4245 Paseo Blvd · Kansas City, MO 64110

$229,900

4 bd · 2.0 ba · 2,416 sqft · MultiFamily public records · 2 Days on market

Built 1930 4,296 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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Back on the Market. Looking for an investment property close to Rockhurst Univ/UMKC. .. .look no further in this up and coming neighborhood. Last updated in 2019 with new floors, paint, vinyl windows, kitchen cabinets/countertops, and garage doors. Each apartment has a private entrance and basement with an individual garage for each unit. Easy access to highway. Great opportunity for a turnkey operation. Each unit has approximately the same configuration: LR: 12x21, DR: 11x12, Kit: 8x14, Bath: 5x9, BR1: 12x10.5, BR2: 12x10.5, BR3: 10x6. Upper unit has new furnace/AC unit recently installed, as well as complete in/out exterminator treatment. Carpet has been professionally cleaned.

Key facts

• Centrally located
• 4,296 sq ft lot
• Garage

Tags

• CENTRALLY LOCATED
• EASY ACCESS TO JOHNSON COUNTY
• PLENTY OF STORAGE SPACE

Property features AI

Finance

• Other: Zoning: R-1.5; Current occupancy under 80%
• Financial info: Gross income reported at $21,600; Operating expenses include insurance and real estate tax
• HOA & community: No association fees

Exterior

• Parking: Attached garage; Street parking
• Utilities: Public water; Public sewer; Individual heating and air; Independent water heaters
• Home design: Residential income duplex; Two-story
• Construction: Stucco and frame construction; Composition roof; Has basement; Estimated age: 76–100 years
• Exterior features: Porch; Balcony; Private entrance; Rear driveway with alley access; Lot approximately 37 x 115 (4,296 sq ft)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Two 3-bedroom units
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Central laundry; Basement laundry; Disposal; Exhaust fan; Private entrances; Balcony; Porch
• Laundry & utility: Washer and dryer included; Independent water heaters

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $230k.

Deal economics

• At list price, monthly cash flow is $787 ($9k/yr) — positive. Per door: $394/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Cap rate 10.4% 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: Rents rising (+4.0%/yr); tight market (median 1 DOM); 125 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $2,974/mo this rent would consume 57% of the median local household income ($63k/yr) (locally 962% 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 $2k of loan paydown is wiped out by about $7k 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 + 4.0% rent growth), your $64k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $229,900

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. 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. 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 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: 1.29% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.68%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.95% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.25×
• Total profit: $15,795
• Equity at exit: $34,279

10-year hold

• IRR: 16.4%
• Equity multiple: 2.41×
• Total profit: $90,452
• Equity at exit: $19,878

Cash invested: $64,372 (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 64110

• Rents YoY: 4.0%
• Median DOM (111 sales): 1 d
• Active inventory: 125
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $2,974 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$261 /mo · $3,128/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$625
• Net cashflow: $787

Break-even live

Break-even rent $1,977

Max offer price $229,900

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,974
Total (2 units)			$2,974

