I am an agent here in Kansas City. I spend most my time helping investors or owners sell. With working with investors I comb through the MLS daily. With that I look for a variety of deals from BRRRs, flips, turnkey to small multi-family.

For this week I wanted to give a peak at the variety of properties in the area. If you are noisy or starting to explore markets here's some examples. I pulled 15 properties and broke down what I like, what I don't, and how I'd potentially approach each one. They range from an $85,000 fixer-upper to a $375,000 two-house package.

These are quick initial analyses rather than full underwriting. Rents and ARVs are my estimates and should be independently verified. I haven't personally inspected every property, and repairs, financing, taxes, insurance, leases, maintenance, vacancy, and other expenses can completely change a deal. This is more to give a broad idea.

Let's dive into each...

#1 - 109 E Joy Street Harrisonville, MO 64701

List Price: $149,900 3 Bed, 1 Bath Days on Market: 72 Estimated ARV: $230,000-$240,000 Market Rent: $1,600-$1,700/month

I like Harrisonville at this price point. It's more of an "outskirt" town compared with the core Kansas City metro, but there's continued development and supply can be limited. I have seen people migrate out as cities like Grandview and Lee's Summit grow.

There is a spread between purchase price and the ARV. From photos the rehab seems minimal.

Rent around $1,600-$1,700 gives you the option to hold. If the work is limited you may be able to do a conventional loan with little needed to be rent ready.

My Take: 🛠️ Worth a closer look. The rehab number determines how much I actually like it which that would be when I view it.

#2 - 5809 Ralston Avenue Raytown, MO 64133

List Price: $160,000 3 Bed, 1.5 Bath Days on Market: 117 Market Rent: $1,400-$1,450+/month Condition: Appears mostly rent-ready

This is much closer to a turnkey rental. It appears fairly updated already, which could mean getting it rented without putting a bunch of additional capital into a renovation. Of course photos can hide things needed.

At $1,400-$1,450 per month, it'd be roughly $16,800-$17,400 in gross annual rent.

I'm not overly excited about it at 160K, though. The interesting part is the 117 days on market. I'd want to see how motivated the seller is and whether there's a deal to be created below asking.

My Take: 🤝 Rent-ready-ish, but needs to be bought cheaper.

#3 - 4452 N Chestnut Avenue Kansas City, MO 64117

List Price: $170,000 3 Bed, 1 Bath Market Rent: $1,500+/month Condition: More turnkey

This is what I'd call a boring rental, that's not a bad thing.

I like the general North Kansas City area and would consider this more of a B location. At $1,500 per month, you're around $18,000+ in potential gross annual rent.

My biggest drawback is the size. At 874 square feet with one bathroom, there's less flexibility than a larger 3/2. That won't hurt the rentability as 3 bed, 2 baths ret for much higher.

My Take: 👍 This will be a simple, boring deal but passive.

#4 - 406/408 Ella Street Belton, MO 64012

List Price: $220,000 Property Type: Duplex Units: 2 Bed,1 Bath each side Status: Pending / Under Contract Market Rent: $1,200+/month per unit Potential Gross Rent: $2,400+/month | $28,800+/year

This had some great numbers and went quickly.

At 220K, you're getting two separate 2-bedroom units with potential combined market rent of $2,400+ per month. That is a strong and hard to find rent to price ratio. Belton is surging in price and demand.

I also like the flexibility. An investor could rent both sides, or an owner occupant could potentially live in one and rent the other as a house hack.

It's already under contract, so this is more an example of what I'd be watching for.

My Take: ⭐ One of my favorite properties on the list.

#5 - 11316 Lewis Avenue + 6905 E 112th Street Kansas City, MO

List Price: $375,000 Property Type: Two-house package Current Combined Rent: ~$3,500/month Gross Annual Rent: ~$42,000 Listed Taxes + Insurance: ~$6,905/year

Here you're buying two separate houses that are occupied with income.

At the 375K asking price, $42,000 of annual rent represents roughly an 11.2% gross yield before expenses. The listing itself estimates a 7.53% cap rate using its assumptions, although I'd independently verify every expense and lease.

I'd be curious about going under asking. At 350K, the same 42K of rent equals a 12% gross yield. At 325K, it's approximately 12.9%.

Photos are limited so you'd need to verify they are maintained and run comps on each.

My Take: Solid package but need to verify.

