706 NE Darwin St · Lee's Summit, MO 64063

$240,000

3 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 33 Days on market

Built 1965 9,228 sqft lot $217/sqft · 22% above area Est $303k · 21% under ↓ 9% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +8.1/30.0
• Schools +4.6/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to a truly rare find offering space, flexibility, and opportunity all in one! This unique side-split home stands out with four bedrooms—a feature not often found in homes of this size—giving you the extra room you’ve been searching for. Step into the kitchen where updated cabinetry, stylish countertops, and warm hardwood flooring create a functional and inviting space for everyday living and entertaining. Just upstairs, you’ll find three comfortable bedrooms and two full baths, including a private full bath in the primary bedroom for added convenience. The lower level expands your living space with a second family room, perfect for movie nights, game days, or relaxing evenings. This level also includes a fourth bedroom and a half bath, making it ideal for guests, a home office, or multi-generational living. Outside, enjoy a large fenced backyard—perfect for pets, play, or gatherings—complete with a handy storage shed for all your outdoor needs. This home offers solid bones and a fantastic layout, with room to make it your own through cosmetic updates and personal touches. If you’re looking for space, value, and the chance to create something special, this is one you won’t want to miss. Schedule your showing today and imagine the possibilities of making this home yours!

Key facts

• 9,228 sq ft lot
• Garage
• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-232 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (30.9% below list).
• Recommended offer: $166k (30.9% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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.
• Market conditions: Rents rising fast (+5.0%/yr); 103 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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

• It's been on market 33 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Recommended offer $165,939 (30.9% 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 33 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.69% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.14%
• DSCR: 0.82
• GRM: 12.1

CMA / ARV

• ARV (median comp): $302,775
• List price: $240,000
• Delta: -20.73%
• 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
705 NE Darwin St	0.03mi	4/2.5 (+1)	1,107 (+0%)	1mo	$215,000	$194	90
513 NE Independence Ave	0.14mi	3/1.5	1,144 (+4%)	12mo	$249,900	$218	76
502 NE Ash St	0.45mi	3/1.0	1,100 (-0%)	0mo	$239,900	$218	74
311 NE Arlington Cir	0.34mi	3/2.0	1,049 (-5%)	2mo	$255,000	$243	74
400 NE Sharon Dr	0.27mi	3/1.0	1,166 (+6%)	4mo	$274,500	$235	70
808 NE Coronado Ave	0.26mi	3/2.5	1,202 (+9%)	11mo	$305,000	$254	62
302 NE Green St	0.70mi	2/1.0 (-1)	1,100 (-0%)	2mo	$195,000	$177	57
505 NE Richardson Pl	0.63mi	3/1.0	1,032 (-6%)	1mo	$255,000	$247	54
315 NE Forest Ave	0.49mi	2/1.0 (-1)	1,032 (-6%)	6mo	$230,000	$223	52
109 NE Orchard St	0.64mi	2/1.0 (-1)	1,068 (-3%)	5mo	$250,000	$234	52
210 NE Maple St	0.66mi	2/1.0 (-1)	1,056 (-4%)	5mo	$210,000	$199	49
508 NE Richardson Pl	0.60mi	3/1.0	960 (-13%)	2mo	$255,000	$266	44

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: -21.3%
• Equity multiple: 0.25×
• Total profit: $-50,386
• Equity at exit: $35,785

10-year hold

• IRR: -11.3%
• Equity multiple: 0.27×
• Total profit: $-48,906
• Equity at exit: $20,751

Cash invested: $67,200 (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: 103
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,659 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$184 /mo · $2,211/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-232

