2708 Benton Blvd · Kansas City, MO 64128

$525,000

12 bd · 0.0 ba · 7,071 sqft · MultiFamily public records · 337 Days on market

Built 1920 6,100 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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• 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 (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Great investment opportunity in an opportunity zone. Fully renovated 6plex in an historic neighborhood surrounded by many shovel ready developments. Noticeable growth on the east side of Kansas City. Don't miss out on the opportunity to invest in historic neighborhoods while cap rates are still reasonable. Well maintained building with new HVAC, Plumbing, Electrical and more. New East Patrol Police station 2 blocks west, Renovated shopping outlet with new Sunfresh Grocery Store. New home developments in the works with rapid-transit transportation with state-of-the-art bus stops with wifi along Prospect Ave.

Key facts

• Fully renovated
• Newer roof
• Newer plumbing

Tags

• HISTORIC NEIGHBORHOOD
• FULLY RENOVATED
• NEWER ROOF
• NEWER HVAC
• NEWER PLUMBING
• NEWER ELECTRICAL

Property features AI

Finance

• Financial info: Gross income reported at $60,120; Operating expenses may include advertising, utilities, legal, maintenance, insurance, property management, real estate tax, and water/sewer
• HOA & community: No association fees; Maintenance covers building exterior, HVAC, lawn, and snow removal

Exterior

• Parking: Off-street parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; 100 Amp and service 400 Amp or greater electric service; Central water heater; Individual heating and air; Cable, fiber, and high-speed internet available
• Home design: Residential income property (apartment); Three stories
• Construction: Brick/mortar construction; Other roof type; Built over 100 years ago
• Exterior features: Publicly maintained street; Not in a flood plain

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: Two-bedroom unit types (6 units total)
• Heating & cooling: Natural gas heating; Electric cooling (central air indicated)
• Interior features: Storage space; Common entry
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1.0-bath units multifamily listed at $525k.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive. Per door: $423/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $525k).
• Recommended offer: $462k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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: 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.
• Zoned schools: Central High School (math 2% / reading 17%, grade F, #507 of 521 statewide, top 98%, 535 students, 99% FRL) — zoned schools average 99% FRL vs 75% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $7,171/mo this rent would consume 238% 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 $56k of equity ($4k loan paydown + $52k 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 $147k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$90k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 337 days — a 12% lower offer ($462k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $462,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 337 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 1920 — 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: 1.37% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.71%
• DSCR: 1.92
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 40.6%
• Equity multiple: 4.13×
• Total profit: $459,404
• Equity at exit: $472,962

10-year hold

• IRR: 35.5%
• Equity multiple: 9.51×
• Total profit: $1,251,672
• Equity at exit: $1,019,960

Cash invested: $147,000 (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 64128

• Home prices YoY: 21.6%
• Rents YoY: 4.7%
• Active inventory: 87
• Price-to-rent: 36.6×

Monthly cashflow live

• Estimated rent: $7,171 high
• Mortgage (P&I): −$2,753
• Tax from tax record: −$156 /mo · $1,876/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,506
• Net cashflow: $2,537

Break-even live

Break-even rent $3,960

Max offer price $525,000

Occupancy floor 60%

Sensitivity live

Price	-10% $2,834	-5% $2,685	+0% $2,537	+5% $2,388	+10% $2,240
Rent	-10% $1,970	-5% $2,254	+0% $2,537	+5% $2,820	+10% $3,103
Rate	-1.0pp $2,801	-0.5pp $2,670	base $2,537	+0.5pp $2,401	+1.0pp $2,262

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$7,170
Total (6 units)			$7,171

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-04-25
   historical Active Under Contract
2. 2026-02-26
   price $525,000
3. 2026-01-23
   status Active
4. 2025-12-31
   status Pending
5. 2025-12-02
   status Active
6. 2025-11-26
   status Pending
7. 2025-11-19
   price $529,000
8. 2025-11-19
   status Active
9. 2025-10-31
   status Pending
10. 2025-05-07
    listed $545,000 Active
11. 2019-05-08
    soldstatus Sold 614-char remark

    Show marketing remark (614 chars)

    Great investment opportunity in an opportunity zone. Fully renovated 6plex in an historic neighborhood surrounded by many shovel ready developments. Noticeable growth on the east side of Kansas City. Don't miss out on the opportunity to invest in historic neighborhoods while cap rates are still reasonable. Well maintained building with new HVAC, Plumbing, Electrical and more. New East Patrol Police station 2 blocks west, Renovated shopping outlet with new Sunfresh Grocery Store. New home developments in the works with rapid-transit transportation with state-of-the-art bus stops with wifi along Prospect Ave.

