Market Analysis
Kansas City Rental Market
Rental investment market data and analysis · Updated September 2026
Median Home Price
$270,000
Average Monthly Rent
$1,326
Estimated Cap Rate
5.9%
Rent-to-Price Ratio
0.5%
Below 1% Rule
Market Trends
Kansas City metro area — % change since 2018
Home Prices
+84.4%
Rent Index
+36.2%
Average Rent by Bedroom
| Bedrooms | Avg Rent |
|---|---|
| Condo | $1,031/mo |
| Apartment | $1,166/mo |
| Multi-Family | $1,257/mo |
| Single Family | $1,485/mo |
| Townhouse | $2,107/mo |
Sample Investment Analysis
Based on median price + average rent, 20% down, 6.8% rate, 30yr
Purchase Price$270,000
Down Payment (20%)$54,000
Monthly P&I$1,408
Monthly Rent$1,326
Est. NOI$9,547/yr
Est. Cash Flow-$613/mo
Cash on Cash-12.4%
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 $2,700/mo to pass
- 3Below-average rents keep entry costs low for new investors
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