Break-even live

Break-even rent $1,953

Max offer price $199,038

Occupancy floor —

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 NE Columbus St Unit A Lees Summit, MO	2.0	1.0	1440	$1,200	$0.83	7d	1	0.12mi
514 NE Corder St Unit B Lee's Summit, MO	2.0	1.0	950	$1,295	$1.36	4d	1	0.12mi
703 NE Independence Ave Lees Summit, MO	3.0	2.0	1466	$1,885	$1.29	43d	1	0.14mi
504 NE Chipman Rd Lee's Summit, MO	1.0–2.0	1.0	662	$1,335	$2.02	23d	1	0.15mi
600 NE 291 Hwy Unit 412 Lee's Summit, MO	2.0	1.0	852	$950	$1.12	14d	1	0.31mi
600 NE 291 Hwy Unit 211 Lee's Summit, MO	2.0	1.0	792	$950	$1.20	43d	1	0.31mi
307 NE Arlington Cir Lees Summit, MO	3.0	1.0	884	$1,916	$2.17	4d	1	0.37mi
701 NE Tudor Rd Lee's Summit, MO	1.0–3.0	1.0–2.0	1052	$2,011	$1.91	2d	43	0.37mi
611 NE Ridgeview Dr Lees Summit, MO	3.0	2.5	1775	$2,108	$1.19	3d	1	0.50mi
606 NE Park Cir Lees Summit, MO	3.0	1.5	1078	$1,771	$1.64	16d	1	0.54mi
708 SE High St Lees Summit, MO	2.0	1.0	792	$1,345	$1.70	14d	1	0.56mi
1102 NE Independence Ave Lee's Summit, MO	1.0–2.0	1.0–1.5	700	$1,484	$2.12	1d	23	0.59mi
717 NE Westwind Dr Lees Summit, MO	3.0	1.0	960	$1,596	$1.66	43d	1	0.61mi
705 NE Ball Dr Lee's Summit, MO	2.0	1.0	1010	$1,095	$1.08	4d	1	0.72mi
1105 NE Ridgeview Dr Lees Summit, MO	3.0	2.0	1269	$2,035	$1.60	14d	1	0.75mi
114 SE Douglas St Lee's Summit, MO	2.0	1.0–2.0	764	$2,109	$2.76	2d	20	0.89mi
602 SE 5th St Unit 2 Lee's Summit, MO	2.0	1.0	800	$1,350	$1.69	43d	1	0.93mi
25 NE Tudor Rd Lee's Summit, MO	1.0–2.0	1.0–2.0	927	$2,019	$2.18	1d	320	0.94mi
3 NW O'Brien Rd Unit 3 Lee's Summit, MO	2.0	1.0	800	$995	$1.24	16d	1	1.02mi
3 NW O'Brien Rd Unit 21 Lee's Summit, MO	2.0	1.0	800	$1,025	$1.28	43d	1	1.02mi
5 NW Obrien Rd Lees Summit, MO	1.0–2.0	1.0	737	$1,095	$1.48	14d	3	1.04mi
110 SW Market St Unit 306 Lee's Summit, MO	2.0	1.0	768	$1,900	$2.47	43d	1	1.04mi
110 SW Market St Unit 302 Lee's Summit, MO	2.0	2.0	1200	$2,300	$1.92	43d	1	1.04mi
110 SW Market St Unit 206 Lee's Summit, MO	2.0	1.0	768	$1,900	$2.47	23d	1	1.04mi
327 NW Gibson Rd Lee's Summit, MO	3.0	2.0	1500	$1,600	$1.07	2d	1	1.12mi
609 SE Florence Ave Lees Summit, MO	3.0	1.0	948	$1,995	$2.10	10d	1	1.12mi
789 NW Donovan Rd Lee's Summit, MO	1.0–2.0	1.0–2.0	1011	$1,949	$1.93	1d	15	1.20mi
103 SE 7th St Lees Summit, MO	3.0	2.0	1231	$1,595	$1.30	16d	1	1.27mi
837 NW Donovan Rd Lee's Summit, MO	2.0	1.0–2.0	914	$2,305	$2.52	1d	27	1.35mi
800 NW Ward Rd Lee's Summit, MO	2.0	1.0–2.0	1037	$2,833	$2.73	1d	28	1.45mi

Listing history 12 events

1. 2026-06-13
   statusdays on market $240,000 Pending 33 DOM
2. 2026-06-09
   days on market $240,000 Active 32 DOM
3. 2026-06-08
   days on market $240,000 Active 31 DOM
4. 2026-06-07
   days on market $240,000 Active 30 DOM
5. 2026-06-05
   pricedays on market $240,000 Active 27 DOM
6. 2026-06-03
   days on market $250,000 Active 26 DOM
7. 2026-06-02
   days on market $250,000 Active 25 DOM
8. 2026-06-01
   days on market $250,000 Active 24 DOM
9. 2026-05-31
   days on market $250,000 Active 23 DOM
10. 2026-05-09
    listed $250,000 Active 1345-char remark