12. 2019-03-09
    status Pending 614-char remark

    Show marketing remark (614 chars)

    Great investment opportunity in an opportunity zone. Fully renovated 6plex in an historic neighborhood surrounded by many shovel ready developments. Noticeable growth on the east side of Kansas City. Don't miss out on the opportunity to invest in historic neighborhoods while cap rates are still reasonable. Well maintained building with new HVAC, Plumbing, Electrical and more. New East Patrol Police station 2 blocks west, Renovated shopping outlet with new Sunfresh Grocery Store. New home developments in the works with rapid-transit transportation with state-of-the-art bus stops with wifi along Prospect Ave.

13. 2019-02-17
    price $300,000 614-char remark

    Show marketing remark (614 chars)

    Great investment opportunity in an opportunity zone. Fully renovated 6plex in an historic neighborhood surrounded by many shovel ready developments. Noticeable growth on the east side of Kansas City. Don't miss out on the opportunity to invest in historic neighborhoods while cap rates are still reasonable. Well maintained building with new HVAC, Plumbing, Electrical and more. New East Patrol Police station 2 blocks west, Renovated shopping outlet with new Sunfresh Grocery Store. New home developments in the works with rapid-transit transportation with state-of-the-art bus stops with wifi along Prospect Ave.

14. 2019-02-15
    listed $30,000 Active 614-char remark

    Show marketing remark (614 chars)

    Great investment opportunity in an opportunity zone. Fully renovated 6plex in an historic neighborhood surrounded by many shovel ready developments. Noticeable growth on the east side of Kansas City. Don't miss out on the opportunity to invest in historic neighborhoods while cap rates are still reasonable. Well maintained building with new HVAC, Plumbing, Electrical and more. New East Patrol Police station 2 blocks west, Renovated shopping outlet with new Sunfresh Grocery Store. New home developments in the works with rapid-transit transportation with state-of-the-art bus stops with wifi along Prospect Ave.

15. 2018-01-08
    historical
16. 2017-10-02
    listed $300,000 Active
17. 2014-09-02
    soldstatus
18. 2013-02-04
    soldstatus
19. 2013-01-23
    soldstatus
20. 2010-12-04
    historical
21. 2010-06-04
    listed $22,500
22. 2009-10-31
    historical
23. 2009-04-14
    listed $49,500
24. 1994-06-22
    soldstatus

ⓘ 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: $1,876 · $156/mo
• Projected year-2 tax: $5,092 · $424/mo
• Expected delta: +$3,217/yr (+$268/mo · 171.5%)

ⓘ 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 · 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: $86,052
• − Mortgage interest: −$29,408
• − Property taxes: −$1,876
• − Insurance: −$2,625
• − Repairs & maintenance: −$6,884
• − Management: −$6,884
• − Depreciation: −$15,273
• Taxable income: $23,102
• Est. tax owed @ 24.0%: −$5,544
• After-tax cash flow: $24,898/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

+960.6% since first listed

24 events — show timeline

• 2026-04-25 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-02-26 Price Changed $525,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-23 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-12-31 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-12-02 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-11-26 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-11-19 Price Changed $529,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-19 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-10-31 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-05-07 Listed $545,000 Heartland MLS as Distributed by MLS Grid
• 2019-05-08 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-03-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-02-17 Price Changed $300,000 Heartland MLS as Distributed by MLS Grid
• 2019-02-15 Listed $30,000 Heartland MLS as Distributed by MLS Grid
• 2018-01-08 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2017-10-02 Listed $300,000 Heartland MLS as Distributed by MLS Grid
• 2014-09-02 Sold (Public Records) — Public Records
• 2013-02-04 Sold (Public Records) — Public Records
• 2013-01-23 Sold (Public Records) — Public Records
• 2010-12-04 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2010-06-04 Listed $22,500 Heartland MLS as Distributed by MLS Grid
• 2009-10-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2009-04-14 Listed $49,500 Heartland MLS as Distributed by MLS Grid
• 1994-06-22 Sold (Public Records) — Public Records

Property tax history

+26.5%/yr

Latest (2025): $1,876 · -46.4% YoY. Source: county tax records.