504 NE Lynn St · Lee's Summit, MO 64063

$199,900

3 bd · 1.5 ba · 1,040 sqft · SingleFamily public records · 11 Days on market

Built 1950 8,712 sqft lot Est $234k · 15% under

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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 +14.5/30.0
• ARV discount +14.1/15.0
• Schools +4.6/10.0
• DSCR +4.4/10.0
• Rent growth +3.7/5.0
• 1% rule +3.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

So much new stuff in this charming Downtown Lee's Summit Ranch. New roof, flooring, dishwasher, bathroom, paint, and more. You will love the added space on the back of the home. Use it as a office, play room, workout room, or expand the master. Finished basement gives you 2 living areas, bathroom, and a bonus room. Walk to the park or all the festivities in Downtown Lee's Summit.

Key facts

• Updated full bath
• Charming ranch home
• Hardwood floors

Tags

• CHARMING RANCH HOME
• HISTORIC DOWNTOWN LEE'S SUMMIT
• HARDWOOD FLOORS
• LIGHT-FILLED LIVING AREA
• GENEROUS EAT-IN KITCHEN
• UPDATED FULL BATH

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Attached garage (1 car) with garage facing front
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch floor plan; Inside city limits
• Construction: Vinyl siding; Composition roof
• Exterior features: Patio; Metal fencing; Paved road access (public maintenance)

Interior

• Kitchen: Pantry; Ceramic tile flooring; Dishwasher; Disposal
• Bedrooms: 3 bedrooms (all on the first floor)
• Flooring: Carpet; Vinyl; Wood; Linoleum (in bathroom)
• Bathrooms: 1 full bathroom with linoleum and shower-over-tub (first floor); 1 half bathroom
• Heating & cooling: Natural gas heating; Attic fan; Electric cooling
• Interior features: Ceiling fans; Pantry; Recreation room; Sun room; Kitchen/dining combo
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $42 ($508/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (15.6% below list).
• Recommended offer: $169k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Westview Elem. (math 32% / reading 32%, grade F, #761 of 1,115 statewide, top 72%, 294 students, 45% FRL); Bernard C. Campbell Middle (math 41% / reading 47%, grade D, #121 of 391 statewide, top 32%, 1,067 students, 27% FRL); Lee'S Summit North High (math 41% / reading 69%, grade C, #65 of 521 statewide, top 13%, 2,007 students, 22% FRL) — zoned schools average 31% FRL vs 16% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.0%/yr); 113 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $1k of loan paydown is wiped out by about $6k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 28y ago; this cycle's ask is 54% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $168,641 (15.6% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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?
4. 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.
5. 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.
6. 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: 0.84% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.91%
• DSCR: 1.04
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $234,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 NE Arlington Cir	0.32mi	3/2.0	1,049 (+1%)	2mo	$255,000	$243	80
315 NE Forest Ave	0.16mi	2/1.0 (-1)	1,032 (-1%)	7mo	$230,000	$223	79
109 NE Orchard St	0.12mi	2/1.0 (-1)	1,068 (+3%)	5mo	$250,000	$234	78
210 NE Maple St	0.28mi	2/1.0 (-1)	1,056 (+2%)	5mo	$210,000	$199	73
502 NE Ash St	0.33mi	3/1.0	1,100 (+6%)	0mo	$239,900	$218	73
302 NE Green St	0.22mi	2/1.0 (-1)	1,100 (+6%)	2mo	$195,000	$177	72
100 NW Orchard St	0.40mi	2/2.0 (-1)	998 (-4%)	8mo	$225,000	$225	61
310 Green St	0.19mi	2/1.0 (-1)	910 (-12%)	6mo	$225,000	$247	58
705 NE Darwin St	0.50mi	4/2.5 (+1)	1,107 (+6%)	1mo	$215,000	$194	56
105 NW Walnut St	0.64mi	3/1.5	956 (-8%)	3mo	$190,000	$199	54
400 NE Sharon Dr	0.53mi	3/1.0	1,166 (+12%)	4mo	$274,500	$235	50
107 SW Monroe St	0.67mi	2/1.0 (-1)	1,001 (-4%)	9mo	$239,000	$239	48

