The Ultimate Guide to Grading Kansas City Missouri Neighborhoods

Ever since I produced The Ultimate Guide to Grading Cleveland Neighborhoods investors have been bombarding me with requests to make an Ultimate Guide for various other major metro markets that they were interested looking at purchasing turnkey rental properties in.

So I have been teaming up with local Property Managers in each of the popular turnkey markets across the USA and putting together guides for investors to assess the risk of the neighborhoods in these various markets.

To produce The Ultimate Guide to Grading Kansas City, Missouri Neighborhoods that you see below I teamed up with Bigger Pockets members Sean Tarpenning and Mackaylee Beach as they run a very large portfolio of rental properties in the greater Kansas City, Missouri metro area.

KEY

MEDIAN INCOME: The average household income.

OWNER OCCUPIED: The percentage of properties that are occupied by the owner of the property. All numbers are estimated.

POPULATION: All numbers are estimated.

TAX EXAMPLE: If a home is valued by the county auditor at $100,000 & the Residential Property Tax Rate is 1% the annual taxes will be $1,000.

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A Neighborhoods
Home pricing starts at $130k and goes up from there. Rents are always above $1k/mo but neighborhoods are mostly filled with owner occupants. Homes with nicer finishes like granite counter tops and stainless steel appliances are common.

Parkville (64152)
Median income $120k
Owner Occupied 74%
Population 7k
Property tax Rate 1.15%

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Lee’s Summit (64002, 64063, 64064, 64065, 64081, 64082, 64083, 64086)
Median income $83k
Owner Occupied 77%
Population 97k
Property Tax Rate 1.03% (Cass County) 1.38% (Jackson County)

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North Oak/Berry Rd (64154, 64155, 64156)
Median income $81k
Owner Occupied 74%
Population 38k
Property Tax Rate 1.21%

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Raymore (64083)
Median income $80k
Owner Occupied 82%
Population 21k
Property Tax Rate 1.03%

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Hyde Park (64109, 64110)
Median income $76k
Owner Occupied 50%
Population 27k
Property Tax Rate 1.25%

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Waldo (64114)
Median income $72k
Owner Occupied 40%
Population 14k
Property Tax Rate 1.25%

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Liberty (64068)
Median income $70k
Owner Occupied 74%
Population 32k
Property Tax Rate 1.21%

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Blue Springs (64014, 64015)
Median income $64k
Owner Occupied 71%
Population 55k
Property Tax Rate 1.38%

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Grain Valley (64029)
Median income $62k
Owner Occupied 62%
Population 14k
Property Tax Rate 1.38%

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Brookside (64113)
Median income $58k
Owner Occupied 65%
Population 14k
Property Tax Rate 1.38%

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River Market (64106)
Median income $56k
Owner Occupied 48%
Population 3k
Property Tax Rate 1.38%

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Gladstone (64118, 64119)
Median income $55k
Owner Occupied 65%
Population 12k
Property Tax Rate 1.21%

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Plaza/ Midtown (64111, 64112)
Median income $55k
Owner Occupied 34%
Population 40k
Property Tax Rate 1.38%

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Oak Grove (64074, 64075)
Median income $54k
Owner Occupied 63%
Population 8k
Property Tax Rate 1.38%

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Independence (64055, 64056, 64057, 64058)
Median income $55k
Owner Occupied 67%
Population 74k
Property Tax Rate 1.38%

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Raytown (64133, 64138)
Median income $51k
Owner Occupied 63%
Population 29k
Property Tax Rate 1.38%

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B Neighborhoods
Mix of owner occupied and tenant occupied properties. Prices range from $75,000-$130,000. Rents $850-$1,200. Typically these suburbs are 5-10 miles from downtown Kansas City.

South Kansas City (64137)
Median income $52k
Owner Occupied 54%
Population 11k
Property Tax Rate 1.38%

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Excelsior Springs (64024)
Median income $49k
Owner Occupied 62%
Population 12k
Property Tax Rate 1.21%
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Kansas City (64131)
Median income $45k
Owner Occupied 65%
Population 22k
Property Tax Rate 1.38%

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Belton (64012)
Median income $45k
Owner Occupied 68%
Population 24k
Property Tax Rate 1.03%

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Downtown Kansas City (64108)
Median income $44k
Owner Occupied 34%
Population 8k
Property Tax Rate 1.38%

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Grandview (64030)
Median income $43k
Owner Occupied 54%
Population 25k
Property Tax Rate 1.38%

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North Kansas City (64116, 64117, 64120)
Median income $42k
Owner Occupied 20%
Population 5k
Property Tax Rate 1.21%

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Ruskin Heights (64134)
Median income $41k
Owner Occupied 49%
Population 24k
Property Tax Rate 1.38%

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Kansas City (64129)
Median income $36k
Owner Occupied 47%
Population 9k
Property Tax Rate 1.38%

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Independence (64050, 64051, 64052, 64053, 64054)
Median income $36k
Owner Occupied 52%
Population 44k
Property Tax Rate 1.38%

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C Neighborhoods
Densely populated older homes with a large amount of tenant occupancy. Housing prices typically range from $50,000-$110,000. Rents are around $750-$1,100. Nice mix of blue collar, retail, and service industry workers.

North East Kansas City (64123, 64124)
Median income $35k
Owner Occupied 56%
Population 9k
Property Tax Rate 1.38%

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Kansas City (64132)
Median income $33k
Owner Occupied 43%
Population 14k
Property Tax Rate 1.38%

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Kansas City (64130)
Median income $30k
Owner Occupied 53%
Population 20k
Property Tax Rate 1.38%

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Kansas City (64128)
Median income $26k
Owner Occupied 44%
Population 12k
Property Tax Rate 1.38%

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D/F Neighborhoods
Mostly industrial properties and low income tenant occupied homes that are often in disarray.

Kansas City (64120)
Median income $29k
Owner Occupied 75%
Population 297
Property Tax Rate 1.38%

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Kansas City (64125)
Median income $23k
Owner Occupied 44%
Population 1.4k
Property Tax Rate 1.38%

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Kansas City (64126)
Median income $20k
Owner Occupied 37%
Population 6.4k
Property Tax Rate 1.38%

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Kansas City (64127)
Median income 15k
Owner Occupied 38%
Population 23k
Property Tax Rate 1.38%