1305 NW Village Dr Unit B · Blue Springs, MO 64015

$159,900

2 bd · 2.0 ba · 1,201 sqft · Condo public records · 66 Days on market

Built 1986 $300/mo HOA · 20% of rent ↓ 11% since listing

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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 +7.7/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• 1% rule +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

1st floor 2-bedroom, 2-bathroom Condo boasts an open floor plan ready for your finishing touches. All one level with carpet and some hardwood floors Wet bar in LR. The kitchen comes fully equipped with all appliances, including a washer and dryer. Private covered deck. This condo offers a private garage, with inside entrance in building and a large (18x14) storage area in the basement within the building. This condo with great proximity to shopping, restaurants and the highway is a rare find in Blue Springs. Don’t miss your chance to own this exceptional property. Schedule a showing today

Key facts

• Large storage area
• Open floor plan
• Wet bar

Tags

• OPEN FLOOR PLAN
• WET BAR
• PRIVATE COVERED DECK
• PRIVATE GARAGE
• LARGE STORAGE AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-187 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (7.5% below list).
• Recommended offer: $127k (20.7% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 3.2% in Blue Springs — 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 82/100 on livability (#11 in MO, #1,297 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Blue Springs R-IV (suburban): math 55% / reading 60% proficiency, ranked #17 of 324 in MO (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.0%/yr); 141 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 66 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $126,835 (20.7% 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. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.02%
• DSCR: 0.78
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.01% rent growth · sell at horizon

5-year hold

• IRR: -27.5%
• Equity multiple: 0.09×
• Total profit: $-40,560
• Equity at exit: $23,842

10-year hold

• IRR: -37.7%
• Equity multiple: -0.37×
• Total profit: $-61,406
• Equity at exit: $13,825

Cash invested: $44,772 (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 64015

• Rents YoY: 1.0%
• Active inventory: 141
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,480 high
• Mortgage (P&I): −$839
• Tax from tax record: −$151 /mo · $1,811/yr
• Insurance: −$67
• HOA: −$300
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $-187

Break-even live

Break-even rent $1,717

Max offer price $126,835

Occupancy floor —

Sensitivity live

Price	-10% $-97	-5% $-142	+0% $-187	+5% $-232	+10% $-278
Rent	-10% $-304	-5% $-246	+0% $-187	+5% $-129	+10% $-70
Rate	-1.0pp $-107	-0.5pp $-147	base $-187	+0.5pp $-229	+1.0pp $-271

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1003 NW 12 St Blue Springs, MO	3.0	2.0	1014	$1,495	$1.47	17d	1	0.25mi
804 NW Hearnes Ave Blue Springs, MO	3.0	1.5	1150	$1,671	$1.45	44d	1	0.59mi
2318 NW Chatham Pl Blue Springs, MO	3.0	1.0	988	$1,601	$1.62	13d	1	0.73mi
101 NW Mock Ave Blue Springs, MO	1.0–2.0	1.0–2.0	937	$1,550	$1.65	2d	5	0.91mi
2901 NW Kingsridge Dr Blue Springs, MO	3.0	2.0	1351	$1,988	$1.47	8d	1	0.96mi
110 SW 10th St Unit 4 Blue Springs, MO	1.0	1.0	1000	$820	$0.82	3d	1	1.07mi
132 SW 8th St Unit 132 8th Blue Springs, MO	3.0	2.5	1350	$1,795	$1.33	44d	1	1.11mi
573 NW Valleybrook Rd Blue Springs, MO	2.0	2.5	1350	$1,750	$1.30	22d	1	1.12mi
1141 NW Arlington Pl Blue Springs, MO	1.0–2.0	1.0	774	$1,393	$1.80	2d	10	1.18mi
1300 Candletree Dr Blue Springs, MO	1.0–2.0	1.0–1.5	845	$1,075	$1.27	3d	11	1.18mi
2605 NW 6th St Blue Springs, MO	2.0	1.5	1400	$1,200	$0.86	2d	1	1.23mi
403 SW 15th St Blue Springs, MO	3.0	2.0	1500	$1,845	$1.23	11d	1	1.23mi
212 NW 27th Street Ct Blue Springs, MO	2.0	1.0	1080	$1,325	$1.23	44d	1	1.26mi
2709 NW 6th St Apt C Blue Springs, MO	2.0	1.0	900	$1,000	$1.11	2d	1	1.30mi
3409 NW Duncan Rd Apt 12 Blue Springs, MO	2.0	2.0	1075	$1,249	$1.16	45d	1	1.32mi
3409 NW Duncan Rd Unit 01 Blue Springs, MO	2.0	2.0	1200	$1,400	$1.17	5d	1	1.32mi
3403 NW Duncan Rd Blue Springs, MO	2.0	2.0	1200	$1,400	$1.17	2d	1	1.32mi
128 N 1st St Blue Springs, MO	3.0	2.0	1100	$1,706	$1.55	8d	1	1.33mi
402 SW 6 St Unit 402 Blue Springs, MO	2.0	1.0	900	$1,135	$1.26	3d	1	1.43mi
258 NW Woods Chapel Rd Blue Springs, MO	2.0	1.5	915	$1,215	$1.33	44d	1	1.49mi
256 NW Woods Chapel Rd Blue Springs, MO	2.0	1.5	915	$1,248	$1.36	24d	1	1.49mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-04
   status Pending 601-char remark

