2/1 Investor Special on Double Lot in East Side KC

This 2-bedroom, 1-bathroom home is located in the East Side of Kansas City (zip 64128), just blocks from I-70. The sale includes the house and the adjacent vacant lot, providing a combined footprint of approximately 14,000+ sq. ft.. The house itself offers ~900 sq. ft. of living space and was built around 1920. This is a full renovation project perfect for a fix-and-flip investor looking to add value in a neighborhood seeing active rehabs.

🛠️ Rehab Scope (Estimated)

• Clean Out: Property likely requires a trash-out and deep clean.
• Systems: Budget for updates to HVAC, electrical panel, and plumbing to meet modern code.
• Cosmetics: Full interior update needed—new flooring, drywall repair, fresh paint, and modern fixtures.
• Kitchen/Bath: Complete gut and remodel of the kitchen and bathroom to reach the top-tier ARV of nearby comps like Raytown Rd.
• Exterior: Roof inspection/repair and siding improvements; clear the adjacent lot to enhance curb appeal or potential resale value.

🟣 Comparable Sales

1. 2835 Raytown Rd – 3/1 | 958 sq ft | Sold $185,000 ($193/sf) | 11/25/2025 | Condition: Fully Renovated
2. 3118 Kensington Ave – 2/1 | 912 sq ft | Sold $107,000 ($117/sf) | 10/09/2025 | Condition: Standard/Liveable (Good baseline for a lighter rehab)
3. 3630 Jackson Ave – 2/1 | 888 sq ft | Sold ~$59,000 ($66/sf) | 02/04/2026 | Condition: Distressed/As-Is (Supports the current asking price)
4. 3202 E 21st St – 3/1.5 | 955 sq ft | Listed $195,000 ($204/sf) | Active | Condition: Renovated (Shows listing confidence for small homes nearby)

💰 ARV Analysis

The market in 64128 is varying widely based on condition. Distressed properties (like the subject and Jackson Ave) sell in the $50k–$60k range. However, fully renovated small homes (under 1,000 sq. ft.) are hitting significantly higher numbers. The comp at 2835 Raytown Rd is a perfect size match (958 sq ft) and sold for $185,000 with high-end finishes. Even conservatively, a solid 2/1 renovation should command $135,000+.

Estimated ARV: $135,000 – $150,000 +/- (depending on finish quality)