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: -12.8%
• Equity multiple: 0.53×
• Total profit: $-26,354
• Equity at exit: $29,806

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-5,197
• Equity at exit: $17,284

Cash invested: $55,972 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,686 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$158 /mo · $1,900/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $42

Break-even live

Break-even rent $1,633

Max offer price $199,900

Occupancy floor 92%

Sensitivity live

Price	-10% $155	-5% $99	+0% $42	+5% $-14	+10% $-71
Rent	-10% $-91	-5% $-24	+0% $42	+5% $109	+10% $176
Rate	-1.0pp $143	-0.5pp $93	base $42	+0.5pp $-9	+1.0pp $-62

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 NE Arlington Cir Lees Summit, MO	3.0	1.0	884	$1,916	$2.17	6d	1	0.32mi
504 NE Chipman Rd Lee's Summit, MO	1.0–2.0	1.0	662	$1,335	$2.02	25d	1	0.42mi
701 NE Columbus St Unit A Lees Summit, MO	2.0	1.0	1440	$1,200	$0.83	9d	1	0.43mi
514 NE Corder St Unit B Lee's Summit, MO	2.0	1.0	950	$1,295	$1.36	6d	1	0.50mi
3 NW O'Brien Rd Unit 3 Lee's Summit, MO	2.0	1.0	800	$995	$1.24	18d	1	0.53mi
3 NW O'Brien Rd Unit 21 Lee's Summit, MO	2.0	1.0	800	$1,025	$1.28	45d	1	0.53mi
114 SE Douglas St Lee's Summit, MO	2.0	1.0–2.0	764	$2,109	$2.76	3d	20	0.54mi
5 NW Obrien Rd Lees Summit, MO	1.0–2.0	1.0	737	$1,095	$1.48	16d	3	0.55mi
327 NW Gibson Rd Lee's Summit, MO	3.0	2.0	1500	$1,600	$1.07	3d	1	0.63mi
703 NE Independence Ave Lees Summit, MO	3.0	2.0	1466	$1,885	$1.29	45d	1	0.64mi
701 NE Tudor Rd Lee's Summit, MO	1.0–3.0	1.0–2.0	1052	$2,011	$1.91	3d	43	0.65mi
110 SW Market St Unit 302 Lee's Summit, MO	2.0	2.0	1200	$2,300	$1.92	45d	1	0.66mi
110 SW Market St Unit 206 Lee's Summit, MO	2.0	1.0	768	$1,900	$2.47	25d	1	0.66mi
110 SW Market St Unit 306 Lee's Summit, MO	2.0	1.0	768	$1,900	$2.47	45d	1	0.66mi
25 NE Tudor Rd Lee's Summit, MO	1.0–2.0	1.0–2.0	927	$2,019	$2.18	3d	320	0.66mi
708 SE High St Lees Summit, MO	2.0	1.0	792	$1,345	$1.70	16d	1	0.68mi
600 NE 291 Hwy Unit 412 Lee's Summit, MO	2.0	1.0	852	$950	$1.12	16d	1	0.77mi
600 NE 291 Hwy Unit 211 Lee's Summit, MO	2.0	1.0	792	$950	$1.20	45d	1	0.77mi
789 NW Donovan Rd Lee's Summit, MO	1.0–2.0	1.0–2.0	1011	$1,949	$1.93	3d	15	0.78mi
1102 NE Independence Ave Lee's Summit, MO	1.0–2.0	1.0–1.5	700	$1,484	$2.12	3d	23	0.90mi
837 NW Donovan Rd Lee's Summit, MO	2.0	1.0–2.0	914	$2,305	$2.52	3d	27	0.94mi
602 SE 5th St Unit 2 Lee's Summit, MO	2.0	1.0	800	$1,350	$1.69	45d	1	0.98mi
611 NE Ridgeview Dr Lees Summit, MO	3.0	2.5	1775	$2,108	$1.19	4d	1	0.99mi
111 SW Oxford Pl Unit 111 Lee's Summit, MO	2.0	1.5	1100	$1,179	$1.07	16d	1	1.01mi
106 SW Oxford Pl Unit 106 Lee's Summit, MO	3.0	1.5	1300	$1,279	$0.98	45d	1	1.03mi
800 NW Ward Rd Lee's Summit, MO	2.0	1.0–2.0	1037	$2,833	$2.73	3d	28	1.03mi
606 NE Park Cir Lees Summit, MO	3.0	1.5	1078	$1,771	$1.64	18d	1	1.03mi
112 SW Oxford Pl Unit 112 Lee's Summit, MO	2.0	1.5	1200	$1,179	$0.98	45d	1	1.04mi
609 SE Florence Ave Lees Summit, MO	3.0	1.0	948	$1,995	$2.10	12d	1	1.05mi
124 SW Oxford Pl Unit 124 Lee's Summit, MO	3.0	1.5	1300	$1,279	$0.98	25d	1	1.05mi
103 SE 7th St Lees Summit, MO	3.0	2.0	1231	$1,595	$1.30	18d	1	1.10mi
717 NE Westwind Dr Lees Summit, MO	3.0	1.0	960	$1,596	$1.66	45d	1	1.11mi
403 NW Village Dr Lees Summit, MO	3.0	2.0	960	$2,100	$2.19	9d	1	1.13mi
1105 NE Ridgeview Dr Lees Summit, MO	3.0	2.0	1269	$2,035	$1.60	16d	1	1.21mi
705 NE Ball Dr Lee's Summit, MO	2.0	1.0	1010	$1,095	$1.08	6d	1	1.22mi

