3209 St John Ave · Kansas City, MO 64123

$365,000

4 bd · 2.0 ba · 2,376 sqft · MultiFamily public records · 9 Days on market

Built 1907 3,626 sqft lot Est $340k · 7% over

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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 +16.6/30.0
• DSCR +5.1/10.0
• ARV discount +4.2/15.0
• Livability +3.9/5.0
• 1% rule +3.4/10.0
• 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 (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Fantastic real estate investment opportunity in the heart of the Historic Northeast neighborhood near downtown KC. Well maintained units, live in one and rent out the other two! All three units have in-unit laundry and RARE 3-car detached garage space, one spot offered for each unit. Newer HVAC systems, updated electrical & plumbing, & newer water heaters. All three kitchens and baths have been updated. Newer interior paint throughout! New carpet in the basement unit! Great location next to Kessler Park & The Kansas City Museum that reopened to the public October 2021, after a $22 million renovation project, making this a great destination for visitors! Less than 10 minutes from downtown, Crossroads District, & more. Financials included in MLS showing great cash flow. Don't miss your opportunity to invest in this well-performing & growing neighborhood of Kansas City!

Key facts

• Granite countertops
• Hardwood floors
• Updated tile showers

Tags

• IN HOME LAUNDRY HOOKUPS
• DEDICATED GARAGE SPACE
• HARDWOOD FLOORS
• GRANITE COUNTERTOPS
• UPDATED TILE SHOWERS
• INDEPENDENTLY METERED GAS

Property features AI

Finance

• Financial info: Gross income reported: $39,120; Operating expenses include insurance, property management, and real estate tax

Exterior

• Parking: Detached garage with 3 parking spaces (garage present)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Central water heater; Separate meters
• Home design: Triplex residential income property; 2 stories
• Construction: Brick construction; Composition roof
• Exterior features: Deck; Covered patio; Porch; Property not in a flood plain

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher (in some units); Disposal
• Bedrooms: Three 2-bedroom units
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Natural gas heating; Electric cooling; Multi-unit heat/air system
• Interior features: Disposal; Electric range; Refrigerator; Smoke detectors
• Laundry & utility: Washer and dryer in units (individual washers and dryers); Central water heater; Separate meters

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $365k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive. Per door: $73/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $307k (15.9% below list).
• Recommended offer: $307k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: 61 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $3,071/mo this rent would consume 68% 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 $3k of loan paydown is wiped out by about $11k 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 23y 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 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $307,100 (15.9% 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 1907 — 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. 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?
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: 0.84% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.56%
• DSCR: 1.11
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $339,768
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Brooklyn Ave	0.63mi	4/2.0	2,199 (-7%)	5mo	$315,000	$143	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -12.3%
• Equity multiple: 0.56×
• Total profit: $-45,431
• Equity at exit: $54,423

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-22,307
• Equity at exit: $31,559

Cash invested: $102,200 (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 64123

• Home prices YoY: -8.3%
• Active inventory: 61
• Price-to-rent: 29.7×

Monthly cashflow live

• Estimated rent: $3,071 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$142 /mo · $1,707/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$645
• Net cashflow: $218

Break-even live

Break-even rent $2,796

Max offer price $365,000

Occupancy floor 88%

Sensitivity live

Price	-10% $424	-5% $321	+0% $218	+5% $114	+10% $11
Rent	-10% $-25	-5% $96	+0% $218	+5% $339	+10% $460
Rate	-1.0pp $401	-0.5pp $310	base $218	+0.5pp $123	+1.0pp $27

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,072
Total (3 units)			$3,071

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 Bellefontaine Ave Kansas City, MO	3.0	3.0	2023	$3,500	$1.73	17d	1	0.19mi
3429 Morrell Ave Kansas City, MO	4.0	1.5	1800	$1,650	$0.92	8d	1	0.19mi
2919 E 12th St Kansas City, MO	3.0	2.0	1943	$2,000	$1.03	44d	1	1.02mi

Listing history 7 events

1. 2026-06-21
   days on market $365,000 Active 9 DOM
2. 2026-06-18
   days on market $365,000 Active 6 DOM
3. 2026-06-17
   days on market $365,000 Active 5 DOM
4. 2026-06-16
   days on market $365,000 Active 4 DOM
5. 2026-06-15
   days on market $365,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $365,000 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: $1,707 · $142/mo
• Projected year-2 tax: $3,540 · $295/mo
• Expected delta: +$1,833/yr (+$153/mo · 107.4%)

ⓘ 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 · 16 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: $36,852
• − Mortgage interest: −$20,446
• − Property taxes: −$1,707
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,948
• − Management: −$2,948
• − Depreciation: −$10,618
• Taxable loss: −$3,640
• Est. tax savings @ 24.0%: +$874
• After-tax cash flow: $3,485/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

+317.1% since first listed

20 events — show timeline

• 2026-06-12 Listed $365,000 Heartland MLS as Distributed by MLS Grid
• 2024-07-23 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-07-22 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-07-12 Listed $400,000 Heartland MLS as Distributed by MLS Grid
• 2022-06-25 Price Changed $995 RENT.
• 2021-11-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-11-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-11-11 Listed $335,000 Heartland MLS as Distributed by MLS Grid
• 2021-11-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-11-03 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2021-10-20 Listed $349,950 Heartland MLS as Distributed by MLS Grid
• 2018-12-11 Sold (Public Records) — Public Records
• 2018-12-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-10-23 Contingent — Heartland MLS as Distributed by MLS Grid
• 2018-10-19 Listed $219,995 Heartland MLS as Distributed by MLS Grid
• 2003-05-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-05-29 Sold (Public Records) — Public Records
• 2003-04-15 Listed $87,500 Heartland MLS as Distributed by MLS Grid
• 2002-12-16 Sold (Public Records) — Public Records
• 1994-08-02 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,707 · -64.4% YoY. Source: county tax records.