3318 E 10 St · Kansas City, MO 64127

$335,000

8 bd · 4.0 ba · 2,294 sqft · MultiFamily public records · 437 Days on market

Built 1900 7,840 sqft lot $146/sqft · 17% above area

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Why this score? — see what drove the C 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 +24.8/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +1.1/10.0

Multi-family units

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

Listing remarks MLS

Great investment opportunity in Northeast neighborhood of Kansas City with this well-maintained 4-plex. Perfect for both seasoned investors and those looking to make their first jump into real estate, this property is positioned to offer consistent cash flow. With recent updates, the property is fully stabilized and ready to generate income. Whether it's through strategic rent adjustments, or further property enhancements, this property offers multiple avenues to boost its income potential.

Key facts

• Recent updates
• Generate income
• Fully stabilized

Tags

• WELL-MAINTAINED 4-PLEX
• RECENT UPDATES
• FULLY STABILIZED
• GENERATE INCOME

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $335k.

Deal economics

• At list price, monthly cash flow is $712 ($9k/yr) — positive. Per door: $178/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $335k).
• Recommended offer: $295k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 flat; 107 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 $3,832/mo this rent would consume 139% of the median local household income ($33k/yr) (locally 1943% 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 $10k 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

• It's been on market 437 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $294,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 437 days. Have you received any prior offers? Is the seller open to a 12% 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 1900 — 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: 1.14% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.11%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (median comp): $210,874
• List price: $335,000
• Delta: 58.86%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-16,651
• Equity at exit: $49,950

10-year hold

• IRR: 2.2%
• Equity multiple: 1.14×
• Total profit: $13,498
• Equity at exit: $28,965

Cash invested: $93,800 (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 64127

• Home prices YoY: -2.6%
• Rents YoY: 0.9%
• Active inventory: 107
• Price-to-rent: 29.1×

Monthly cashflow live

• Estimated rent: $3,832 high
• Mortgage (P&I): −$1,757
• Tax est. 1.5%: −$419 /mo · $5,025/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$805
• Net cashflow: $712

Break-even live

Break-even rent $2,931

Max offer price $335,000

Occupancy floor 76%

Sensitivity live

Price	-10% $944	-5% $828	+0% $712	+5% $596	+10% $481
Rent	-10% $409	-5% $561	+0% $712	+5% $864	+10% $1,015
Rate	-1.0pp $881	-0.5pp $797	base $712	+0.5pp $625	+1.0pp $537

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$3,832
Total (4 units)			$3,832

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $335,000 Active 437 DOM
2. 2026-06-18
   days on market $335,000 Active 434 DOM
3. 2026-06-17
   days on market $335,000 Active 433 DOM
4. 2026-06-16
   days on market $335,000 Active 432 DOM
5. 2026-06-15
   days on market $335,000 Active 431 DOM
6. 2026-06-13
   days on market $335,000 Active 429 DOM
7. 2026-06-09
   days on market $335,000 Active 425 DOM
8. 2026-06-08
   days on market $335,000 Active 424 DOM
9. 2026-06-07
   days on market $335,000 Active 423 DOM
10. 2026-06-05
    days on market $335,000 Active 420 DOM
11. 2026-06-03
    days on market $335,000 Active 419 DOM
12. 2026-06-02
    days on market $335,000 Active 418 DOM
13. 2026-06-01
    days on market $335,000 Active 417 DOM
14. 2026-05-31
    days on market $335,000 Active 416 DOM
15. 2025-04-10
    listed $335,000 Active 495-char remark

    Show marketing remark (495 chars)

    Great investment opportunity in Northeast neighborhood of Kansas City with this well-maintained 4-plex. Perfect for both seasoned investors and those looking to make their first jump into real estate, this property is positioned to offer consistent cash flow. With recent updates, the property is fully stabilized and ready to generate income. Whether it's through strategic rent adjustments, or further property enhancements, this property offers multiple avenues to boost its income potential.

16. 2024-12-31
    historical
17. 2024-08-27
    listed $335,000 Active
18. 2020-02-21
    soldstatus
19. 2015-10-20
    soldstatus
20. 2015-10-14
    soldstatus
21. 2015-03-17
    listed $80,000
22. 1997-01-14
    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 ≥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: $45,984
• − Mortgage interest: −$18,765
• − Property taxes: −$5,025
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,679
• − Management: −$3,679
• − Depreciation: −$9,745
• Taxable income: $3,416
• Est. tax owed @ 24.0%: −$820
• After-tax cash flow: $7,726/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): 17,668
• Household income: $33,111
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 1943.0

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 0.65)
• Race & ethnicity: Black 42% Hispanic / Latino 40% Two or more races 13% White 12% Native American 1%
• Hispanic origin (detail): Mexican 28%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 29%

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: ▼ -7.88%
• Current HPI: 289.2468
• Rent YoY: ▲ 0.94%
• 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

+318.8% since first listed

8 events — show timeline

• 2025-04-10 Listed $335,000 Heartland MLS as Distributed by MLS Grid
• 2024-12-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-08-27 Listed $335,000 Heartland MLS as Distributed by MLS Grid
• 2020-02-21 Sold (Public Records) — Public Records
• 2015-10-20 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-10-14 Sold (Public Records) — Public Records
• 2015-03-17 Listed $80,000 Heartland MLS as Distributed by MLS Grid
• 1997-01-14 Sold (Public Records) — Public Records

Property tax history

-0.5%/yr

Latest (2015): $549 · -0.5% YoY. Source: county tax records.