600 SW 17th St · Blue Springs, MO 64014

$194,800

3 bd · 1.5 ba · 1,375 sqft · SingleFamily public records · 184 Days on market

Built 1957 0.25 ac lot $142/sqft · 15% below area Est $229k · 15% 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 +18.6/30.0
• ARV discount +14.2/15.0
• DSCR +5.9/10.0
• Schools +5.1/10.0
• 1% rule +4.7/10.0
• Livability +4.1/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Opportunity to own this single-family home built in 1957 featuring 3 bedrooms and 1.5 bathrooms. NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

Key facts

• 0.25 acre lot
• Garage
• Built 1957

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/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 $189k (3.0% below list).
• Recommended offer: $171k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 fast (+5.1%/yr); 243 active listings in the ZIP; 24 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 $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

• It's been on market 184 days — a 12% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 3 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 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $171,424 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.97% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 8.6

CMA / ARV

• ARV (median comp): $229,002
• List price: $194,800
• Delta: -14.94%
• 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
701 SW 16th St	0.08mi	3/2.0	1,330 (-3%)	0mo	$250,000	$188	89
404 SW 21st St	0.23mi	3/2.0	1,360 (-1%)	4mo	$255,000	$188	83
2000 SW Smith St	0.33mi	3/1.5	1,386 (+1%)	4mo	$240,000	$173	80
533 SW 15th St	0.10mi	3/2.5	1,289 (-6%)	2mo	$240,000	$186	80
208 NW 16th St	0.47mi	3/2.5	1,383 (+1%)	1mo	$340,000	$246	72
514 1/2 SW 15th St	0.13mi	2/2.0 (-1)	1,280 (-7%)	7mo	$195,000	$152	69
303 22nd Street Ter	0.63mi	4/3.0 (+1)	1,376 (+0%)	0mo	$161,000	$117	59
803 NW N Summit Cir	0.65mi	3/1.0	1,288 (-6%)	0mo	$210,000	$163	57
216 SW 26th St	0.59mi	3/2.0	1,284 (-7%)	4mo	$265,000	$206	56
300 NW Fox Hollow Ln	0.63mi	2/2.0 (-1)	1,300 (-6%)	2mo	$289,000	$222	53
209 NW 15th St	0.48mi	2/1.0 (-1)	1,260 (-8%)	5mo	$205,000	$163	53
2805 SW Jackson St	0.69mi	3/2.0	1,261 (-8%)	2mo	$250,000	$198	50

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 · 5.12% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.72×
• Total profit: $-15,306
• Equity at exit: $29,045

10-year hold

• IRR: 4.6%
• Equity multiple: 1.37×
• Total profit: $19,947
• Equity at exit: $16,843

Cash invested: $54,544 (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 64014

• Rents YoY: 5.1%
• Active inventory: 243
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,889 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$199 /mo · $2,387/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $191

Break-even live

Break-even rent $1,648

Max offer price $194,800

Occupancy floor 85%

Sensitivity live

Price	-10% $301	-5% $246	+0% $191	+5% $136	+10% $80
Rent	-10% $41	-5% $116	+0% $191	+5% $265	+10% $340
Rate	-1.0pp $289	-0.5pp $240	base $191	+0.5pp $140	+1.0pp $89

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: $48,700
• Closing costs: $5,844
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
403 SW 15th St Blue Springs, MO	3.0	2.0	1500	$1,845	$1.23	12d	1	0.14mi
1707 SW Walnut St Blue Springs, MO	4.0	2.0	1800	$2,600	$1.44	18d	1	0.22mi
132 SW 8th St Unit 132 8th Blue Springs, MO	3.0	2.5	1350	$1,795	$1.33	45d	1	0.60mi
321 NW 22nd Street Ter Blue Springs, MO	4.0	2.5	1440	$2,500	$1.74	9d	1	0.76mi
402 SW 6 St Unit 402 Blue Springs, MO	2.0	1.0	900	$1,135	$1.26	4d	1	0.77mi
509 SW 5th St Blue Springs, MO	3.0	2.5	1370	$1,475	$1.08	9d	1	0.85mi
212 NW 27th Street Ct Blue Springs, MO	2.0	1.0	1080	$1,325	$1.23	45d	1	0.89mi
503 SW 4th St Blue Springs, MO	3.0	2.0	1400	$1,395	$1.00	45d	1	0.91mi
804 NW Hearnes Ave Blue Springs, MO	3.0	1.5	1150	$1,671	$1.45	45d	1	0.98mi
2318 NW Chatham Pl Blue Springs, MO	3.0	1.0	988	$1,601	$1.62	13d	1	1.00mi
700 NW Oxford Dr Blue Springs, MO	4.0	2.0	1614	$1,996	$1.24	45d	1	1.06mi
258 NW Woods Chapel Rd Blue Springs, MO	2.0	1.5	915	$1,215	$1.33	45d	1	1.09mi
1003 NW 12 St Blue Springs, MO	3.0	2.0	1014	$1,495	$1.47	17d	1	1.09mi
256 NW Woods Chapel Rd Blue Springs, MO	2.0	1.5	915	$1,248	$1.36	25d	1	1.11mi
128 N 1st St Blue Springs, MO	3.0	2.0	1100	$1,706	$1.55	9d	1	1.14mi
573 NW Valleybrook Rd Blue Springs, MO	2.0	2.5	1350	$1,750	$1.30	22d	1	1.19mi
3611 SW McDanial Ave Blue Springs, MO	2.0	1.5	1280	$1,295	$1.01	25d	1	1.23mi
2713 NW Pembroke Pl Blue Springs, MO	3.0	2.0	1606	$1,775	$1.11	45d	1	1.24mi
7901 South Highway 7 Blue Springs, MO	3.0	2.0	1172	$1,997	$1.70	3d	11	1.24mi
2101 SW 8th St Unit d Blue Springs, MO	2.0	1.0	1051	$1,095	$1.04	9d	1	1.25mi
2901 NW Kingsridge Dr Blue Springs, MO	3.0	2.0	1351	$1,988	$1.47	9d	1	1.31mi
900 SE Tequesta Ln Blue Springs, MO	3.0	2.5–3.5	1647	$2,128	$1.29	3d	11	1.33mi
1141 NW Arlington Pl Blue Springs, MO	1.0–2.0	1.0	774	$1,393	$1.80	3d	10	1.43mi
101 NW Mock Ave Blue Springs, MO	1.0–2.0	1.0–2.0	937	$1,550	$1.65	3d	5	1.45mi