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4211 Woodland Ave Kansas City, MO	4.0	2.5	1926	$2,010	$1.04	16d	1	0.28mi
4440 Troost Ave Kansas City, MO	5.0	2.0	2400	$2,250	$0.94	43d	1	0.36mi
4444 Troost Ave Kansas City, MO	5.0	2.0	2400	$2,250	$0.94	43d	1	0.36mi
4031 Campbell St Kansas City, MO	4.0	1.5	2074	$2,500	$1.21	16d	1	0.45mi
3839 Harrison Blvd Kansas City, MO	5.0	2.5	2709	$2,950	$1.09	43d	1	0.57mi
4112 Park Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	14d	1	0.59mi
4511 Park Ave Kansas City, MO	4.0	2.5	1915	$1,982	$1.03	23d	1	0.65mi
4138 Locust St Kansas City, MO	4.0	2.0	1763	$2,600	$1.47	7d	1	0.71mi
404 E 41st St Kansas City, MO	4.0	3.0	1711	$2,650	$1.55	19d	1	0.76mi
4018 Prospect Ave Kansas City, MO	4.0	1.5	1900	$1,695	$0.89	43d	1	0.80mi
4119 S Benton Ave Kansas City, MO	4.0	2.0	1700	$1,800	$1.06	43d	1	0.97mi
1330 Rockhurst Rd Kansas City, MO	4.0	2.0	1984	$2,500	$1.26	43d	1	1.12mi
3434 Olive St Kansas City, MO	3.0	2.0	2020	$1,445	$0.72	43d	1	1.18mi
3606 S Benton Ave Kansas City, MO	5.0	3.0	2800	$2,000	$0.71	43d	1	1.22mi
5218 Highland Ave Kansas City, MO	5.0	2.0	2300	$1,995	$0.87	7d	1	1.23mi
5017 Grand Ave Kansas City, MO	4.0	4.5	2000	$4,600	$2.30	21d	1	1.27mi
551 W 44th St Kansas City, MO	1.0–3.0	1.0–3.5	1293	$4,866	$3.76	1d	12	1.35mi
4653 Benton Blvd Kansas City, MO	3.0	2.0	1594	$1,600	$1.00	7d	1	1.42mi
5346 Harrison St Kansas City, MO	3.0	1.0	1580	$1,695	$1.07	19d	1	1.42mi
5346 Harrison St Kansas City, MO	3.0	1.0	1580	$1,695	$1.07	16d	1	1.42mi
610 W 46th St Kansas City, MO	3.0	1.0–3.5	1824	$2,600	$1.43	1d	3	1.43mi
5344 Brooklyn Ave Kansas City, MO	3.0	1.0	2040	$1,495	$0.73	7d	1	1.46mi
4901 Wornall Rd Kansas City, MO	1.0–3.0	1.0–3.0	1525	$3,195	$2.10	14d	1	1.46mi

Listing history 3 events

1. 2026-06-18
   days on market $229,900 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $229,900 Active 1 DOM

ⓘ 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: $3,128 · $261/mo
• Projected year-2 tax: $3,128 · $261/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 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,688
• − Mortgage interest: −$12,878
• − Property taxes: −$3,128
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,855
• − Management: −$2,855
• − Depreciation: −$6,688
• Taxable income: $6,135
• Est. tax owed @ 24.0%: −$1,472
• After-tax cash flow: $7,977/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): 16,878
• Household income: $63,044
• Rent vs Own: 52.2% rent · 47.8% own
• Severe rent burden: 962.0

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 0.63)
• Race & ethnicity: White 49% Black 34% Two or more races 10% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -514.37%
• Current HPI: 371.8501
• Rent YoY: ▲ 3.95%
• 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

+53.3% since first listed

26 events — show timeline

• 2026-06-16 Listed $229,900 Heartland MLS as Distributed by MLS Grid
• 2021-12-21 Sold (Public Records) — Public Records
• 2021-12-17 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-11-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-11-08 Price Changed $204,999 Heartland MLS as Distributed by MLS Grid
• 2021-10-26 Relisted — Heartland MLS as Distributed by MLS Grid
• 2021-10-04 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-09-28 Price Changed $209,999 Heartland MLS as Distributed by MLS Grid
• 2021-09-28 Relisted — Heartland MLS as Distributed by MLS Grid
• 2021-09-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-09-02 Relisted — Heartland MLS as Distributed by MLS Grid
• 2021-09-02 Price Changed $201,999 Heartland MLS as Distributed by MLS Grid
• 2021-07-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-07-06 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2021-07-01 Listed $199,950 Heartland MLS as Distributed by MLS Grid
• 2019-09-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-05-27 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-05-20 Price Changed $165,000 Heartland MLS as Distributed by MLS Grid
• 2019-04-01 Price Changed $175,000 Heartland MLS as Distributed by MLS Grid
• 2019-04-01 Relisted — Heartland MLS as Distributed by MLS Grid
• 2019-03-07 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2019-03-07 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2017-11-28 Sold (Public Records) — Public Records
• 2017-11-28 Sold (Public Records) — Public Records
• 2005-04-05 Sold (Public Records) — Public Records
• 1986-12-09 Sold (Public Records) — Public Records

Property tax history

+18.9%/yr

Latest (2025): $3,128 · +22.2% YoY. Source: county tax records.