5 Hours Ago
Highlights
Pet Friendly
Location
824 State Ave, Kansas City, KS 66101, USA|Riverview
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Property Overview
Horace Mann Lofts offers strong overall value with an 8.5/10 expert rating, highlighted by excellent pricing, a premier amenities package, and a convenient 9/10 location score. Renters benefit from nearby highly rated schools, access to public transportation, outdoor spaces, and pet-friendly advantages such as proximity to a pet supply store. A solid trustworthiness rating and 38 detailed photos further help prospective renters understand what to expect from the property.
This summary uses Zumper’s proprietary data. “Zumper Expert Ratings,” “Things you’ll love,” and “Great for” are based on our internal analyses of market trends and renter insights.
Things you’ll love
Elementary school nearby- High school nearby
- Dishwasher
Great for
Pet owners
Floor plans
| Vintage Vibes + Modern Luxe 1BR Loft at Horace Mann – Downtown KC! 🌆✨ | 1 bed | 1 bath | 680+ sqft | $1,095 /mo | 2 units available | Schedule A Showing Online At: showmojo. com lz f9a30c2015 ---- | |
| Stylish & Spacious 2BR Loft at Horace Mann – Vintage Vibes, Modern Feels! | 2 bed | 1 bath | 875+ sqft | $1,200 /mo | 2 units available | Schedule A Showing Online At: showmojo. com lz 88cd6fd0d8 ---- |
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Amenities for Horace Mann Lofts
Apartment Amenities
| Air Conditioning | Central Air Conditioning |
| Central Heat | Granite Kitchen Counter |
| Hardwood Floor | High Ceilings |
| Kitchen Recently Updated | Open Floor Plan |
| Pets Negotiable | Recently Rehabbed |
| Recently Renovated | Walk-in Closet |
Appliances
| Dishwasher | Electric Stove/Oven |
| Garbage Disposal | Refrigerator |
Building
| Cats OK | Controlled Access |
| Dogs OK | Laundry Shared |
| No Smoking | Onsite Laundry |
| Vintage Building |
Grounds
| Assigned Parking | Off-Street Parking |
| Outdoor Space |
Services
| Lawn Care Included | Snow Removal Included |
| Trash Removal Included |
Other
| One Year Lease |
Units, floor plans, amenities, dimensions, details, availability, and prices may be approximate and subject to change. Please contact a community representative for more information.
Policies and fees
Applicants
Applicants
One-time.
Contact Property
REQUIRED FEES
Security Deposit
One-time. Refundable.
Contact Property
Parking Policy
Assigned Parking
Dog Policy
Allowed
Cat Policy
Allowed
Contact for more information on pet policy.
Questions about this property’s policies and fees?
Building details
Property details
| Units | 4 |
|---|
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About Horace Mann Lofts
✨ Welcome to Horace Mann Lofts – Where Historic Vibes Meet Modern Feels ✨ Ever wanted to live in a renovated school building? Here’s your chance! Horace Mann Lofts is serving iconic old-school charm (literally) mixed with sleek updates. Choose from 1- and 2-bedroom lofts, perfectly sized from 560 to 1,125 sq. ft., right in the heart of Downtown KCK. Why It’s a Vibe: -Dreamy Kitchens: Granite countertops + stainless steel appliances = chef-level vibes 🍳 -Spacious AF: High ceilings + walk-in closets = major room to breathe -Sunlit Goals: Huge windows = perfect lighting for selfies 🌞 -Stay Connected: Google Fiber ready for all the streaming + gaming needs 🎮 -Chill Spaces: On-site laundry + common areas = convenience unlocked Neighborhood Perks: -Historic vibes with murals + Old West architecture 🌆 -Hit up local gems like SLAPS BBQ or check out the Reardon Convention Center 🍖 -Close to culture, food, and all the cool stuff KCK has to offer Money Deets: -Application Fee: $55 (non-refundable) -Admin Fee: $200 (non-refundable) -Security Deposit: $500 (refundable) -Monthly Utility Charge: $125 for 1-bed / $150 for 2-bed Don’t wait—tour today and level up your living with the perfect mix of vintage charm and modern luxury! 🏡✨ Pics & 3D tours may show similar units.
Zumper Expert Rating
Our expert rating is based on a weighted average score of property attributes that renters care about most: price, amenities, location, quality, and trust.
8.5
/10
Very GoodWith a solid 8.5 out of 10 overall, Horace Mann Lofts is a great option for renters. While some aspects, like Quality, might not be as distinguished as other properties nearby, Horace Mann Lofts has a number of attractive features—namely its Amenities— so you can be assured your rent will come with a high standard of living.
Price·9A score that weighs the cost and location of the property, which we calculate by comparing rent prices of recent units to the median price of nearby rentals, adjusting for overall quality and features.
Horace Mann Lofts stands out with a remarkable rating of 9/10 for its cost per bedroom compared to other rentals in the area. Considering the excellent balance between price, convenience, and comfort that it provides, residents enjoy a high-quality living experience.
Amenities·10A score based on the amenities offered at this property compared to other rentals in the area. We consider the quantity, quality, and popularity of features both on site and within the units.
Horace Mann Lofts stands out as a premier property with an impressive array of amenities and an excellent standard of living. Residents here have access to many of the most popular and desired perks—pets allowed—making this one of the top choices for renters seeking unparalleled comfort and convenience.
Location·9A score based on proximity and ease of access to shops, restaurants, schools, and public transportation while considering the desirability of the area.
