749 SE Claremont St · Lee's Summit, MO 64063

$225,000

2 bd · 2.0 ba · 1,088 sqft · Townhouse public records · 13 Days on market

Built 1985 5,227 sqft lot $8/mo HOA

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +10.5/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Rent growth +3.7/5.0
• DSCR +3.0/10.0
• 1% rule +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Very clean ranch style townhome with lots of updates. New exterior paint, fresh paint inside, luxury vinyl plank flooring on the main level and update hardware and light fixtures. Main floor laundry right off the primary suite. HOA dues are only $100 a year make this a very affordable and low maintenance option.

Key facts

• New exterior paint
• Ranch style townhome
• Main floor laundry

Tags

• RANCH STYLE TOWNHOME
• NEW EXTERIOR PAINT
• LUXURY VINYL PLANK FLOORING
• MAIN FLOOR LAUNDRY

Property features AI

Finance

• HOA & community: Homeowners association with $100 annual fee (no amenities included)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential half-duplex; Ranch floor plan; Attached property
• Construction: Frame construction; Composition roof
• Exterior features: Patio; Wood fencing; Paved road with public maintenance; Not in a flood plain

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range; Breakfast area / Eat-in kitchen
• Bedrooms: Three bedrooms — two on the first floor, one in the basement
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Electric cooling with heat pump
• Interior features: Ceiling fans; Stained cabinets; Walk-in closets; Thermal windows; Finished basement; Great Room fireplace (1)
• Laundry & utility: Laundry located on bedroom level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $225k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (24.1% below list).
• Recommended offer: $171k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.6% in Lee's Summit — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Lee'S Summit R-VII (suburban): math 46% / reading 55% proficiency, ranked #23 of 324 in MO (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Prairie View Elem. (math 26% / reading 40%, grade F, #744 of 1,115 statewide, top 67%, 572 students, 33% FRL); Pleasant Lea Middle (math 45% / reading 49%, grade D+, #95 of 391 statewide, top 25%, 938 students, 22% FRL); Lee'S Summit Sr. High (math 31% / reading 66%, grade D, #147 of 521 statewide, top 29%, 1,920 students, 21% FRL).
• Market conditions: Rents rising fast (+5.0%/yr); 113 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $170,739 (24.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.76% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.20%
• DSCR: 0.90
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $128,384
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1410 SE 7th Pl	0.08mi	3/2.0 (+1)	1,106 (+2%)	23mo	$130,000	$118	70

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.95% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.36×
• Total profit: $-40,438
• Equity at exit: $33,548

10-year hold

• IRR: -7.0%
• Equity multiple: 0.52×
• Total profit: $-30,231
• Equity at exit: $19,454

Cash invested: $63,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 64063

• Rents YoY: 5.0%
• Active inventory: 113
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,707 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$183 /mo · $2,193/yr
• Insurance: −$94
• HOA: −$8
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-116

Break-even live

Break-even rent $1,854

Max offer price $204,578

Occupancy floor —

Sensitivity live

Price	-10% $12	-5% $-52	+0% $-116	+5% $-179	+10% $-243
Rent	-10% $-250	-5% $-183	+0% $-116	+5% $-48	+10% $19
Rate	-1.0pp $-2	-0.5pp $-58	base $-116	+0.5pp $-174	+1.0pp $-233

