 19 DOM
8. 2026-06-05
   pricedays on market $115,000 Active 16 DOM
9. 2026-06-03
   days on market $125,000 Active 15 DOM
10. 2026-06-02
    days on market $125,000 Active 14 DOM
11. 2026-06-01
    days on market $125,000 Active 13 DOM
12. 2026-05-31
    days on market $125,000 Active 12 DOM
13. 2026-05-19
    listed $125,000 Active
14. 2020-09-03
    status Active
15. 2020-09-03
    historical
16. 2020-08-25
    status Pending
17. 2020-03-24
    price $99,000
18. 2020-03-06
    listed $120,000 Active
19. 2019-02-21
    soldstatus
20. 2006-11-03
    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 KS · Resets to sale price

• Current annual tax: $943 · $79/mo
• Projected year-2 tax: $1,622 · $135/mo
• Expected delta: +$679/yr (+$57/mo · 72.0%)

ⓘ 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: $42,156
• − Mortgage interest: −$6,442
• − Property taxes: −$943
• − Insurance: −$575
• − Repairs & maintenance: −$3,372
• − Management: −$3,372
• − Depreciation: −$3,345
• Taxable income: $24,106
• Est. tax owed @ 24.0%: −$5,785
• After-tax cash flow: $18,763/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): 12,556
• Household income: $42,551
• Rent vs Own: 60.8% rent · 39.2% own
• Severe rent burden: 457.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 47% Black 30% White 16% Two or more races 10% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 29% · Canada, India
• Languages at home: 53% English-only · Spanish 39% Other Asian/Pacific 2%

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: ▲ 77.98%
• Current HPI: 460.4303
• Rent YoY: —
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

+4.2% since first listed

8 events — show timeline

• 2026-05-19 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 2020-09-03 Relisted — Heartland MLS as Distributed by MLS Grid
• 2020-09-03 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2020-08-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-03-24 Price Changed $99,000 Heartland MLS as Distributed by MLS Grid
• 2020-03-06 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2019-02-21 Sold (Public Records) — Public Records
• 2006-11-03 Sold (Public Records) — Public Records

Property tax history

+0.2%/yr

Latest (2025): $943 · -13.8% YoY. Source: county tax records.