3327 - 3329 Indiana Ave · Kansas City, MO 64128

$390,000

8 bd · 4.0 ba · 3,572 sqft · MultiFamily public records · 115 Days on market

Built 1937 5,465 sqft lot Est $404k · at est. ↓ 7% since listing

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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 +27.9/30.0
• Appreciation +10.0/10.0
• DSCR +9.9/10.0
• ARV discount +9.1/15.0
• 1% rule +7.7/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Multi-family units

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

Listing remarks MLS

MOTIVATED SELLER!!!! Don’t miss this potential income-producing fourplex featuring four spacious 3-bedroom, 1-bath units with Section 8 approved rents at approximately $1,400 per month per unit. Property highlights include all-electric units, spacious living areas, functional layouts, and basement laundry facilities for tenant convenience. Tenants pay electric while owner pays water, helping keep landlord utility expenses low. With strong rental income potential and limited owner utility responsibility, this property offers steady cash flow and long-term appreciation potential. Great opportunity for investors seeking a stabilized multi-family asset with income-producing potential. Schedule your appointment today.

Key facts

• 5,465 sq ft lot
• Built 1937
• Listed 114 days

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1-bath units multifamily listed at $390k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $301/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $390k).
• Recommended offer: $355k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: 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: Rents rising fast (+4.7%/yr); 87 active listings in the ZIP; lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $4,934/mo this rent would consume 164% of the median local household income ($36k/yr) (locally 946% 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 $42k of equity ($3k loan paydown + $39k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 4.7% rent growth), your $109k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($355k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $354,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 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 1937 — 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. 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.
9. 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.
10. 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: 1.27% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.22%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (median comp): $403,993
• List price: $390,000
• Delta: -3.46%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 4.65% rent growth · sell at horizon

5-year hold

• IRR: 34.8%
• Equity multiple: 3.72×
• Total profit: $297,402
• Equity at exit: $351,343

10-year hold

• IRR: 30.5%
• Equity multiple: 8.64×
• Total profit: $833,780
• Equity at exit: $757,684

Cash invested: $109,200 (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 64128

• Home prices YoY: 21.6%
• Rents YoY: 4.7%
• Active inventory: 87
• Price-to-rent: 26.3×

Monthly cashflow live

• Estimated rent: $4,934 high
• Mortgage (P&I): −$2,045
• Tax est. 1.5%: −$488 /mo · $5,850/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,036
• Net cashflow: $1,203

Break-even live

Break-even rent $3,412

Max offer price $390,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,472	-5% $1,337	+0% $1,203	+5% $1,068	+10% $933
Rent	-10% $813	-5% $1,008	+0% $1,203	+5% $1,398	+10% $1,592
Rate	-1.0pp $1,399	-0.5pp $1,302	base $1,203	+0.5pp $1,102	+1.0pp $999

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1	$4,932
Total (4 units)			$4,934

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: $97,500
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $390,000 Active 115 DOM
2. 2026-06-18
   days on market $390,000 Active 112 DOM
3. 2026-06-17
   days on market $390,000 Active 111 DOM
4. 2026-06-16
   days on market $390,000 Active 110 DOM
5. 2026-06-15
   days on market $390,000 Active 109 DOM
6. 2026-06-13
   days on market $390,000 Active 107 DOM
7. 2026-06-09
   days on market $390,000 Active 103 DOM
8. 2026-06-08
   days on market $390,000 Active 102 DOM
9. 2026-06-07
   days on market $390,000 Active 101 DOM
10. 2026-06-05
    days on market $390,000 Active 98 DOM
11. 2026-06-03
    days on market $390,000 Active 97 DOM
12. 2026-06-02
    days on market $390,000 Active 96 DOM
13. 2026-06-01
    days on market $390,000 Active 95 DOM
14. 2026-05-31
    days on market $390,000 Active 94 DOM
15. 2026-05-06
    price $390,000 728-char remark

    Show marketing remark (728 chars)

    MOTIVATED SELLER!!!! Don’t miss this potential income-producing fourplex featuring four spacious 3-bedroom, 1-bath units with Section 8 approved rents at approximately $1,400 per month per unit. Property highlights include all-electric units, spacious living areas, functional layouts, and basement laundry facilities for tenant convenience. Tenants pay electric while owner pays water, helping keep landlord utility expenses low. With strong rental income potential and limited owner utility responsibility, this property offers steady cash flow and long-term appreciation potential. Great opportunity for investors seeking a stabilized multi-family asset with income-producing potential. Schedule your appointment today.

16. 2026-02-27
    listed $420,000 Active 728-char remark

    Show marketing remark (728 chars)

    MOTIVATED SELLER!!!! Don’t miss this potential income-producing fourplex featuring four spacious 3-bedroom, 1-bath units with Section 8 approved rents at approximately $1,400 per month per unit. Property highlights include all-electric units, spacious living areas, functional layouts, and basement laundry facilities for tenant convenience. Tenants pay electric while owner pays water, helping keep landlord utility expenses low. With strong rental income potential and limited owner utility responsibility, this property offers steady cash flow and long-term appreciation potential. Great opportunity for investors seeking a stabilized multi-family asset with income-producing potential. Schedule your appointment today.

17. 2026-02-26
    historical $420,000 728-char remark

    Show marketing remark (728 chars)

    MOTIVATED SELLER!!!! Don’t miss this potential income-producing fourplex featuring four spacious 3-bedroom, 1-bath units with Section 8 approved rents at approximately $1,400 per month per unit. Property highlights include all-electric units, spacious living areas, functional layouts, and basement laundry facilities for tenant convenience. Tenants pay electric while owner pays water, helping keep landlord utility expenses low. With strong rental income potential and limited owner utility responsibility, this property offers steady cash flow and long-term appreciation potential. Great opportunity for investors seeking a stabilized multi-family asset with income-producing potential. Schedule your appointment today.

18. 2024-06-05
    soldstatus
19. 2023-10-13
    soldstatus
20. 2022-02-08
    soldstatus
21. 2012-11-30
    soldstatus
22. 2012-03-28
    soldstatus
23. 1996-07-02
    soldstatus
24. 1996-06-07
    soldstatus

ⓘ 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 1/10 Low
• 🌡 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: $59,208
• − Mortgage interest: −$21,846
• − Property taxes: −$5,850
• − Insurance: −$1,950
• − Repairs & maintenance: −$4,737
• − Management: −$4,737
• − Depreciation: −$11,345
• Taxable income: $8,743
• Est. tax owed @ 24.0%: −$2,098
• After-tax cash flow: $12,334/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): 11,912
• Household income: $36,088
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 946.0

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 Black (79%)
• Race & ethnicity: Black 79% Hispanic / Latino 9% White 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Swedish 1% Hispanic 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 2%

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: ▲ 73.41%
• Current HPI: 412.6862
• Rent YoY: ▲ 4.65%
• 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

-7.1% since first listed

10 events — show timeline

• 2026-05-06 Price Changed $390,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-27 Listed $420,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-26 Coming Soon $420,000 Heartland MLS as Distributed by MLS Grid
• 2024-06-05 Sold (Public Records) — Public Records
• 2023-10-13 Sold (Public Records) — Public Records
• 2022-02-08 Sold (Public Records) — Public Records
• 2012-11-30 Sold (Public Records) — Public Records
• 2012-03-28 Sold (Public Records) — Public Records
• 1996-07-02 Sold (Public Records) — Public Records
• 1996-06-07 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $527 · -75.7% YoY. Source: county tax records.