Horace Mann Lofts is exceptional when it comes to location and conveniences. Communication with management or leasing staff is usually quick and easy and they often use advanced scheduling and communication tools to streamline the process. The location of this property offers easy access to popular points of interest in the area and options for getting around.
Quality·6A score based on what makes the property stand out, such as luxury features, unique offerings, age of the building, and our ability to verify the accuracy of these details.
While Horace Mann Lofts does not have many hallmark characteristics to highlight, it has some qualities and features that will resonate with a broad range of renters.
Trustworthiness·8A score based on the accuracy, completeness, recency, and usefulness of the information provided by this property, so you can trust that what you see is what you get.
The level of transparency this property provides distinguishes it as a great rental. With a high attention to detail and desirable features, renters can be sure they will get an accurate picture of their potential new home.
Horace Mann Lofts is great for:
Property highlights
We compared every listing in the surrounding area to determine which amenities are most common. If a building lacks an amenity that most others in the area have, it is a con. If a building has an amenity most others in the area do not, it is a pro. Similarly, price, schools, and size are calculated relative to the size, price, and distance to schools of the other properties nearby.How Horace Mann Lofts compares to other nearby properties.
Positives
- Elementary school nearby
- There is an elementary school 0.1 mile away
- High school nearby
- There is a high school 0.4 mile away
- Dishwasher
- Dishwasher available in kitchen
- Images Available
- There are at least 10 photos of this address
- Laundry available on site
- Washers and dryers are available in-building or in-unit
- Outdoor space
- Easy access to the outdoors
- Walk-in closet
- More closet space on average
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Rent trends in Riverview
1-bedroom apartments here are priced 25% higher than 1-bedrooms in Riverview.
If you decide to upgrade your space, you can expect 2-bedrooms at Horace Mann Lofts to be 21% more than the average for similarly sized apartments in Riverview.
Median rents as of May 23 2026.
Riverview
Kansas City
| Month | Median Rent |
|---|---|
| June 2024 | $927 |
| July 2024 | $918 |
| August 2024 | $903 |
| September 2024 | $896 |
| October 2024 | $883 |
| November 2024 | $901 |
| December 2024 | $879 |
| January 2025 | $895 |
| February 2025 | $923 |
| March 2025 | $919 |
| April 2025 | $900 |
| May 2025 | $936 |
| June 2025 | $918 |
| July 2025 | $956 |
| August 2025 | $1,034 |
| September 2025 | $1,053 |
| October 2025 | $1,086 |
| November 2025 | $1,039 |
| December 2025 | $1,062 |
| January 2026 | $1,082 |
| February 2026 | $1,098 |
| March 2026 | $1,095 |
| April 2026 | $1,049 |
| May 2026 | $997 |
| Month | Median Rent |
|---|---|
| June 2024 | $805 |
| July 2024 | $810 |
| August 2024 | $803 |
| September 2024 | $803 |
| October 2024 | $801 |
| November 2024 | $800 |
| December 2024 | $800 |
| January 2025 | $800 |
| February 2025 | $810 |
| March 2025 | $800 |
| April 2025 | $800 |
| May 2025 | $800 |
| June 2025 | $761 |
| July 2025 | $778 |
| August 2025 | $792 |
| September 2025 | $787 |
| October 2025 | $876 |
| November 2025 | $903 |
| December 2025 | $955 |
| January 2026 | $875 |
| February 2026 | $817 |
| March 2026 | $810 |
| April 2026 | $875 |
| May 2026 | $906 |
Affordability calculator
Can I afford to live at 824 State Ave?
Bedrooms
Rent-to-income ratio
30%
Slide to adjust the percentage of your monthly income you are willing to spend on rent.
The general rule of thumb is to spend around 30% or less of your income on rent.
Recommended income
$43,800/yr
With your selected rent-to-income ratio, you'd ideally want to make $43,800 annually to afford this 1-bedroom monthly rent price of $1,095.
For more information on rent affordability, visit our rent calculator.
Schools near Horace Mann Lofts
Douglass Elementary School
1310 n 9th st
kansas city, KS, 66101
K-5Public
C-
West Park Elementary School
2600 n 44th st
kansas city, KS, 66104
K-5Public
C
Ability KC - Mary Shaw Branton Therapeutic Preschool
3101 main st
kansas city, MO, 64111
PKPublic
R.J. DeLano Alternative School
3708 linwood
kansas city, MO, 64128
PK, K-12Public
Hopewell Elementary School
6801 line creek parkway
kansas city, MO, 64151
K-5Public
B+
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Internet available near Horace Mann Lofts
Neighborhood
Riverview | Kansas City, KS
Getting around Kansas City near 824 State Ave
Walking
5/10
Some shops and stores are within a few minutes.
Driving
9/10
Commuting is easy with multiple accessible routes and plenty of parking.
Cycling
4/10
This is semi-bikeable, but you’ll need another way of getting around.
Transit
3/10
There are a few mass transit options within the area.
Points of interest for 824 State Ave, Kansas City
Groceries
8/10
At least one supermarket within a 15-minute walk
Shopping
4/10
Several shops within walking distance
Cafes
5/10
Some cafés within a few minutes’ walk
Restaurants
5/10
Some restaurants within a few minutes’ walk
Primary schools
10/10
At least one elementary school within a 5-minute walk
High schools
9/10
At least one high school within a 10-minute walk
Parks
7/10
Large amount of park space nearby
Nightlife
3/10
Some bars within walking distance
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