Market Analysis
Kansas City Rental Market
Rental investment market data and analysis · Updated October 2026
Median Home Price
$255,000
Average Monthly Rent
$1,370
Estimated Cap Rate
6.5%
Rent-to-Price Ratio
0.5%
Below 1% Rule
Rent ÷ price by zip code
1 of 4 clear the 1% rule · October 2026
| Zip | Median price | Median rent | Rent ÷ price |
|---|---|---|---|
| 64130 | $114,000 | $1,279 | 1.12% |
| 64106 | $265,000 | $1,500 | 0.57% |
| 64110 | $245,000 | $1,250 | 0.51% |
| 64114 | $310,000 | $1,450 | 0.47% |
Rent ÷ price over time
PacRent rent-to-price index · Kansas City
Context · FRED home price index
Market Trends
Kansas City metro area — % change since 2018
Home Prices
+84.4%
Rent Index
+36.2%
Average Rent by Bedroom
| Bedrooms | Avg Rent |
|---|---|
| Apartment | $1,209/mo |
| Condo | $1,213/mo |
| Multi-Family | $1,248/mo |
| Single Family | $1,574/mo |
| Townhouse | $1,984/mo |
Sample Investment Analysis
Based on median price + average rent, 20% down, 6.8% rate, 30yr
Purchase Price$255,000
Down Payment (20%)$51,000
Monthly P&I$1,330
Monthly Rent$1,370
Est. NOI$9,864/yr
Est. Cash Flow-$508/mo
Cash on Cash-10.9%
The Kansas City market is cash-flow negative at median prices. Look for properties 15-20% below median or with value-add potential.
What Investors Should Know About Kansas City
- 1Moderate cap rates suggest balanced cash flow and appreciation
- 21% Rule fails at median prices — need rent of $2,550/mo to pass
- 3Below-average rents keep entry costs low for new investors
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