River City Property Management, LLC

What River City Property Management, LLC does

River City Property Management, LLC is a privately held, owner-operated property management company headquartered at 1815 Kentucky Street, Suite 2, Lawrence, Kansas. Founded around 2014 and employing approximately five people, the company manages a diversified portfolio of owned residential and commercial rental real estate across three Kansas/Missouri markets: Lawrence, Tonganoxie, and Kansas City, MO. Residential offerings span studios to 4+ bedroom units and include downtown lofts (Mass Street Lofts), multi-unit apartment complexes near the University of Kansas (Glenn Haven Apartments, Valley Lane Apartments and Duplexes), townhomes (Eagle Valley in Tonganoxie), and single-family homes in Lawrence and Kansas City. Commercial offerings include recently renovated Class A executive office suites at 120 East 9th Street and ground-floor retail storefronts on Massachusetts Street in Downtown Lawrence.

The company's operating model combines direct landlord leasing with full-service property management functions (tenant screening, maintenance coordination, utility transitions, 24-hour emergency line). Its technology layer is the AppFolio tenant portal, used for online rent collection (credit cards accepted), maintenance requests, and renter's insurance purchases; the company does not develop proprietary software and lists no APIs, integrations, or mobile applications. Listing distribution runs through the company's own website plus Zillow as a secondary marketplace channel.

Revenue is generated from three recurring streams — residential rental income, commercial rental income (office suites and retail storefronts), and property management services — all billed on a monthly subscription cadence. Pricing is not publicly disclosed; specific unit rents are not listed on the website, while commercial pricing likewise is not published. The customer base is fragmented across many individual residential tenants (including KU students, young professionals, and families) and a smaller set of commercial tenants (retailers and professional service firms on Massachusetts Street). No funding rounds, acquisitions, institutional investors, M&A activity, or leadership changes are documented, indicating an independent, founder-operated capital structure.

Name

River City Property Management, LLC

Legal name

River City Property Management, LLC

Website

https://rivercity.properties

Company type

Private

Operating status

Operating

Headcount range

1–10 employees

Short description

River City Property Management, LLC is a privately held, owner-operated property manager in Lawrence, Kansas that leases and manages a multi-market portfolio of residential rentals — apartments, lofts, townhomes, and single-family homes — and commercial office and retail space in Lawrence, Tonganoxie, and Kansas City, MO.

Ownership category

akta.pro rank

Product category

Residential Property Management

NAICS

Residential Property Managers (531311), Nonresidential Property Managers (531312), Lessors of Residential Buildings and Dwellings (53111), Lessors of Real Estate (5311)

SIC

Operators Of Apartment Buildings (6513), Operators Of Nonresidential Buildings (6512), Real Estate Agents & Managers (For Others) (6531)

akta.pro primary industry

Multifamily Apartment Property Management (BPAJAFAA)

akta.pro secondary industries

Single-Family Rental (SFR) Property Management (BPAJAFAB), Office Property Management (BPAJAGAA)

Keywords

• Residential property management
• Commercial property leasing
• Apartment rentals
• Tenant management services
• Townhome and loft rentals

Headquarters

HQ city

Lawrence

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2C

Offering type

Services

Cost components

Operations, Personnel, Marketing or Sales, Technology or R&D, Infrastructure

Revenue model

1. Residential Rental Income: Monthly rental income from residential units including apartments, townhomes, and single-family homes across Lawrence, Tonganoxie, and Kansas City markets.
2. Commercial Rental Income: Rental income from executive office suites, office spaces, and retail storefronts in Downtown Lawrence.
3. Property Management Services: Full-service property management for residential and commercial properties including maintenance, tenant screening, lease management, and utility coordination.

Pricing tiers

Go-to-market motion1 record

Distribution channels2 records

Marketing channels2 records

Core offering

River City Property Management owns, leases, and manages a diversified portfolio of residential rental properties (apartments, downtown lofts, townhomes, duplexes, and single-family homes) and commercial properties (Class A executive office suites and Massachusetts Street retail storefronts) across Lawrence, Tonganoxie, and Kansas City, MO. The company provides full-service property management including tenant screening, lease administration, maintenance coordination, utility setup, and 24-hour emergency service at select properties, with tenants transacting through the AppFolio online portal.

