Who Is Six40 For?
Six40 is a mid-range student housing property in Kansas City, Missouri. It may suit students or young professionals who value on-site amenities such as a swimming pool, laundry facilities, and a designated study area. The property is located at Kansas City, MO 64109, USA, and offers a range of room types — including studios, en-suites, two-bedroom apartments, and other apartment layouts — which gives flexibility for different living preferences and group sizes.
Residents who prefer a social environment with shared common spaces might find the communal study area and pool useful. The property also appears to have management that is responsive to maintenance requests, although the effectiveness of pest control has been questioned (see reviews below). For someone who needs a place quickly and is willing to pay above the city’s lowest available price in exchange for a fuller set of amenities, Six40 could be a practical option.
Who Should Look Elsewhere?
Prospective tenants on a tight budget should note that Six40’s starting price ($995/month) is notably higher than Kansas City’s city-wide from-price of $745/month. Those seeking the most affordable housing in the area would likely find lower-priced units elsewhere among the city’s other 33 student-housing properties.
Based on resident reviews, the property has documented pest issues — specifically cockroaches and bedbugs — in at least some units. Anyone with a strong sensitivity to insects or a preference for a pest-free environment may want to avoid this residence or at least inspect the exact unit thoroughly before signing a lease. Similarly, if consistent heating in winter and reliable plumbing are top priorities, the negative reviews raise concerns that should not be ignored.
People who expect a seamless management experience may also be frustrated. While one resident praised a staff member’s helpfulness with a payment issue, other reviews describe management as “desperate” with pest control and “only wanting money.” A mismatch between expectations and reality could be stressful.
What Residents Actually Say
Three Google reviews were available at the time of data collection. Their tone is mixed: one positive, two highly negative. Direct quotes are reproduced below.
Elliot Turner (Rating 5/5)
“Kionna Jett was extremely helpful for me in a process of trying to fix a payment issue. She did a fantastic job of directing me through the process and dealing with my rudeness and nonstop questions. Kionna was very patient and respectful and did a great job of relaying all of my possible options in a very helpful mann”
This review highlights that a specific staff member can be effective in resolving payment problems, even under difficult circumstances. It suggests that the administrative side of the property, at least in some interactions, works well.
Nikoloz Dzidzava (Rating 1/5)
“I lived in 2 different Units 705 and 603, first one was decent , second one terrible. BEWARE bed bugs in some units I talked few neighbors and they had them also. I did not have them in first apartment that why I said decent. But I had cockroaches in both of them. Management is responsive but desperate their pest contr”
This review points to an inconsistent experience across units. The presence of bedbugs in several units and cockroaches in both of the reviewer’s apartments is a serious concern. While management responds, the reviewer felt pest control efforts were inadequate.
Katherine Reyes (Rating 1/5)
“Would’ve renewed my lease but all management wants is money. Not only did I have mold, six40 apartment didn’t have heat in the winter and gave us space heaters that barley worked. Had roaches. My plumbing always needed fixing. I made it home though and got a notice that the building is ending everybody’s lease. It’s di”
This review adds allegations of mold, insufficient heating, ongoing plumbing problems, and a lease termination notice for all tenants. The tone suggests frustration with both maintenance quality and management priorities.
Collectively, the reviews indicate that while some staff members are helpful, the property suffers from ongoing pest and maintenance issues that have not been resolved to residents’ satisfaction.
Price Positioning vs. Kansas City Market
The minimum monthly price at Six40 is $995 (indicative — confirm with the operator). The maximum is $1,750. These figures place Six40 well above the city’s from-price of $745 per month for student housing. Kansas City has 33 listed student properties, so budget-minded renters have many cheaper alternatives.
That said, price alone does not capture value. Six40 includes a swimming pool, laundry facilities, and a study area — amenities that are not always present in lower-cost housing. If these features are important to you, the premium may be justified. However, given the maintenance complaints, the premium may not always translate into a comfortable living experience. Prospective residents should weigh the added cost against the risk of pest and repair issues reported by some past tenants.
Room Type Guidance
Six40 offers four broad categories: studio, ensuite, 2b (two-bedroom), and apartment. The term “apartment” likely covers one-bedroom or larger units not specified elsewhere.
- Studio: Suitable for one person who wants a private living/sleeping space and a kitchenette. Usually the most affordable option among private units.
- Ensuite: A bedroom with a private bathroom, but shared kitchen and living area. Good for those who want privacy in sleep and hygiene but are open to shared common spaces.
- Two-bedroom (2b): Can be shared between two roommates or used as a private bedroom plus a second room for an office or storage. Often less expensive per person than a studio.
- Apartment: Likely a self-contained unit with one or more bedrooms, private kitchen, and living space. Offers maximum independence.
The price range ($995–$1,750) suggests that studios and en-suites sit near the lower end, while larger apartments approach the maximum. Exact pricing per room type is not provided — confirm with the operator.
Booking Timing Considerations
The property’s available_from date is 06-07-2026. This means units are expected to be ready for move-in from early June 2026. If you are planning a lease start for the 2026–2027 academic year (typically August/September), a June availability could allow early move-in for summer work or pre-semester settling.
Because the property has a mixed reputation and a limited number of reviews, it may be wise to book early if you decide it fits your needs — particularly if you want to secure a specific unit type. Conversely, negative reviews may lead to higher vacancy, so closer to the move-in date some deals might appear. However, waiting carries the risk that the best units (or any units) will be taken.
No minimum lease length was provided in the data. Always ask the operator about lease terms, especially if you need a 9-month or 12-month contract.
FAQ
Is Six40 located near any universities?
The dataset does not list specific universities near Six40. Kansas City has several colleges and universities, but you should check the address (Kansas City, MO 64109) against your campus location to estimate commute time. Use a map service for precise distance and transit options.
What is included in the rent?
The data does not specify which utilities, if any, are included. Given the reviews mentioning problems with heating and plumbing, it is essential to ask the operator directly about what is covered (water, electricity, internet, parking, etc.). The price range given is indicative — confirm with the operator.
How serious are the pest and maintenance complaints?
Two of the three Google reviews describe cockroaches, bedbugs, mold, and heating failures. One reviewer reported that management is responsive but unable to fully solve pest problems. If these issues matter to you, do not rely solely on these quotes. Contact the operator for their current pest control policy and ask about any recent unit inspections or treatments. You may also want to read recent reviews (after March 2025) to see if conditions have improved.
Sources & data date: 2026-07
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