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1404 SE 7th Pl Lees Summit, MO	3.0	2.0	1280	$1,800	$1.41	45d	1	0.03mi
748 SE Claremont Ct Lees Summit, MO	3.0	1.5	1415	$1,795	$1.27	45d	1	0.09mi
413 SE Lana Ct Unit Furnished Lee's Summit, MO	3.0	2.0	1008	$2,999	$2.98	16d	1	0.81mi
413 SE Lana Ct Lees Summit, MO	3.0	2.0	1008	$2,300	$2.28	18d	1	0.81mi
602 SE 5th St Unit 2 Lee's Summit, MO	2.0	1.0	800	$1,350	$1.69	45d	1	0.98mi
609 SE Florence Ave Lees Summit, MO	3.0	1.0	948	$1,995	$2.10	12d	1	1.11mi
708 SE High St Lees Summit, MO	2.0	1.0	792	$1,345	$1.70	16d	1	1.24mi
1938 NE Knollbrook St Lee's Summit, MO	3.0	1.5	1356	$1,495	$1.10	23d	1	1.30mi
103 SE 7th St Lees Summit, MO	3.0	2.0	1231	$1,595	$1.30	18d	1	1.30mi
606 NE Park Cir Lees Summit, MO	3.0	1.5	1078	$1,771	$1.64	18d	1	1.42mi
600 NE 291 Hwy Unit 211 Lee's Summit, MO	2.0	1.0	792	$950	$1.20	45d	1	1.44mi
600 NE 291 Hwy Unit 412 Lee's Summit, MO	2.0	1.0	852	$950	$1.12	16d	1	1.44mi
611 NE Ridgeview Dr Lees Summit, MO	3.0	2.5	1775	$2,108	$1.19	5d	1	1.46mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 9 events

1. 2026-06-02
   statusdays on market $225,000 Pending 13 DOM
2. 2026-06-01
   days on market $225,000 Active 12 DOM
3. 2026-05-31
   days on market $225,000 Active 11 DOM
4. 2026-05-20
   listed $225,000 Active
5. 2011-06-10
   historical
6. 2011-06-08
   listed $105,000
7. 2007-05-16
   soldstatus
8. 2003-12-04
   soldstatus
9. 1985-10-21
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $2,193 · $183/mo
• Projected year-2 tax: $2,193 · $183/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,489
• − Mortgage interest: −$12,603
• − Property taxes: −$2,193
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − HOA: −$96
• − Depreciation: −$6,545
• Taxable loss: −$5,353
• Est. tax savings @ 24.0%: +$1,285
• After-tax cash flow: $-103/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lee'S Summit R-VII
• NCES district ID: 2918300
• Math proficiency: 46% ▼ -12.00%
• Reading proficiency: 55% ▼ -6.00%
• Median HH income: $77,031
• Composite: 45.75/100
• National rank: #2570
• State rank: #23 of 324 in MO

Livability — Lee's Summit

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Lee's Summit, MO
• County: Jackson County · 687,798 people
• City population: 86,407
• Metro: Kansas City, MO-KS
• Population (ZIP): 21,863
• Household income: $80,459
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 573.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 719,589 people
• By 2030: 731,456 · +1.6%
• By 2040: 746,689 · +3.8%
• By 2050: 749,289 · +4.1%
• By 2075: 736,227 · +2.3%
• By 2100: 668,210 · -7.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 9% Two or more races 7% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 6% Slovak 3% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 4% Arabic 2% Tagalog/Filipino 1%

Political lean MEDSL · Jackson

• 2024 margin: D (+19.3) · D 58.9% · R 39.5% · Other 1.6%
• 2008→2024 swing: -6.1pp toward R · 2008: 25.4pp · 2024: 19.3pp
• All cycles: 2024: D+19.3 2020: D+22.0 2016: D+16.6 2012: D+19.0 2008: D+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -192.98%
• Current HPI: 264.8368
• Rent YoY: ▲ 4.95%
• Metro: Kansas City, MO-KS
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

+114.3% since first listed

6 events — show timeline

• 2026-05-20 Listed $225,000 Heartland MLS as Distributed by MLS Grid
• 2011-06-10 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2011-06-08 Listed $105,000 Heartland MLS as Distributed by MLS Grid
• 2007-05-16 Sold (Public Records) — Public Records
• 2003-12-04 Sold (Public Records) — Public Records
• 1985-10-21 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,193 · -15.9% YoY. Source: county tax records.