Listing history 22 events

1. 2026-06-21
   days on market $194,800 Active 184 DOM
2. 2026-06-18
   days on market $194,800 Active 181 DOM
3. 2026-06-17
   days on market $194,800 Active 180 DOM
4. 2026-06-16
   days on market $194,800 Active 179 DOM
5. 2026-06-15
   days on market $194,800 Active 178 DOM
6. 2026-06-13
   days on market $194,800 Active 176 DOM
7. 2026-06-13
   days on market $194,800 Active 175 DOM
8. 2026-06-09
   days on market $194,800 Active 172 DOM
9. 2026-06-08
   days on market $194,800 Active 171 DOM
10. 2026-06-07
    days on market $194,800 Active 170 DOM
11. 2026-06-05
    days on market $194,800 Active 167 DOM
12. 2026-06-03
    days on market $194,800 Active 166 DOM
13. 2026-06-02
    days on market $194,800 Active 165 DOM
14. 2026-06-01
    days on market $194,800 Active 164 DOM
15. 2026-05-31
    days on market $194,800 Active 163 DOM
16. 2026-04-24
    status Active 330-char remark

    Show marketing remark (330 chars)

    Great Opportunity to own this single-family home built in 1957 featuring 3 bedrooms and 1.5 bathrooms. NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

17. 2026-04-16
    status Pending 330-char remark

    Show marketing remark (330 chars)

    Great Opportunity to own this single-family home built in 1957 featuring 3 bedrooms and 1.5 bathrooms. NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

18. 2025-12-11
    listed $194,800 Active 330-char remark

    Show marketing remark (330 chars)

    Great Opportunity to own this single-family home built in 1957 featuring 3 bedrooms and 1.5 bathrooms. NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

19. 2006-10-04
    soldstatus 431-char remark

    Show marketing remark (431 chars)

    PRICE REDUCED $10,000. This is a great home in a nice and quiet subdivision in Blue Springs. Great for a new homeowner or a family that needs extras space and 4 bedrooms. Walking distance to local Blue Springs Park. Come take a look today. Single Layer Shingles 1995. New Copper Pipe 1995. New Guttering 2002. New Central Air and Natural Gas Furnace 2002. New Garage Door 2006. New Garbage Disposal 2006. Total House Water Softner.

20. 2006-10-04
    soldstatus

    Show marketing remark (431 chars)

    PRICE REDUCED $10,000. This is a great home in a nice and quiet subdivision in Blue Springs. Great for a new homeowner or a family that needs extras space and 4 bedrooms. Walking distance to local Blue Springs Park. Come take a look today. Single Layer Shingles 1995. New Copper Pipe 1995. New Guttering 2002. New Central Air and Natural Gas Furnace 2002. New Garage Door 2006. New Garbage Disposal 2006. Total House Water Softner.

21. 2006-07-05
    listed $124,900 431-char remark

    Show marketing remark (431 chars)

    PRICE REDUCED $10,000. This is a great home in a nice and quiet subdivision in Blue Springs. Great for a new homeowner or a family that needs extras space and 4 bedrooms. Walking distance to local Blue Springs Park. Come take a look today. Single Layer Shingles 1995. New Copper Pipe 1995. New Guttering 2002. New Central Air and Natural Gas Furnace 2002. New Garage Door 2006. New Garbage Disposal 2006. Total House Water Softner.

22. 1988-05-27
    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: $2,387 · $199/mo
• Projected year-2 tax: $2,387 · $199/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°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: $22,668
• − Mortgage interest: −$10,912
• − Property taxes: −$2,387
• − Insurance: −$974
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − Depreciation: −$5,667
• Taxable loss: −$898
• Est. tax savings @ 24.0%: +$216
• After-tax cash flow: $2,504/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): 28,788
• Household income: $90,337
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 888.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 10% Two or more races 8% Black 8% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 10% Romanian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -187.52%
• Current HPI: 236.8685
• Rent YoY: ▲ 5.12%
• 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

+56.0% since first listed

7 events — show timeline

• 2026-04-24 Relisted — NECAR
• 2026-04-16 Pending — NECAR
• 2025-12-11 Listed $194,800 NECAR
• 2006-10-04 Sold (Public Records) — Public Records
• 2006-10-04 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-07-05 Listed $124,900 Heartland MLS as Distributed by MLS Grid
• 1988-05-27 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,387 · -36.5% YoY. Source: county tax records.