   Show marketing remark (601 chars)

   1st floor 2-bedroom, 2-bathroom Condo boasts an open floor plan ready for your finishing touches. All one level with carpet and some hardwood floors Wet bar in LR. The kitchen comes fully equipped with all appliances, including a washer and dryer. Private covered deck. This condo offers a private garage, with inside entrance in building and a large (18x14) storage area in the basement within the building. This condo with great proximity to shopping, restaurants and the highway is a rare find in Blue Springs. Don’t miss your chance to own this exceptional property. Schedule a showing today

2. 2026-04-18
   price $159,900 601-char remark

   Show marketing remark (601 chars)

   1st floor 2-bedroom, 2-bathroom Condo boasts an open floor plan ready for your finishing touches. All one level with carpet and some hardwood floors Wet bar in LR. The kitchen comes fully equipped with all appliances, including a washer and dryer. Private covered deck. This condo offers a private garage, with inside entrance in building and a large (18x14) storage area in the basement within the building. This condo with great proximity to shopping, restaurants and the highway is a rare find in Blue Springs. Don’t miss your chance to own this exceptional property. Schedule a showing today

3. 2026-03-04
   price $169,900 601-char remark

   Show marketing remark (601 chars)

   1st floor 2-bedroom, 2-bathroom Condo boasts an open floor plan ready for your finishing touches. All one level with carpet and some hardwood floors Wet bar in LR. The kitchen comes fully equipped with all appliances, including a washer and dryer. Private covered deck. This condo offers a private garage, with inside entrance in building and a large (18x14) storage area in the basement within the building. This condo with great proximity to shopping, restaurants and the highway is a rare find in Blue Springs. Don’t miss your chance to own this exceptional property. Schedule a showing today

4. 2026-02-27
   listed $179,900 Active 601-char remark

   Show marketing remark (601 chars)

   1st floor 2-bedroom, 2-bathroom Condo boasts an open floor plan ready for your finishing touches. All one level with carpet and some hardwood floors Wet bar in LR. The kitchen comes fully equipped with all appliances, including a washer and dryer. Private covered deck. This condo offers a private garage, with inside entrance in building and a large (18x14) storage area in the basement within the building. This condo with great proximity to shopping, restaurants and the highway is a rare find in Blue Springs. Don’t miss your chance to own this exceptional property. Schedule a showing today

ⓘ 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: $1,811 · $151/mo
• Projected year-2 tax: $1,811 · $151/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,755
• − Mortgage interest: −$8,957
• − Property taxes: −$1,811
• − Insurance: −$800
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − HOA: −$3,600
• − Depreciation: −$4,652
• Taxable loss: −$4,904
• Est. tax savings @ 24.0%: +$1,177
• After-tax cash flow: $-1,069/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: Blue Springs R-IV
• NCES district ID: 2905310
• Math proficiency: 55% ▼ -10.00%
• Reading proficiency: 60% ▼ -6.00%
• Median HH income: $67,959
• Composite: 50.71/100
• National rank: #1819
• State rank: #17 of 324 in MO

Livability — Blue Springs

• Score: 82/100
• State rank: #11
• US rank: #1297

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blue Springs, MO
• County: Jackson County · 687,798 people
• City population: 61,033
• Metro: Kansas City, MO-KS
• Population (ZIP): 32,245
• Household income: $84,518
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 555.0

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% Black 7% Two or more races 7% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 11% Slovak 3% Lithuanian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -199.47%
• Current HPI: 232.221
• Rent YoY: ▲ 1.01%
• 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

-11.1% since first listed

4 events — show timeline

• 2026-05-04 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-18 Price Changed $159,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $169,900 Heartland MLS as Distributed by MLS Grid
• 2026-02-27 Listed $179,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2025): $1,811 · -16.5% YoY. Source: county tax records.