Introduction

Investing in rental properties can be a lucrative venture, provided you choose the right property in the right location. A good rental property is one that consistently attracts tenants, maintains or increases in value over time, and generates a steady stream of rental income. Key factors contributing to a property's success include its location, neighborhood amenities, proximity to employment centers, and unique attractions that make it desirable.

Clay County, MO, offers a range of neighborhoods that cater to various tenant needs and investment goals. This guide will provide an overview of the best areas in Clay County, grading each on convenience, tourist attractions, things to do, average home prices, return on investment, proximity to work-related travel, and the "x-factor."

Best Neighborhoods and Areas in Clay County, MO

1. Liberty

Grades:

• Convenience: A
• Tourist Attractions: B
• Things to Do: B+
• Avg Home Prices: B
• Return on Investment: A
• Proximity to Work-Related Travel: B+
• X-Factor: A

Convenience: Liberty offers excellent convenience with its well-developed infrastructure. The area has a good mix of grocery stores, schools, healthcare facilities, and public transportation options, making daily living easy for tenants.

Tourist Attractions: While Liberty may not be a major tourist hotspot, it does have attractions such as the Jesse James Bank Museum and the historic downtown area, which appeal to history buffs and local tourists.

Things to Do: There are plenty of parks, local eateries, and community events that keep residents engaged. The Liberty Community Center offers recreational facilities, including a swimming pool and fitness center.

Avg Home Prices: Home prices in Liberty are relatively affordable compared to nearby areas, with an average price around $250,000. This makes it a great option for investors looking for good value.

Return on Investment: Liberty is known for its stable rental market, offering attractive returns for investors. The combination of affordable home prices and steady demand for rentals contributes to a high ROI.

Proximity to Work-Related Travel: Liberty's location near major highways provides good access to employment centers in Kansas City and surrounding areas. It’s also close to the Kansas City International Airport, making it convenient for frequent travelers.

X-Factor: Liberty’s charm lies in its historical significance and community-oriented atmosphere. The blend of small-town feel with modern amenities makes it a unique and desirable place to live.

2. North Kansas City

Grades:

• Convenience: A+
• Tourist Attractions: A
• Things to Do: A
• Avg Home Prices: C+
• Return on Investment: B+
• Proximity to Work-Related Travel: A+
• X-Factor: A

Convenience: North Kansas City scores high on convenience due to its proximity to downtown Kansas City. It has a plethora of shopping centers, restaurants, and essential services, making it highly convenient for residents.

Tourist Attractions: The area is close to several major tourist attractions, including the Worlds of Fun amusement park and the River Market district, which draw significant foot traffic and interest.

Things to Do: There is no shortage of activities in North Kansas City. From vibrant nightlife and cultural events to parks and recreational activities, there is always something to do.

Avg Home Prices: Home prices are slightly higher here, averaging around $300,000. However, the potential for appreciation and demand justifies the cost for many investors.

Return on Investment: While the initial investment might be higher, the consistent demand for rental properties and the area's growth potential ensure a solid return on investment.

Proximity to Work-Related Travel: The location is excellent for commuters, with easy access to major highways, the Kansas City International Airport, and public transportation options.

X-Factor: North Kansas City’s x-factor is its vibrant urban lifestyle combined with the benefits of suburban living. The proximity to downtown amenities while maintaining a quieter residential atmosphere makes it highly attractive.

3. Gladstone

Grades:

• Convenience: B+
• Tourist Attractions: B
• Things to Do: B
• Avg Home Prices: A
• Return on Investment: B+
• Proximity to Work-Related Travel: B
• X-Factor: B+

Convenience: Gladstone offers a good level of convenience with several shopping centers, schools, and healthcare facilities. It’s a suburban area with a well-connected road network.

Tourist Attractions: While it may not have many major tourist attractions, Gladstone is close to North Kansas City and Liberty, allowing easy access to more entertainment and cultural sites.

Things to Do: The area provides various recreational opportunities, including parks, local festivals, and community events that foster a strong sense of community.

Avg Home Prices: Gladstone is known for its affordable housing market, with average home prices around $200,000. This affordability makes it an attractive option for investors.

Return on Investment: The lower home prices combined with a steady demand for rentals provide a decent return on investment. Gladstone is considered a safe bet for long-term investment.

Proximity to Work-Related Travel: While not as close as North Kansas City, Gladstone still offers reasonable access to major employment centers and transportation hubs.

X-Factor: Gladstone’s appeal lies in its affordability and family-friendly environment. It offers a peaceful, suburban lifestyle with easy access to urban amenities.

4. Kearney

Grades:

• Convenience: B
• Tourist Attractions: B-
• Things to Do: B-
• Avg Home Prices: B+
• Return on Investment: B
• Proximity to Work-Related Travel: C+
• X-Factor: B

Convenience: Kearney provides essential services and amenities, although it has a more rural feel compared to other areas. It’s suitable for those who prefer a quieter, small-town environment.

Tourist Attractions: Tourist attractions are limited, but the annual Jesse James Festival draws visitors to the area, highlighting its historical roots.

Things to Do: Recreational activities include parks, local events, and nearby lakes. However, the range of activities is not as extensive as in more urbanized areas.

Avg Home Prices: The average home price in Kearney is about $230,000, making it an affordable option for investors looking for properties with growth potential.

Return on Investment: Kearney offers a moderate return on investment. The affordable home prices and lower competition make it a viable option for steady returns.

Proximity to Work-Related Travel: Kearney is farther from major employment centers, which can be a drawback for some tenants. However, it’s still within commuting distance to Kansas City.

X-Factor: The x-factor for Kearney is its blend of historical charm and rural tranquility. It offers a slower pace of life with the benefits of close-knit community living.

Conclusion

Clay County, MO, presents a variety of attractive options for rental property investment. From the historical charm of Liberty to the vibrant urban lifestyle of North Kansas City, each area has its unique benefits and potential. By considering factors such as convenience, attractions, things to do, home prices, return on investment, and unique characteristics, investors can make informed decisions that align with their goals and tenant needs.