Renovated Historic Brick
For Sale
$679,000
1111 MISSOURI Avenue, Kansas City, MO 64106
Residential, Kansas City, MO
Property Size2,444 SF
Lot Size0.07 Acres
Price / SF$277.82
Days on Market16
Property Features for 1111 MISSOURI Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
3
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Basement, Bedroom 2, Bathroom 2, Bedroom 1, Bedroom 3, Bathroom 3, Bathroom 1
Parking features
Tandem, Off Street, Carport
Security features
Security System
Window features
Window Coverings
Patio and Porch features
Patio
Interior features
Cedar Closet, Ceiling Fan(s), Custom Cabinets, Kitchen Island, Walk-In Closet(s), Wet Bar
Exterior features
Balcony
Fireplace
1
Basement
Partial
Appliances
Dishwasher, Disposal, Dryer, Microwave, Refrigerator, Gas Range, Stainless Steel Appliance(s), Washer
Subdivision
Guinotte Bluff Add
Lot features
City Limits
Elementary school district
Kansas City Mo
Middle school district
Kansas City Mo
High school district
Kansas City Mo
Directions
From Independence Avenue go North on Troost, East on Missouri Avenue, Home on Right.
Standard status
Active
APN
12-730-20-55-00-0-00-000
Size
2,444 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Description
See Legal Description Addendum
Tax Annual Amount
2088
Legal Description
See Legal Description Addendum
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Electric
Water source
Public
Amenities
whole-home audio
Cat 5 wiring
beverage center
EV charger
storage shed
deck
pergola
balcony
fireplace
Building Details
Year built
2001
Flooring type
Marble, Tile, Wood
Building materials
Brick
Roof type
Composition
Listing Agency:
Wardell & Holmes Real Estate
(816) 416-7111
Listed By:
Andrea Wardell · License #2008031950
(816) 806-9492
Added: Aug 12
Changed: Aug 27
Last Checked: Aug 27 at 4:06AM
MLS# 2636458
Copyright © 2026 Heartland Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,444-square-foot duplex property combines historic brick character with extensive modern improvements. Interior features include hardwood flooring, exposed brick, high ceilings, a fireplace, built-in bookcases, a wet bar, custom cabinetry, granite countertops, a center island, and a spacious eat-in kitchen. The property also includes three bedrooms, three bathrooms, a basement, balcony, patio, tandem and off-street parking, and a carport.
Recent updates include HVAC installed in 2023, a storage shed added in 2023, an at-grade deck completed in 2024, an EV charger added in 2024, a water heater installed in 2025, and a pergola completed in 2025. Additional 2026 improvements include a renovated primary bathroom, driveway gate, restored balcony, and masonry work. Whole-home audio, Cat 5 wiring, a beverage center, and included appliances add functional value. A 10-year property tax abatement remains effective through December 31, 2031. The property is in Kansas City’s Columbus Park area, near Downtown Kansas City, the River Market, Berkley Riverfront, and streetcar access.
Recent updates include HVAC installed in 2023, a storage shed added in 2023, an at-grade deck completed in 2024, an EV charger added in 2024, a water heater installed in 2025, and a pergola completed in 2025. Additional 2026 improvements include a renovated primary bathroom, driveway gate, restored balcony, and masonry work. Whole-home audio, Cat 5 wiring, a beverage center, and included appliances add functional value. A 10-year property tax abatement remains effective through December 31, 2031. The property is in Kansas City’s Columbus Park area, near Downtown Kansas City, the River Market, Berkley Riverfront, and streetcar access.
Key Highlights
- 2,444‑square‑foot duplex property on a 0.0722‑acre lot
- Historic brick construction with exposed brick, hardwood flooring, fireplace, and built‑in bookcases
- Three bedrooms, three bathrooms, basement, balcony, patio, carport, tandem parking, and off‑street parking
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$28,509
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.20%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$570,180
$570.2K
Cap Rate 7%
$407,271
$407.3K
Cap Rate 9%
$316,767
$316.8K
Market Conditions
NOI Build-Up for 2,444 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$43.4K $17.76/SF
− Vacancy
−$2.7K −$1.10/SF
EGI
$40.7K $16.66/SF
− OpEx
−$12.2K −$5.00/SF
NOI
$28.5K $11.66/SF
Area
Kansas City, MO
Vacancy
6.17%
Lease Rate
$17.76 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$570,180
Cap Rate 7%
$407,271
Cap Rate 9%
$316,767
Alternative Uses
Best Use
Multifamily LT 5
$407.3K
$356.4K – $475.2K
NOI $28,509 @ 7.0% cap · market cap 4.20%
Second Best
Apartment 5plus
$374.9K
$328.0K – $437.4K
NOI $26,243 @ 7.0% cap · market cap 3.86%
Theoretical Best
Office A
$582.1K
$509.4K – $679.2K
NOI $40,749 @ 7.0% cap · market cap 6.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
940
Businesses Nearby
Explore this area
Business Placement
Demographics for 64106, MO
10,017
Population
5,998
Households
1.7
Avg Household Size
31
Median Age
46%
College-Educated
91%
High-School Grad
1.6 sq mi
ZIP Area
6,261
Density / Sq Mi
$57,680
Median Household Income
$45,060
Median Earnings
$1,188
Median Rent
$220,900
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Historic brick property with custom interiors, modern systems, outdoor improvements, and included appliances near downtown Kansas City.
Where is this duplex located?
The property is located at 1111 MISSOURI Avenue Kansas City, MO.
What is the asking price?
The asking price for this property is $679,000.
What are key features of this property?
This property features: 2,444‑square‑foot duplex property on a 0.0722‑acre lot; Historic brick construction with exposed brick, hardwood flooring, fireplace, and built‑in bookcases; Three bedrooms, three bathrooms, basement, balcony, patio, carport, tandem parking, and off‑street parking
