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KC duplex with amazing cashflow and bulk discount opportunity! [code: KC duplex]

Posted by Powered by Simply Do It on February 22, 2022
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*Currently in Foundation stage. 120 days estimated to completion. 
**Note: mortgage payments will not start until the home is finished and closing took place.
  • Brand New Construction.
  • 6 bedroom/4 bath Duplex (3 bedrooms and 2 baths on each side).
  • Builder is offering SDI clients a discount:  3-9 buildings = 6-18 doors will give a $5k discount per building.  10+ buildings = 20+ doors will give a $10k discount per door so the price will drop to $240k from $250k.
  • Reverse Ranch style layout with attached garages.
  • These figures are for a full duplex purchase. 
    • 1/2 duplexes are also available for purchase. 
    • We are also looking into combining 2 duplexes into one title/building (ie 4 doors – fourplex)
  • Currently in Foundation stage. 120 days estimated to completion. 
  • HOA fees are not fully disclosed yet.  We estimated $50, but this could adjust when fees are finalize – this is very common to see for a project at this stage.
  • You will have the opportunity to choose your property location from the available plots.
  • Interior:
    • Walk into a living/dining room combo, kitchen, and master bedroom on the main level.
    • Walk down to two bedrooms and a family room.
  • No (low) crime area.
  • Over $880/mo. cash flow.
  • Hard flooring/carpet throughout.
  • Attached 2-car garage.

**There has been some concern about the proximity of this project to a nearby railroad that we would like to address**
Yes, this development is near a daily running train, however, this is VERY common practice for the area. The railroad map for the state has been attached to this email for your review.  For that reason we are aiming on the lots that are not right next to the tracks. 

The builder has taken the following steps to mitigate any noise or traffic concern.  No other development in the area has made any plans to mitigate any railroad usage.  Not only is the builder willing to address this issue for buyers, but this project is coming in at $100k less than any other development in the area.  

Please see below for a list of steps taken regarding the railroad: 
  • The dirt berm between the duplexes and the railroad will be 8’-10’ tall at the top and 25’ wide at the base
  • Seed and sod will be placed on the berm at completion
  • On top of the berm there will be a 6’ tall wooden fence installed making the total solid height of the berm 14’16’ tall
  • Trees will be planted on the berm which will make the overall screening height above 20’ tall which will shield all of the railroad
  • These berms will be installed before occupancy of the duplexes
*This opportunity was originally sent out a couple of weeks ago and is being resent with updates

Why should you consider this house / what makes it a good investment?

  • Over $880/mo. cash flow.
  • Built: 2022
  • Size: 2,726  sq ft
  • Quiet residential street, desirable community and good schools
  • Sits on the path of the KC urban growth

What's next?

Email/text for address, analysis and to get connected to Simply Do It's local team that handles this transaction.

Metro: Kansas City

Team: Meredith/Elizabeth – email directly at

Code: KC Duplex

Property Specifications 2 Per Door
 Bedrooms 6 3
 Bathrooms 4 2.0
 Square Feet 2726 1363
 Year Built 2022  
 Garage Size 2  
 Schools Rating (on scale of A-F) B  

Purchase Assumptions My Offer Per Door
Offer used for analysis $500,000 $250,000
Suggested offer (low) $500,000 $250,000
Suggested offer (high) $500,000 $250,000
Asking $500,000 $250,000
Market Value (after improvements) $255,000  
Improvements (lower) $3,000 $1,500
Improvements (upper) $4,000 $2,000
Closing Costs $5,000  
Mortgage Costs $5,000 $2,500
Other Fees At Closing $0 $0
Total Cost  $513,500 $2,500

Financial Assumptions Monthly Yearly
Rent (upper) $3,790 $3,990 $47,880
Rent (lower) $3,590 $43,080
 Property Tax Rate (Approx.) 1.4%  
 Property Taxes $350 $4,200
 Insurance $250 $3,000
 Repairs $100 $1,200
Variable-Cost PM 7.2%  
Property Management Fee $271 $3,252
 Leasing Fee 68% $106.6 $1,279
 HOA $50 $600
 Vacancy Rate 4.0%  
 Total Fixed Expenses $1,268 $15,220
 Total Expenses (Fixed + Mortgage) $3,005 $36,060

Financial Analysis / Deal Attractiveness        
Years: 5 10 15 20
 Cap Rate 7.7% 8.9% 10.1% 11.5%
 Net Cash Flow $53,273 $122,936 $210,695 $318,433
 Equity Increase $92,456 $204,543 $340,429 $505,173
 Total Gain $145,729 $327,478 $551,124 $823,606
 Average Cash Flow/Year $10,655 $12,294 $14,046 $15,922
 Average Cash Flow/Month $888 $1,024 $1,171 $1,327
 Average Gain/Year $29,146 $32,748 $36,742 $41,180
 Average ROI 105.2% 236.4% 397.9% 594.7%
 Annual ROI 21.0% 23.6% 26.5% 29.7%
 Projected Property Value $310,246 $377,462 $459,241 $558,736

Property Ratings Suggestions
 Item      Suggested Criteria (Min.) This Property FAVORABLE /
 Schools     B B FAVORABLE
 Square Feet   1000 2,726 FAVORABLE
 Bedrooms   3 6 FAVORABLE
 Bathrooms   2 4 FAVORABLE
 Year Built   1970 2022 FAVORABLE
 Rent/Price (%)   0.75% 0.80% FAVORABLE
 Average Cash Flow (at year 5) $125 $888 FAVORABLE
 Average ROI (at year 5) 15% 21.0% FAVORABLE

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Information contained herein was obtained from sources deemed reliable, however, Simply Do It and/or the owner(s) of the property make no guarantees, warranties or representation as to the completeness or accuracy thereof. The presentation of the property is offered subject to errors, omissions, changes in price and/or terms, prior sale or lease or removal from the market for any reason without notice.

The analysis is provided “As Is”. All the information is believed to be accurate (except for the small effects of some simplifying assumptions), but is not guaranteed, and depends on the values entered for the property. This analysis is intended for the purpose of illustrative projections. The information provided is not intended to replace or substitute for any legal, accounting, investment, real estate, tax, or other professional advice, consultation, or service. Simply Do It and/or the owner(s) are not responsible nor liable for any damages arising from the use of the analysis info. 

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