11208 Chicago Ave · Sugar Creek, MO 64054

$135,000

2 bd · 1.0 ba · 1,256 sqft · SingleFamily public records · 4 Days on market

Built 1910 0.40 ac lot $107/sqft · 18% below area Est $163k · 17% under

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Why this score? — see what drove the C+ 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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.3/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a great investment property opportunity in the quiet downtown area of Sugar Creek. 1.5 story fixer upper! 3 bedroom, 1 bath. Approximately 1,250 square feet. Corporate Owned Selling As Is.

Key facts

• 0.4 acre lot
• Built 1910
• Listed 4 days

Property features AI

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Bungalow style; Approximately 1,250 above-grade finished area; Property age: 101 years or more
• Construction: Vinyl siding; Composition roof
• Exterior features: 0.4-acre lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Bungalow floor plan; Basement with stone/rock finish

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 8.3% vs local median 5.2% in Sugar Creek — 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 65/100 on livability (#261 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, commute B; Watch: crime F, amenities F, employment F.
• Independence 30 (suburban): math 26% / reading 38% proficiency, ranked #252 of 324 in MO (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Abraham Mallinson Elementary (math 20% / reading 34%, grade F, #850 of 1,115 statewide, top 78%, 272 students, 80% FRL); Van Horn High (math 13% / reading 27%, grade F, #472 of 521 statewide, top 91%, 1,047 students, 72% FRL) — zoned schools average 76% FRL vs 58% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 24 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $933 of loan paydown is wiped out by about $4k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.03% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.08%
• DSCR: 1.31
• GRM: 8.1

CMA / ARV

• ARV (median comp): $163,065
• List price: $135,000
• Delta: -17.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11208 Chicago Ave	0.00mi	3/1.0 (+1)	1,250 (-0%)	0mo	$135,000	$108	94
11225 Felton St	0.34mi	3/2.0 (+1)	1,300 (+4%)	2mo	$299,000	$230	68
911 N High St	0.17mi	3/1.5 (+1)	1,321 (+5%)	12mo	$180,000	$136	66
11407 Burton St	0.24mi	2/2.0	1,135 (-10%)	10mo	$185,000	$163	60
11534 Gill St	0.38mi	2/1.5	1,100 (-12%)	3mo	$175,000	$159	57
107 S Claremont Ave	0.43mi	3/2.0 (+1)	1,342 (+7%)	3mo	$199,900	$149	57
224 S Sterling Ave	0.62mi	2/2.0	1,240 (-1%)	12mo	$205,000	$165	55
10503 E Scarritt Ave	0.54mi	3/1.0 (+1)	1,190 (-5%)	8mo	$79,900	$67	55
11813 & 11815 E Scarritt Ave	0.61mi	3/2.0 (+1)	1,326 (+6%)	1mo	$235,000	$177	52
11800 Henry St	0.64mi	3/2.0 (+1)	1,214 (-3%)	5mo	$175,000	$144	51
11907 E Kentucky Ave	0.69mi	3/2.0 (+1)	1,350 (+8%)	12mo	$310,000	$230	36
511 S Hedges St	0.75mi	2/2.0	1,410 (+12%)	19mo	$155,000	$110	25

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.80×
• Total profit: $-7,695
• Equity at exit: $20,129

10-year hold

• IRR: 4.2%
• Equity multiple: 1.30×
• Total profit: $11,512
• Equity at exit: $11,672

Cash invested: $37,800 (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 64054

• Home prices YoY: -4.4%
• Active inventory: 24
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,385 high
• Mortgage (P&I): −$708
• Tax from tax record: −$107 /mo · $1,289/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $223

Break-even live

Break-even rent $1,103

Max offer price $135,000

Occupancy floor 79%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11500 E Anderson St Independence, MO	3.0	2.0	1200	$1,599	$1.33	17d	1	0.53mi
182 Novak St Sugar Creek, MO	3.0	2.0	1350	$1,800	$1.33	17d	1	0.71mi
11323 E Thompson St Sugar Creek, MO	3.0	2.5	1794	$1,800	$1.00	12d	1	0.73mi
11601 E US Highway 24 Apt DA Independence, MO	2.0	1.0	900	$1,400	$1.56	43d	1	0.94mi
2522 N River Blvd Independence, MO	3.0	1.0	910	$1,495	$1.64	4d	1	1.05mi
1214 N Union St Independence, MO	2.0	1.0	912	$975	$1.07	43d	1	1.26mi
100 S Oxford Ave Independence, MO	3.0	2.0	1141	$1,425	$1.25	44d	1	1.29mi
10522 E 10th St S Independence, MO	2.0	1.0	1020	$1,099	$1.08	23d	1	1.33mi
1109 S Appleton Ave Independence, MO	3.0	2.0	1200	$1,195	$1.00	16d	1	1.34mi
10104 E Golf Ave Independence, MO	3.0	2.0	1205	$1,395	$1.16	14d	1	1.36mi
1207 N McCoy St Independence, MO	3.0	2.0	972	$1,295	$1.33	7d	1	1.40mi
576 S Oxford Ave Independence, MO	3.0	2.0	1098	$1,400	$1.28	43d	1	1.46mi
600 S Glenwood Ave Unit G-2 Independence, MO	3.0	2.0	1600	$1,650	$1.03	21d	1	1.48mi
3407 N Pleasant St Independence, MO	3.0	1.5	905	$1,400	$1.55	3d	1	1.48mi