#6 - 608 E Hereford Avenue Independence, MO 64055

List Price: $125,000 4 Bed, 1 Bath Days on Market: 14 Estimated ARV: ~$200,000 Market Rent: $1,500-$1,600/month Status: Tenant occupied / sold as-is

I like the general numbers, but I think it's priced high for the work and risk I'd potentially be taking on.

The 200K ARV creates a decent spread on paper, but that rehab may easily be 50-60K+. It has been sitting for a couple weeks so I'd go under.

The rental side interests me more. At $1,500-$1,600 per month, that's roughly $18,000–$19,200 in potential annual gross rent. With four bedrooms and a $200K potential finished value, I see this more as a possible BRRRR than a flip.

My Take: 🛠️ Potential BRRRR, but the buy price needs work.

#7 - 1729 N McCoy Street Independence, MO 64050

List Price: $150,000 3 Bed, 2 Bath Days on Market: 76 Current Rent: $1,025/month Estimated ARV: $220,000+ Status: Tenant occupied

This property interests me because it's under market and doesn't look too bad from what I can see.

At 150K against a potential 220K+ ARV, there's approximately 70K+ of gross spread to do TLC and have margin.

The catch is the existing lease. The listing shows the tenant leased through May 31, 2027, meaning you're inheriting that $1,025 rent for a while which hurts your numbers. I'd factor that directly into my offer.

My Take: 📈 BRRR/ value play but longer turnaround. I like the upside, but the existing lease hurts.

#8 - 6842 E 139th Street Grandview, MO 64030

List Price: $159,900 3 Bed, 1 Bath Days on Market: 33 Market Rent: $1,400+/month Condition: Appears updated / close to rent-ready

This is another property where I'd be curious about what the seller would take below asking.

At $1,400+ per month, you're looking at roughly $16,800+ in annual gross rent. At full asking price, that's around a 10.5% gross yield before expenses.

It's decent but not anything crazy.

The appeal is that it appears fairly updated already. Rather than creating the deal through a huge rehab, you'd try to offer under to sweeten the numbers.

My Take: 🤝 Interesting below asking. Less exciting at full price.

#9 - 9421 E 67th Terrace Raytown, MO 64133

List Price: $139,900 2 Bed, 1 Bath Days on Market: 83 Market Rent: $1,200-$1,300/month Bonus: Detached 2-car garage

At 133.9K $1,200-$1,300 rents, this isn't something that immediately jumps off the page.

The smaller 2-bedroom layout and 825 square feet limit some of the rental upside. That being said easier to maintain and less money needed when there's a turnover. 2 bedrooms are also limited in supply.

It appears relatively close to rent-ready and has the detached garage. Would be worth throwing an offer out and then going from there.

My Take: 🤔 Not at list. I'd test the seller.

#10 - 17130 Chula Vista Drive Belton, MO 64012

List Price: $168,000 3 Bed, 1 Bath Days on Market: 150 Estimated ARV: $190,000-$200,000 Market Rent: $1,550-$1,600+/month Condition: Fixer-upper / sold as-is

The 150 days on market is what interests me.

At $168K, I don't see enough room between asking price and a 190K-200K ARV to justify taking on a renovation. But after roughly five months on market, I'd be curious how the seller reacts to a substantially lower offer.

The rental numbers are better. Stabilized gross rent could be approximately $18,600-$19,200+ annually.

I also like the long term growth. This area has seen steady appreciation and consistent development.

My Take: 🎯 150 DOM? I'd throw a low offer at it and see what happens.

#11 - 1312 Newman Street Leavenworth, KS 66048

List Price: $95,000 2 Bed, 1 Bath Days on Market: 104 Market Rent: $1,000-$1,100/month Condition: Appears fairly rent-ready

This looks like a nice, simple rental.

At only 95K, you're getting into a property for substantially less than most of the others here. At $1,000-$1,100 per month, that's approximately $12,000-$13,200 in gross annual rent.

It's not a big house so the biggest question mark is the layout and space. If it's a decent space it'd be a great property.

It's also been sitting for more than 100 days. I'd be curious if there's another deal to be made below 95K.

My Take: 👍 Simple deal with a decent rent to price ratio.

#12 - 2905 S 50th Street Kansas City, KS 66106

List Price: $85,000 2 Bed, 1 Bath Days on Market: 50 Estimated ARV: $180,000+ Condition: Full remodel needed / sold as-is

There is only 4 photos on the MLS so curious what exactly is needed. I assume a 50K+ scope. Even with that it's priced at 85K.

