Renovated Brick
For Sale
$679,000
1111 Missouri Avenue, Kansas City, MO 64106
Residential, Traditional, Kansas City, MO
Property Size2,444 SF
Lot Size0.07 Acres
Price / SF$277.82
Days on Market9
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, Bathroom 3, Bathroom 2, Bedroom 2, Bedroom 3, Bedroom 1, Bathroom 1
Parking features
Off Street, Tandem, 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 Ave, go North on Troost Ave, East on Missouri Ave. 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
hardwood floors
soaring ceilings
exposed brick
fireplace
built-in bookcases
wet bar
gourmet eat-in kitchen
custom cabinetry
granite countertops
large center island
spa-inspired bathroom
whole-home audio
beverage center
EV charger
deck
pergola
balcony
driveway gate
Building Details
Year built
2001
Flooring type
Marble, Tile, Wood
Building materials
Brick
Roof type
Composition
Architectural style
Other
Listing Agency:
Compass Realty Group
(816) 280-2773
Listed By:
Jeff Albright · License #00244254
(913) 645-3528
Added: Sep 4
Changed: Sep 11
Last Checked: Sep 12 at 12:06AM
MLS# 2640403
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 brick duplex occupies a 0.0722-acre parcel and offers three bedrooms, three bathrooms, a basement, and off-street parking with carport and tandem spaces. Interior features include hardwood, marble, and tile finishes, exposed brick, high ceilings, custom cabinetry, a kitchen island, wet bar, built-in bookcases, fireplace, cedar closet, and walk-in storage. Public water and sewer serve the property, with forced-air heating and electric cooling.
Improvements completed from 2023 through 2026 include HVAC, a storage shed, at-grade deck, EV charger, water heater, pergola, driveway gate, balcony restoration, and masonry work. The property also includes whole-home audio, Cat 5 wiring, a beverage center, and the listed kitchen and laundry appliances. A 10-year property tax abatement remains effective through December 31, 2031. The property is located at 1111 Missouri Avenue in Kansas City, near Downtown Kansas City, the River Market, Berkley Riverfront, and streetcar access.
Improvements completed from 2023 through 2026 include HVAC, a storage shed, at-grade deck, EV charger, water heater, pergola, driveway gate, balcony restoration, and masonry work. The property also includes whole-home audio, Cat 5 wiring, a beverage center, and the listed kitchen and laundry appliances. A 10-year property tax abatement remains effective through December 31, 2031. The property is located at 1111 Missouri Avenue in Kansas City, near Downtown Kansas City, the River Market, Berkley Riverfront, and streetcar access.
Key Highlights
- 2,444 SF duplex on a 0.0722‑acre parcel
- Three bedrooms, three bathrooms, basement, carport, and tandem off‑street parking
- Brick construction with hardwood, marble, tile, exposed brick, and fireplace
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
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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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Duplex - Distinctive brick duplex with custom interiors, updated systems, outdoor features, and included appliances.
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 SF duplex on a 0.0722‑acre parcel; Three bedrooms, three bathrooms, basement, carport, and tandem off‑street parking; Brick construction with hardwood, marble, tile, exposed brick, and fireplace
