Kansas City Duplex For
For Sale
$469,900
5331 Charlotte Street, Kansas City, MO 64110
Classic duplex in a strong neighborhood with immediate rent upside.
Property Size2,688 SF
Price / SF$174.81
Days on Market165
Property Features for 5331 Charlotte Street
General Information
Standard status
Active
Size
2,688 SF
Property subtype
Residential Income / Duplex
Zoning
R
Taxes and HOA fees
Annual Taxes
$7,681
Amenities
Electric, Zoned
Heat Pump, Zoned
3 Bedroom
Yes
2
Composition
No
Utility Room
Building Details
Year Built
1922
Listing Agency:
Lutz Sales + Investments
(913) 426-5576
Listed By:
Michelle Lutz · License #SP00239672
(913) 426-5576
Source:
Compass
Added: Mar 16
Changed: Aug 26
Last Checked: Aug 26 at 1:40PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Lutz Sales + Investments
Investment Insights
Based on property information with market context.
This classic up-and-down duplex is located in a strong Kansas City neighborhood. The property features two spacious units, each with 3 bedrooms and 1 bathroom. Interior features include hardwood flooring, stainless steel appliances, modern finishes, fireplaces, and in-unit laundry. Each unit also has a private balcony or patio. On-site parking and a fenced yard are available. Both units are currently occupied, with an average rent of $1,875 per month, which includes a $300 utility fee. Market rents are approaching $2,000, including the fee, indicating potential for increased rental income upon renewal or turnover. The property is situated in a walkable location near top-rated Kansas City Public Schools, major employers and hospitals such as Saint Luke’s Health System, Children’s Mercy, and UMKC, and premier amenities like Country Club Plaza, Loose Park, the Nelson-Atkins Museum of Art, and the 39th Street corridor. The property size is 2688 square feet.
Key Highlights
- Strong in‑place cash flow with 100% occupancy and immediate rent upside potential.
- Two spacious 3 Bed/1 Bath units with modern finishes and tenant‑pleasing features.
- Desirable amenities including hardwood flooring, stainless steel appliances, fireplaces, and in‑unit laundry.
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
$31,355
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
6.67%
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%
$627,100
$627.1K
Cap Rate 7%
$447,929
$447.9K
Cap Rate 9%
$348,389
$348.4K
Market Conditions
NOI Build-Up for 2,688 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
$47.7K $17.76/SF
− Vacancy
−$2.9K −$1.10/SF
EGI
$44.8K $16.66/SF
− OpEx
−$13.4K −$5.00/SF
NOI
$31.4K $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%
$627,100
Cap Rate 7%
$447,929
Cap Rate 9%
$348,389
Alternative Uses
Best Use
Multifamily LT 5
$447.9K
$391.9K – $522.6K
NOI $31,355 @ 7.0% cap · market cap 6.67%
Second Best
Apartment 5plus
$412.3K
$360.8K – $481.1K
NOI $28,863 @ 7.0% cap · market cap 6.14%
Theoretical Best
Office A
$640.3K
$560.2K – $747.0K
NOI $44,818 @ 7.0% cap · market cap 9.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
767
Businesses Nearby
Explore this area
Business Placement
Demographics for 64110, MO
15,874
Population
8,655
Households
1.8
Avg Household Size
32
Median Age
50%
College-Educated
95%
High-School Grad
3.0 sq mi
ZIP Area
5,291
Density / Sq Mi
$59,710
Median Household Income
$38,852
Median Earnings
$1,155
Median Rent
$238,200
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 - Classic duplex in a strong neighborhood with immediate rent upside.
Where is this duplex located?
The property is located at 5331 Charlotte Street Kansas City, MO.
What is the asking price?
The asking price for this property is $469,900.
What are key features of this property?
This property features: Strong in‑place cash flow with 100% occupancy and immediate rent upside potential.; Two spacious 3 Bed/1 Bath units with modern finishes and tenant‑pleasing features.; Desirable amenities including hardwood flooring, stainless steel appliances, fireplaces, and in‑unit laundry.
