New Secret Unlocked: Kansas City Investing

I like to joke with out-of-town friends and acquaintances that Kansas City is just cows and corn...super boring...don't come here. You know...go check out Cleveland, Indianapolis, Detroit, really...anywhere else. Again, jokingly. The reality is that I like to think of KC as a little best-kept-secret in the heart of America.

I've lived, for various lengths of time, all over the country. Maine, California, Massachusetts, Georgia, Texas, etc. and have visited just about everywhere else in the continental US. As I tell people, I had the option to stay in any of those places indefinitely, but I CHOOSE to live in Kansas City. Really for too many reasons to list here and ultimately, that's not what this post is about.

For anyone interested in investing in what I affectionately like to refer to as "my city", I have a few nuggets of advice/opinion. Take it for what it's worth to you.
Comment/ask questions/continue the dialog further.
Also shoot me a message and a college request if you think I could be of help to you and your success. - Q

This little blurb I found online sums it up pretty well... 
"It was the best of times, it was the worst of times in the tale of two Kansas Cities, separated by nothing more than a state border and a very mutual disdain. One (the better one, Kansans will have you know) is west of the river. The other is in the far inferior state of Missouri on the east side of the river. The rivalry is kind of like living in a real life "West Side Story," just without all the dancing and pompadours. The tension is said to date back all the way to the days of the Civil War. It’s not exactly old business, but these days KCMO looks down their nose at KCK for being less “urban” and “progressive” than they are."

This is what Kansas Citians will use to differentiate Jackson County (KCMO) from Johnson County (KCK). Most places people live you have some sort of similar comparison.

There's a lot of potential and draw for both sides. I think of JoCo as more residential and family driven, where as KCMO has the actual downtown skyscrapers, street car, nightlife, river market, entertainment draw, etc. It's a nice mix, allowing either side to enjoy in the benefits each has to offer. Each side is going to draw a particular type of tenant, depending on what they are looking for personally.

If you're looking on the KS side...

I would recommend: OP, Lenexa, Olathe (66062 east of hwy 35), Shawnee, Leawood, Prairie Village. (I would consider most of the properties in this area to between A and C+ properties)

I would avoid: pretty much anything in Wyandotte County or stuff that is further west than Olathe. It starts to get desolate pretty fast.

If you're looking on the MO side...

This can be a little more tricky than the KS side in certain regards, as things are more pocketed. The KCMO public school system is still pretty rough. Though, if you can get to know KCMO, I believe the earning potential is higher. I invest in Waldo, an eclectic young professional/established residents community with many entertainment options. This area consistency rents well and is relatively sought after. The north and south boarders are 71st St to 85th St; east and west boarders are State Line Rd to Holmes Rd. Pretty much anything in here is a safe bet, if you can buy right. I also invest in Raytown. Raytown has a lot of potential, one of KC's big companies Cerner (a medical software company) just built their newest and largest campus (Cerner Innovations Campus) in South KC, literally touching Raytown, and the prices are still pretty low and ripe for the taking. It is also close to major highways and KC's professional sports stadiums. However, I would not recommend buying in Raytown without running it by someone who knows the area, or who can drive the house for you. It's a pretty per case basis, as there is still a decent amount of riffraff among the real opportunity. As far as the rest of the MO side. Lee's Summit has great schools and is a huge draw for families, Blue Springs is similar. With Independence, Grandview, Belton, and Raymore, I would advise similar to Raytown, as it is easy to end up in the rough if you're not careful. I don't know those areas quite as well, and wouldn't be much help in advising that area as a specialty. Again, however, there are cash cow gems to be had.

Then (moving due north from Waldo, in this order, with increasing population density) the districts are pretty much, Brookside ($$-$$$), South Plaza ($$-$$$$), Country Club Plaza ($$$$$), Midtown (all over the place), Crossroads ($$$$$), Downtown ($$$$$), Riverfront ($$$$-$$$$$). Each of these districts has their own specific little neighborhoods, and it really varies as it relates to price and population type. All fall under the KCMO public school district, unless the family ops for private school, which many do.

Even further North is North Kansas City, which, most immediately is composed of Clay and Platte county. This is a predominately residential area with many families and some good schools, including both the Liberty and Park Hill school districts.

That's a lot of info, but hopefully gives you some starting ideas. I'm happy to be a ground presence for you here and to find ways to collaborate together.