Listing history 8 events

1. 2026-06-21
   days on market $199,900 Coming Soon 11 DOM
2. 2026-06-18
   days on market $199,900 Coming Soon 8 DOM
3. 2026-06-17
   days on market $199,900 Coming Soon 7 DOM
4. 2026-06-16
   days on market $199,900 Coming Soon 6 DOM
5. 2026-06-15
   days on market $199,900 Coming Soon 5 DOM
6. 2026-06-13
   days on market $199,900 Coming Soon 3 DOM
7. 2026-06-13
   remarks 687-char remark
8. 2026-06-13
   listed $199,900 Coming Soon 2 DOM

ⓘ 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: $1,900 · $158/mo
• Projected year-2 tax: $1,939 · $162/mo
• Expected delta: +$39/yr (+$3/mo · 2.1%)

ⓘ 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: $20,237
• − Mortgage interest: −$11,198
• − Property taxes: −$1,900
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$5,815
• Taxable loss: −$2,913
• Est. tax savings @ 24.0%: +$699
• After-tax cash flow: $1,207/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

+150.2% since first listed

16 events — show timeline

• 2026-06-10 Coming Soon $199,900 Heartland MLS as Distributed by MLS Grid
• 2017-02-15 Sold (Public Records) — Public Records
• 2017-02-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2017-01-01 Contingent — Heartland MLS as Distributed by MLS Grid
• 2016-12-26 Listed $130,000 Heartland MLS as Distributed by MLS Grid
• 2015-11-03 Sold (Public Records) — Public Records
• 2015-10-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-07-29 Listed $84,900 Heartland MLS as Distributed by MLS Grid
• 2011-03-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-10-25 Listed $54,900 Heartland MLS as Distributed by MLS Grid
• 2007-01-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-08-09 Listed $87,900 Heartland MLS as Distributed by MLS Grid
• 1998-06-29 Sold (Public Records) — Public Records
• 1998-06-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1998-02-20 Listed $79,900 Heartland MLS as Distributed by MLS Grid
• 1991-03-20 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,900 · -13.4% YoY. Source: county tax records.