    Show marketing remark (1345 chars)

    Welcome to a truly rare find offering space, flexibility, and opportunity all in one! This unique side-split home stands out with four bedrooms—a feature not often found in homes of this size—giving you the extra room you’ve been searching for. Step into the kitchen where updated cabinetry, stylish countertops, and warm hardwood flooring create a functional and inviting space for everyday living and entertaining. Just upstairs, you’ll find three comfortable bedrooms and two full baths, including a private full bath in the primary bedroom for added convenience. The lower level expands your living space with a second family room, perfect for movie nights, game days, or relaxing evenings. This level also includes a fourth bedroom and a half bath, making it ideal for guests, a home office, or multi-generational living. Outside, enjoy a large fenced backyard—perfect for pets, play, or gatherings—complete with a handy storage shed for all your outdoor needs. This home offers solid bones and a fantastic layout, with room to make it your own through cosmetic updates and personal touches. If you’re looking for space, value, and the chance to create something special, this is one you won’t want to miss. Schedule your showing today and imagine the possibilities of making this home yours!

11. 2026-05-09
    price $250,000 1345-char remark

    Show marketing remark (1345 chars)

    Welcome to a truly rare find offering space, flexibility, and opportunity all in one! This unique side-split home stands out with four bedrooms—a feature not often found in homes of this size—giving you the extra room you’ve been searching for. Step into the kitchen where updated cabinetry, stylish countertops, and warm hardwood flooring create a functional and inviting space for everyday living and entertaining. Just upstairs, you’ll find three comfortable bedrooms and two full baths, including a private full bath in the primary bedroom for added convenience. The lower level expands your living space with a second family room, perfect for movie nights, game days, or relaxing evenings. This level also includes a fourth bedroom and a half bath, making it ideal for guests, a home office, or multi-generational living. Outside, enjoy a large fenced backyard—perfect for pets, play, or gatherings—complete with a handy storage shed for all your outdoor needs. This home offers solid bones and a fantastic layout, with room to make it your own through cosmetic updates and personal touches. If you’re looking for space, value, and the chance to create something special, this is one you won’t want to miss. Schedule your showing today and imagine the possibilities of making this home yours!

12. 2026-04-15
    historical $275,000 1345-char remark

    Show marketing remark (1345 chars)

    Welcome to a truly rare find offering space, flexibility, and opportunity all in one! This unique side-split home stands out with four bedrooms—a feature not often found in homes of this size—giving you the extra room you’ve been searching for. Step into the kitchen where updated cabinetry, stylish countertops, and warm hardwood flooring create a functional and inviting space for everyday living and entertaining. Just upstairs, you’ll find three comfortable bedrooms and two full baths, including a private full bath in the primary bedroom for added convenience. The lower level expands your living space with a second family room, perfect for movie nights, game days, or relaxing evenings. This level also includes a fourth bedroom and a half bath, making it ideal for guests, a home office, or multi-generational living. Outside, enjoy a large fenced backyard—perfect for pets, play, or gatherings—complete with a handy storage shed for all your outdoor needs. This home offers solid bones and a fantastic layout, with room to make it your own through cosmetic updates and personal touches. If you’re looking for space, value, and the chance to create something special, this is one you won’t want to miss. Schedule your showing today and imagine the possibilities of making this home yours!

ⓘ 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: $2,211 · $184/mo
• Projected year-2 tax: $2,328 · $194/mo
• Expected delta: +$117/yr (+$10/mo · 5.3%)

ⓘ 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 ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,913
• − Mortgage interest: −$13,444
• − Property taxes: −$2,211
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$6,982
• Taxable loss: −$7,109
• Est. tax savings @ 24.0%: +$1,706
• After-tax cash flow: $-1,076/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

-9.1% since first listed

3 events — show timeline

• 2026-05-09 Listed $250,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-09 Price Changed $250,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-15 Coming Soon $275,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.7%/yr

Latest (2025): $2,211 · -8.5% YoY. Source: county tax records.