2713-2715 Benton Blvd · Kansas City, MO 64128

$580,000

12 bd · 6.0 ba · — sqft · MultiFamily · 406 Days on market

Built 1930 0.35 ac 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 +28.7/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• 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

Turn Key 6 Unit on Historic Benton Boulevard. All units are Two Bedroom and One Full Bath. Newer TPO Roof, Complete High-Efficiency Heat & Central Air Conditioning in all units. Exterior Brick and Newer Stucco. Thermopane Windows. Newer Appliances. Storage Lockers. Central Coin Laundry. Immaculately Maintained Building, Long Term Tenant Base. Total of 3 City Lots(two-parcels) features off-street private residence parking. Secured Door-bird Entry. Gated Back Entry. Separate Meters. Tenant Maintained Community Garden. Located on Bus Line. Walking Distance to Newly Renovated Shopping Center, Pediatric Center and Family Center.

Key facts

• Thermopane windows
• Newer stucco
• Newer tpo roof

Tags

• NEWER TPO ROOF
• COMPLETE HIGH-EFFICIENCY HEAT
• CENTRAL AIR CONDITIONING
• EXTERIOR BRICK
• NEWER STUCCO
• THERMOPANE WINDOWS

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1-bath units multifamily listed at $580k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $321/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $580k).
• Recommended offer: $510k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 fast (+4.7%/yr); 86 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 $6,895/mo this rent would consume 229% 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 $62k of equity ($4k loan paydown + $58k 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 $162k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$100k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 406 days — a 12% lower offer ($510k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $510,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 406 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 1930 — 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: 1.19% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.21%
• DSCR: 1.63
• GRM: 7.0

CMA / ARV

• ARV (median comp): $180,894
• List price: $580,000
• Delta: 220.63%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2708 Benton Blvd	0.04mi	12/—	4,770	0mo	$525,000	$110	85
2712 E 26th St	0.21mi	12/4.0	—	13mo	$549,900	—	59

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

Projected returns pro-forma

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

5-year hold

• IRR: 35.5%
• Equity multiple: 3.77×
• Total profit: $449,812
• Equity at exit: $522,510

10-year hold

• IRR: 31.1%
• Equity multiple: 8.72×
• Total profit: $1,253,162
• Equity at exit: $1,126,812

Cash invested: $162,400 (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: 86
• Price-to-rent: 42.1×

Monthly cashflow live

• Estimated rent: $6,895 high
• Mortgage (P&I): −$3,042
• Tax from tax record: −$241 /mo · $2,888/yr
• Insurance: −$242
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,448
• Net cashflow: $1,923

Break-even live

Break-even rent $4,461

Max offer price $580,000

Occupancy floor 67%

Sensitivity live

Price	-10% $2,251	-5% $2,087	+0% $1,923	+5% $1,759	+10% $1,595
Rent	-10% $1,378	-5% $1,651	+0% $1,923	+5% $2,196	+10% $2,468
Rate	-1.0pp $2,215	-0.5pp $2,071	base $1,923	+0.5pp $1,773	+1.0pp $1,620

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$6,894
Total (6 units)			$6,895

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: $145,000
• Closing costs: $17,400
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $580,000 Active 406 DOM
2. 2026-06-17
   days on market $580,000 Active 405 DOM
3. 2026-06-16
   days on market $580,000 Active 404 DOM
4. 2026-06-15
   days on market $580,000 Active 403 DOM
5. 2026-06-13
   days on market $580,000 Active 401 DOM
6. 2026-06-09
   days on market $580,000 Active 397 DOM
7. 2026-06-08
   days on market $580,000 Active 396 DOM
8. 2026-06-07
   days on market $580,000 Active 395 DOM
9. 2026-06-05
   remarks 676-char remark
10. 2026-06-05
    days on market $580,000 Active 392 DOM
11. 2026-06-03
    days on market $580,000 Active 391 DOM
12. 2026-06-02
    days on market $580,000 Active 390 DOM
13. 2026-06-01
    days on market $580,000 Active 389 DOM
14. 2026-05-31
    days on market $580,000 Active 388 DOM
15. 2026-02-27
    price $580,000 638-char remark

    Show marketing remark (638 chars)

    Turn Key 6 Unit on Historic Benton Boulevard. All units are Two Bedroom and One Full Bath. Newer TPO Roof, Complete High-Efficiency Heat & Central Air Conditioning in all units. Exterior Brick and Newer Stucco. Thermopane Windows. Newer Appliances. Storage Lockers. Central Coin Laundry. Immaculately Maintained Building, Long Term Tenant Base. Total of 3 City Lots(two-parcels) features off-street private residence parking. Secured Door-bird Entry. Gated Back Entry. Separate Meters. Tenant Maintained Community Garden. Located on Bus Line. Walking Distance to Newly Renovated Shopping Center, Pediatric Center and Family Center.

16. 2025-05-08
    listed $600,000 Active 638-char remark

    Show marketing remark (638 chars)

    Turn Key 6 Unit on Historic Benton Boulevard. All units are Two Bedroom and One Full Bath. Newer TPO Roof, Complete High-Efficiency Heat & Central Air Conditioning in all units. Exterior Brick and Newer Stucco. Thermopane Windows. Newer Appliances. Storage Lockers. Central Coin Laundry. Immaculately Maintained Building, Long Term Tenant Base. Total of 3 City Lots(two-parcels) features off-street private residence parking. Secured Door-bird Entry. Gated Back Entry. Separate Meters. Tenant Maintained Community Garden. Located on Bus Line. Walking Distance to Newly Renovated Shopping Center, Pediatric Center and Family Center.

17. 2022-02-23
    status Active
18. 2022-02-23
    historical
19. 2022-01-18
    historical
20. 2021-10-22
    listed $500,000 Active
21. 1997-07-09
    soldstatus
22. 1992-08-18
    soldstatus
23. 1980-11-01
    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: $2,888 · $241/mo
• Projected year-2 tax: $5,626 · $469/mo
• Expected delta: +$2,738/yr (+$228/mo · 94.8%)

ⓘ 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: $82,740
• − Mortgage interest: −$32,489
• − Property taxes: −$2,888
• − Insurance: −$2,900
• − Repairs & maintenance: −$6,619
• − Management: −$6,619
• − Depreciation: −$16,873
• Taxable income: $14,352
• Est. tax owed @ 24.0%: −$3,445
• After-tax cash flow: $19,633/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

+16.0% since first listed

9 events — show timeline

• 2026-02-27 Price Changed $580,000 Heartland MLS as Distributed by MLS Grid
• 2025-05-08 Listed $600,000 Heartland MLS as Distributed by MLS Grid
• 2022-02-23 Relisted — Heartland MLS as Distributed by MLS Grid
• 2022-02-23 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-01-18 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2021-10-22 Listed $500,000 Heartland MLS as Distributed by MLS Grid
• 1997-07-09 Sold (Public Records) — Public Records
• 1992-08-18 Sold (Public Records) — Public Records
• 1980-11-01 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,888 · +4.1% YoY. Source: county tax records.