5613-5615 N Strathbury Ave · Kansas City, MO 64151

$250,000

2 bd · 1.0 ba · 878 sqft · Other public records · 1 Days on market

Built 1967 10,864 sqft lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +4.5/30.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a great investment property in the acclaimed Park Hill School District with instant income? This duplex might be just the right fit! Both units are 2 Bedroom, 1 Bath, 1 Car Garages; each with long-term renters in place who wish to stay. Current leases are month-to-month. A perfect option for an investor looking for an addition to their portfolio or a buyer wishing to live in one unit and continue renting the other. Great highway access near many amenities, airport, downtown and hospitals, parks, etc. Ample parking/recreation space in the back in addition to garage parking. Lower level area also offers storage space and laundry hook-ups. Priced to sell!

Key facts

• 0.25 acre lot
• Garage
• Built 1967

Property features AI

Finance

• Other: Property zoned MF (multi-family); Two total units with over 95% current occupancy
• Financial info: Gross income listed as $14,820; Operating expenses include insurance, real estate tax, and water/sewer
• HOA & community: No association fees

Exterior

• Parking: Garage parking (2 spaces total)
• Utilities: Public water; Public sewer; 200+ amp electric service; Separate meters for units
• Home design: Duplex residential income property; Single-story building
• Construction: Frame construction; Composition roof
• Exterior features: Private entrance

Interior

• Kitchen: Electric range / range-oven
• Bedrooms: Two-bedroom units (each unit is a 2-bedroom)
• Bathrooms: One bathroom per unit
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Window coverings and storm windows; Exhaust fan
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $250k.

Deal economics

• At list price, monthly cash flow is $-640 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (45.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (45.1% below list).
• Recommended offer: $137k (45.2% below list) — sets the bar for cash-flow.

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: Southeast Elem. (math 45% / reading 49%, grade D-, #347 of 1,115 statewide, top 35%, 500 students, 32% FRL); Park Hill South High (math 67% / reading 69%, grade B, #13 of 521 statewide, top 2%, 1,860 students, 25% FRL).
• Market conditions: Rents rising fast (+4.8%/yr); 166 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 234 units permitted in Platte County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($93k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

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

Recommended offer $136,967 (45.2% 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. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.55% ✗
• Cap rate: 3.22%
• Cash-on-cash: -10.97%
• DSCR: 0.51
• GRM: 15.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.8% rent growth · sell at horizon

5-year hold

• IRR: -34.3%
• Equity multiple: -0.12×
• Total profit: $-78,714
• Equity at exit: $37,276

10-year hold

• IRR: -34.4%
• Equity multiple: -0.57×
• Total profit: $-110,171
• Equity at exit: $21,615

Cash invested: $70,000 (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 64151

• Rents YoY: 4.8%
• Active inventory: 166
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $1,373 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$309 /mo · $3,707/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-640

Break-even live

Break-even rent $2,182

Max offer price $136,967

Occupancy floor —

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4404 NW 57th St Kansas City, MO	2.0	1.5	988	$1,295	$1.31	44d	1	0.13mi
6002 NW Prairie View Rd Kansas City, MO	2.0	1.0	816	$1,095	$1.34	44d	2	0.52mi
6360 N London Ave Kansas City, MO	1.0–3.0	1.0–2.0	885	$1,580	$1.79	2d	1	0.90mi
5133 NW Kalivas Dr Riverside, MO	2.0	1.0	645	$1,310	$2.03	23d	5	1.19mi
5951 NW 63rd Ter Kansas City, MO	1.0–3.0	1.0–2.0	1111	$1,856	$1.67	2d	55	1.36mi
4921 NW Gateway Ave Riverside, MO	1.0–2.0	1.0–1.5	770	$1,000	$1.30	44d	1	1.36mi
4838 NW Homestead Rd Riverside, MO	2.0	1.0	689	$960	$1.39	10d	1	1.44mi
4820-4826 NW Homestead Rd Unit 4854 Riverside, MO	2.0	1.0	700	$875	$1.25	44d	1	1.47mi
4837-4843 NW Homestead Rd Unit 4837 Riverside, MO	2.0	1.0	750	$875	$1.17	44d	1	1.47mi

Listing history 2 events

1. 2026-05-19
   status Pending
2. 2026-05-19
   listed $250,000 Active

ⓘ 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: $3,707 · $309/mo
• Projected year-2 tax: $3,707 · $309/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $16,470
• − Mortgage interest: −$14,004
• − Property taxes: −$3,707
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$7,273
• Taxable loss: −$12,399
• Est. tax savings @ 24.0%: +$2,976
• After-tax cash flow: $-4,702/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: 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

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 · 100,198 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: 1013.0

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%

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%

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

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

2 events — show timeline

• 2026-05-19 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-19 Listed $250,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2025): $3,707 · +11.6% YoY. Source: county tax records.