The interesting part is the 85K asking price against a potential $180K+ ARV. That's approximately $95K of gross spread before rehab, financing, holding costs, and everything else.

The listing also states that the roof, windows, and water heater have been replaced relatively recently. I'd verify those improvements, because having several mechanical items already completed could change the rehab.

This is one I need to walk before getting too excited. There could be a huge red flag to justify the DOM and price.

My Take: 🛠️ Potential BRRRR/value-add play. The rehab number decides it.

#13 - 3923 Nebraska Avenue Kansas City, KS 66102

List Price: $124,900 3 Bed,2 Bath Days on Market: 27 Market Rent: $1,300-$1,400/month Condition: Appears decent / close to rent-ready

This one looks pretty straightforward.

At $1,300-$1,400 per month, you're looking at approximately $15,600-$16,800 in potential annual gross rent against a $124,900 purchase price.

I also like getting three bedrooms and two bathrooms at this price, even though the house is under 1,000 square feet.

It's not a BRRR but might have some margin/equity with the price. It's more about getting into a relatively inexpensive rental without sinking a bunch in it.

My Take: 👍 Cheap entry point, decent rent, and a layout I like.

#14 - 6252 Lathrop Avenue Kansas City, KS 66104

List Price: $134,900 3 Bed,1 Bath Days on Market: 203 Market Rent: $1,400+/month Condition: Appears relatively rent-ready

The combination of price, condition, and 203 days on market catches my attention.

At $1,400+ per month, that's approximately $16,800+ in potential annual gross rent. The listing also mentions newer flooring, windows, furnace, and water heater.

But 203 days is the number I care about. What is causing other buyers to pass? May be an opportunity depending on what's needed.

6 months on the market would give you leverage to negotiate. Maybe that's a 115K offer or 125K but you have a window.

My Take: 👀 Decent at list. Much more interesting if the seller is ready to negotiate.

#15 - 7801/7803 Leavenworth Road Kansas City, KS 66109

List Price: $276,500 Property Type: Duplex Units: 2 Bed | 1 Bath each Year Built: 1981 Occupancy: Fully occupied Unit 7801 Rent: $1,065/month Unit 7803 Rent: $1,445/month Total Current Rent: $2,510/month Gross Annual Rent: $30,120/year Leases: Both through May 2027

It's in a nice area, both units are already occupied, and we're working with actual rents rather than projected rents. At $2,510 per month, the property currently generates $30,120 in gross annual rent. Against the $276,500 asking price, that's roughly a 10.9% gross yield before expenses.

What really catches my eye is the difference between the units. One rents for $1,445 while the other rents for only $1,065, a $380 monthly gap. This means you can bring rents up to hit or exceed the 1% rule.

That doesn't automatically mean the lower unit is under-rented. The listing says 7803 was completely updated two years ago, so condition could explain some of the difference. This might mean one of the units needs a turnover to hit the upside.

The listing also mentions a newer roof, exterior paint, decks, garages, and other improvements.

My Take: ⭐ Great area and solid rents in place

What Stood Out After Looking at All 15?

The biggest takeaway is that there isn't one definition of a good investment property. Often each investor has their "buy box" or critera.

Someone looking for a BRRRR is going to view these completely differently than someone who has $100K sitting around and simply wants a passive rental. A house hacker may love the Belton duplex while having zero interest in a fixer upper.

Price matters. Rent matters. ARV matters. But so do condition, location, financing, tenant situation, days on market, and what you're actually trying to accomplish.

Days on market is a huge factor when reviewing deals. This can give you leverage and you need to figure out why each is sitting.

We have properties sitting for 83, 104, 117, 150, and even 203 days.

Higher DOM doesn't equal a deal but it may open the door to going under asking. Worst a seller can say is "NO".

The Property Is Part Of The Equation

This is probably the biggest thing I'd want someone to take from these 15 examples. A property isn't automatically a good investment because it's cheap. It isn't automatically a good investment because the rent looks high.

And a $100,000 spread between purchase price and ARV doesn't mean you're making $100,000.

You still have repairs, financing, closing costs, vacancy, maintenance, taxes, insurance, property management, utilities, holding costs, and plenty of unexpected expenses.

Each example will need to be looked at. Walk and review disclosures. Analyze and wiggle the list down. Then pursue what makes sense.

If you're looking at rentals, BRRRRs, flips, multifamily, or house hacking around the Kansas City metro, I'm always happy to look at a property and run through the numbers with you.