Listing history 15 events

1. 2026-05-13
   status Pending 761-char remark
2. 2026-05-09
   listed $135,000 Active 761-char remark
3. 2026-05-05
   historical $135,000 761-char remark
4. 2022-04-13
   price $1,195
5. 2022-02-18
   soldstatus
6. 2021-09-14
   soldstatus
7. 2021-09-13
   soldstatus Closed 197-char remark

   Show marketing remark (197 chars)

   This is a great investment property opportunity in the quiet downtown area of Sugar Creek. 1.5 story fixer upper! 3 bedroom, 1 bath. Approximately 1,250 square feet. Corporate Owned Selling As Is.

8. 2021-07-11
   status Pending 197-char remark

   Show marketing remark (197 chars)

   This is a great investment property opportunity in the quiet downtown area of Sugar Creek. 1.5 story fixer upper! 3 bedroom, 1 bath. Approximately 1,250 square feet. Corporate Owned Selling As Is.

9. 2021-07-10
   listed $55,000 Active 197-char remark

   Show marketing remark (197 chars)

   This is a great investment property opportunity in the quiet downtown area of Sugar Creek. 1.5 story fixer upper! 3 bedroom, 1 bath. Approximately 1,250 square feet. Corporate Owned Selling As Is.

10. 2012-03-23
    historical

    Show marketing remark (110 chars)

    Needs some repairs and updates. This is FannieMae HomePath property can be pruchased for as little as 3% down.

11. 2012-01-10
    listed $29,900

    Show marketing remark (110 chars)

    Needs some repairs and updates. This is FannieMae HomePath property can be pruchased for as little as 3% down.

12. 2010-09-01
    soldstatus
13. 2006-12-29
    soldstatus
14. 2006-10-11
    listed $34,900
15. 1993-08-30
    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: $1,289 · $107/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$21/yr (+$2/mo · 1.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,626
• − Mortgage interest: −$7,562
• − Property taxes: −$1,289
• − Insurance: −$675
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$3,927
• Taxable income: $512
• Est. tax owed @ 24.0%: −$123
• After-tax cash flow: $2,552/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: Independence 30
• NCES district ID: 2915480
• Math proficiency: 26% ▼ -8.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $41,843
• Composite: 27.04/100
• National rank: #7054
• State rank: #252 of 324 in MO

Livability — Sugar Creek

• Score: 65/100
• State rank: #261
• US rank: #12484

Category grades

Amenities F Commute B Cost of living A+ Crime F Employment F Housing A- Health & safety F User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sugar Creek, MO
• County: Jackson County · 687,798 people
• City population: 3,547
• Metro: Kansas City, MO-KS
• Population (ZIP): 3,547
• Household income: $59,719
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 76.0

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 (80%)
• Race & ethnicity: White 80% Two or more races 9% Hispanic / Latino 8% Black 4% Pacific Islander 3% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5%
• Common ancestry: Italian 7% Lithuanian 5% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Asian/Pacific 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: ▼ -14.28%
• Current HPI: 310.9216
• Rent YoY: —
• 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

+286.8% since first listed

16 events — show timeline

• 2026-06-18 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2026-05-13 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-09 Listed $135,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-05 Coming Soon $135,000 Heartland MLS as Distributed by MLS Grid
• 2022-04-13 Price Changed $1,195 RENT.
• 2022-02-18 Sold (Public Records) — Public Records
• 2021-09-14 Sold (Public Records) — Public Records
• 2021-09-13 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-07-11 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-07-10 Listed $55,000 Heartland MLS as Distributed by MLS Grid
• 2012-03-23 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2012-01-10 Listed $29,900 Heartland MLS as Distributed by MLS Grid
• 2010-09-01 Sold (Public Records) — Public Records
• 2006-12-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-10-11 Listed $34,900 Heartland MLS as Distributed by MLS Grid
• 1993-08-30 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,289 · -34.8% YoY. Source: county tax records.