Product overview

River City Property Management, LLC operates a diversified property management platform offering residential and commercial real estate rentals across three markets in Kansas and Missouri. The portfolio includes Glenn Haven Apartments (multi-unit complexes with various bedroom configurations near KU and downtown Lawrence), Mass Street Lofts (downtown lofts), Valley Lane Apartments and Duplexes, Eagle Valley Townhomes (in Tonganoxie), and single-family residences across all service areas. Commercial offerings include River City Office Suites (executive office spaces in Downtown Lawrence) and Downtown Lawrence Retail Storefronts on Massachusetts Street. The company utilizes the AppFolio tenant portal as its technology platform for tenant payments, account management, and renter's insurance. Properties span Lawrence, KS (primary market with apartments, lofts, duplexes, and single-family homes), Tonganoxie, KS (townhome community), and Kansas City, MO (single-family homes).

Differentiator

Problem solved

Functional benefit

Products and services

• Glenn Haven Apartments Multi-unit apartment complex near KU campus and downtown Lawrence featuring 1-4 bedroom floor plans with on-site laundry, on-site management, and bus line access.
• Mass Street Lofts Approximately 1,200 square foot loft in the 700 block of Massachusetts Street, Downtown Lawrence, with two full baths, hardwood floors, granite countertops, gas stove, secured building entry, and 24-hour emergency maintenance.
• Carriage House Unique rental unit with an oversized top-floor bedroom and full bath plus a main-level kitchen, living room, washer, dryer, dishwasher, and efficient mini-split HVAC installed in 2022.
• Valley Lane Apartments 1-3 bedroom apartments near KU campus, each with a 1-car garage, washer/dryer, fireplace, and attached garage.
• Valley Lane Duplexes Two bedroom, one bathroom duplex units within walking distance of KU Campus; tenants pay water and electric utilities, with no gas service, and dogs under 20 lbs allowed.
• Eagle Valley Townhomes Townhome community in Tonganoxie, Kansas (Eagle Valley neighborhood) offering multiple 2-3 bedroom floor plans with slab or walkout basement options, attached 2-car garages, included lawn care, and 24-hour emergency maintenance.
• Kansas City Single-Family Homes Single-family residential properties in Kansas City, MO near Country Club Plaza and KU Medical Center/Saint Luke's Hospital, featuring updated interiors, garages, and yards.
• Single-Family Residences — Lawrence Single-family homes in Lawrence, KS near KU campus and downtown, with amenities varying by property such as garages, hardwood floors, fenced yards, and washer/dryer.
• River City Office Suites Recently renovated Class A executive and professional office suites in Downtown Lawrence featuring private suites, conference room, WiFi, break areas, and on-site parking.
• Downtown Lawrence Retail Spaces Retail storefronts on Massachusetts Street in Downtown Lawrence (e.g., 714 Massachusetts Street at 2,616 SF and 712 Massachusetts Street at 1,430 SF) featuring floor-to-ceiling windows, hardwood floors, suspended lighting, and high foot-traffic locations.
• AppFolio Tenant Portal Online self-service tenant portal supporting rent payments via credit card, rental account management, maintenance request submission, and renter's insurance purchases for current tenants across the portfolio.

Segments3 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature1 record

Scale indicators2 records

Recent moves5 records

Expansion highlights5 records

Direct peers

• Real Property Management: National franchise network of small-scale residential property managers with local operators in Kansas/Missouri; directly comparable as a fragmented, locally-operated residential PM brand with similar service mix.
• Camber Property Management: Mid-sized residential property manager operating across multiple U.S. metros with similar multifamily/SFR management services and tenant portal-based operations.
• RPM Living: Multi-market residential property manager with strong Sun Belt and Midwest presence; comparable in delivering professional PM services to investors/owners across multiple metros.

Others

• AppFolio: Property management software platform used by River City; comparable as the underlying technology stack and an enabling infrastructure provider for small-to-mid PM firms.

Broad incumbents

• Greystar Real Estate Partners: Largest U.S. multifamily property manager and operator with global portfolio; sets the professional standard for residential PM services at scale.
• FirstService Residential: Large North American residential property manager with diversified portfolio; provides a benchmark for what scaled, full-service residential PM looks like.

Regional players

• Cohen-Esrey Real Estate Services: Long-standing Kansas City area property management company managing multifamily, single-family, and commercial assets; comparable regional PM operating model across KS/MO.
• NAI Dean Warner: Commercial-focused brokerage and property management firm in the Kansas/Missouri region; comparable on the commercial/retail side of River City's portfolio.
• Block Real Estate Services: Kansas City-based diversified real estate services firm offering residential, commercial, and brokerage; comparable in regional footprint and mixed residential/commercial service scope.
• Tower Properties: Lawrence/Kansas-based real estate firm managing residential and commercial properties near KU; the most direct local competitor with overlapping service territory.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat3 records

Key risks6 records

Key highlights6 records

Customer concentration

• LinkedInlinkedin.com/company/river-city-property-management

Revenue estimate

Valuation estimate

Number of profiles

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about River City Property Management, LLC