5705-5707 Saint John Ave · Kansas City, MO 64123

$1,750,000

1632 bd · None ba · 5,050 sqft · MultiFamily public records · 107 Days on market

Built 1910 0.71 ac lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 (5+ Unit). Listing-text estimate: 51 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Part of a package of 7 buildings with a total of 176 units. Tenants and Managers not aware of sale. Total pkg price $4.89 M. see additional remarks for proforma See MLS #'s: 1490043, 1490048, 1490050, 1490051, 1490055, 1490056. Photos & Proforma http://multifamilyforsale. wordpress.com. Numbers provided to give an idea of performance, will vary by owner & mgmt.

Key facts

• Large windows
• Solid construction
• Immediate cash flow

Tags

• MULTIFAMILY OPPORTUNITY
• THREE-BUILDING BRICK PROPERTY
• CLASSIC ARCHITECTURAL DETAILS
• LARGE WINDOWS
• SOLID CONSTRUCTION
• IMMEDIATE CASH FLOW

What this means for you Summary

Snapshot

• This is a 51 × 32-bed/?-bath units multifamily listed at $1.75M.

Deal economics

• At list price, monthly cash flow is $51k ($614k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($78k rent vs $1.75M).
• Recommended offer: $1.59M (9.0% below list) — sets the bar for market timing.
• Cap rate 41.4% 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; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $77,780/mo this rent would consume 1714% 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 $12k of loan paydown is wiped out by about $52k 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 $490k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($1.59M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $240k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,592,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
8. 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?
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: 4.44% ✓
• Cap rate: 41.38%
• Cash-on-cash: 125.30%
• DSCR: 6.57
• GRM: 1.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.07×
• Total profit: $2,975,035
• Equity at exit: $260,931

10-year hold

• IRR: —
• Equity multiple: 14.85×
• Total profit: $6,786,760
• Equity at exit: $151,308

Cash invested: $490,000 (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: 95.6×

Monthly cashflow live

• Estimated rent: $77,780 medium
• Mortgage (P&I): −$9,177
• Tax from tax record: −$378 /mo · $4,531/yr
• Insurance: −$729
• HOA: −$0
• Vacancy / Maint / Mgmt: −$16,334
• Net cashflow: $51,162

Break-even live

Break-even rent $13,018

Max offer price $1,750,000

Occupancy floor 29%

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

Units	Beds	Baths	Est. rent
▸ 51× units	32	—	$77,775
Total (51 units)			$77,780

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: $437,500
• Closing costs: $52,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $1,750,000 Active 107 DOM
2. 2026-06-17
   days on market $1,750,000 Active 106 DOM
3. 2026-06-16
   days on market $1,750,000 Active 105 DOM
4. 2026-06-15
   days on market $1,750,000 Active 104 DOM
5. 2026-06-13
   days on market $1,750,000 Active 102 DOM
6. 2026-06-09
   days on market $1,750,000 Active 98 DOM
7. 2026-06-08
   days on market $1,750,000 Active 97 DOM
8. 2026-06-07
   days on market $1,750,000 Active 96 DOM
9. 2026-06-05
   days on market $1,750,000 Active 93 DOM
10. 2026-06-03
    days on market $1,750,000 Active 92 DOM
11. 2026-06-02
    days on market $1,750,000 Active 91 DOM
12. 2026-06-01
    days on market $1,750,000 Active 90 DOM
13. 2026-05-31
    days on market $1,750,000 Active 89 DOM
14. 2026-04-23
    status Pending
15. 2026-02-05
    price $1,750,000
16. 2026-01-29
    listed $1,990,000 Active
17. 2008-08-22
    historical 375-char remark

    Show marketing remark (375 chars)

    Part of a package of 7 buildings with a total of 176 units. Tenants and Managers not aware of sale. Total pkg price $4.89 M. see additional remarks for proforma See MLS #'s: 1490043, 1490048, 1490050, 1490051, 1490055, 1490056. Photos & Proforma http://multifamilyforsale. wordpress.com. Numbers provided to give an idea of performance, will vary by owner & mgmt.

18. 2008-08-05
    listed $250,000 375-char remark

    Show marketing remark (375 chars)

    Part of a package of 7 buildings with a total of 176 units. Tenants and Managers not aware of sale. Total pkg price $4.89 M. see additional remarks for proforma See MLS #'s: 1490043, 1490048, 1490050, 1490051, 1490055, 1490056. Photos & Proforma http://multifamilyforsale. wordpress.com. Numbers provided to give an idea of performance, will vary by owner & mgmt.

19. 2004-06-01
    soldstatus 39-char remark

    Show marketing remark (39 chars)

    lot at 5703 St. John included in price.

20. 2004-04-19
    listed $175,000 39-char remark

    Show marketing remark (39 chars)

    lot at 5703 St. John included in price.

21. 1981-07-01
    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: $4,531 · $378/mo
• Projected year-2 tax: $16,975 · $1,415/mo
• Expected delta: +$12,444/yr (+$1,037/mo · 274.6%)

ⓘ 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 3/10 Moderate
• 🌡 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: $933,360
• − Mortgage interest: −$98,027
• − Property taxes: −$4,531
• − Insurance: −$8,750
• − Repairs & maintenance: −$74,669
• − Management: −$74,669
• − Depreciation: −$50,909
• Taxable income: $621,805
• Est. tax owed @ 24.0%: −$149,233
• After-tax cash flow: $464,714/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

+900.0% since first listed

8 events — show timeline

• 2026-04-23 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-05 Price Changed $1,750,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-29 Listed $1,990,000 Heartland MLS as Distributed by MLS Grid
• 2008-08-22 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2008-08-05 Listed $250,000 Heartland MLS as Distributed by MLS Grid
• 2004-06-01 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-04-19 Listed $175,000 Heartland MLS as Distributed by MLS Grid
• 1981-07-01 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $4,531 · +4.1% YoY. Source: county tax records.