727 SW Liggett Rd Unit C · Blue Springs, MO 64015

$165,000

2 bd · 1.5 ba · 960 sqft · Townhouse public records · 57 Days on market

Built 1984 510 sqft lot $172/sqft · 7% above area Est $154k · 7% over $133/mo HOA · 9% of rent

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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 +12.9/30.0
• Schools +5.1/10.0
• 1% rule +4.2/10.0
• ARV discount +4.2/15.0
• Livability +4.1/5.0
• DSCR +3.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You will not find a better deal than this townhouse that is low maintenance living. 2 bdrm/1.5 bath features a fireplace in the family room, enjoy the nice patio in back with some fencing. There is not a better deal~so HURRY before its gone! Sold as is Case # 291-237474

Key facts

• $133 HOA
• Built 1984
• Listed 56 days

Property features AI

Finance

• Other: Living area approximately 960 (from public records); Lot about 510 square feet; Directions: I-70 to 7 Hwy. South on 7 Hwy to Liggett Rd. West on Liggett Rd to first street going north (townhouse area). Unit on left
• HOA & community: Homeowners association with monthly fee; HOA fee covers building maintenance, lawn service, parking, snow removal, and trash (fee charged monthly)

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Attached townhouse; 2 stories; Residential property
• Construction: Brick trim and brick veneer exterior; Composition roof; Slab foundation; Built approximately 41–50 years ago
• Exterior features: Patio; Located within city limits; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range / free-standing electric oven
• Bedrooms: 2 bedrooms (both on second level)
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Fireplace in the living room; Exhaust fan
• Laundry & utility: Laundry closet on bedroom level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $165k.

Deal economics

• At list price, monthly cash flow is $-11 ($-133/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (7.7% below list).
• Recommended offer: $152k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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); 143 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 57 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 30y 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.

Recommended offer $152,335 (7.7% 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 57 days. Have you received any prior offers? Is the seller open to a 8% 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.29%
• DSCR: 0.99
• GRM: 9.0

CMA / ARV

• ARV (median comp): $153,819
• List price: $165,000
• Delta: 7.27%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
719 SW Liggett Rd Unit A	0.04mi	2/1.5	976 (+2%)	2mo	$165,000	$169	93
723 SW Liggett Rd Unit A	0.02mi	2/1.5	966 (+1%)	15mo	$160,000	$166	86
719 SW Liggett Unit #D Rd	0.04mi	2/2.0	966 (+1%)	12mo	$159,000	$165	85
723 SW Liggett Rd Unit D	0.02mi	2/1.5	966 (+1%)	18mo	$155,000	$160	83
713 SW Liggett Rd Unit B	0.08mi	2/1.5	966 (+1%)	23mo	$149,900	$155	76

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 · 1.01% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.34×
• Total profit: $-30,364
• Equity at exit: $24,602

10-year hold

• IRR: -16.7%
• Equity multiple: 0.16×
• Total profit: $-38,861
• Equity at exit: $14,266

Cash invested: $46,200 (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 64015

• Rents YoY: 1.0%
• Active inventory: 143
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,523 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$147 /mo · $1,770/yr
• Insurance: −$69
• HOA: −$133
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $-11

Break-even live

Break-even rent $1,537

Max offer price $163,047

Occupancy floor 96%

Sensitivity live

Price	-10% $82	-5% $36	+0% $-11	+5% $-58	+10% $-104
Rent	-10% $-131	-5% $-71	+0% $-11	+5% $49	+10% $109
Rate	-1.0pp $72	-0.5pp $31	base $-11	+0.5pp $-54	+1.0pp $-97

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2101 SW 8th St Unit d Blue Springs, MO	2.0	1.0	1051	$1,095	$1.04	8d	1	1.05mi
8221 SE Maple Ct Blue Springs, MO	2.0	2.0	1100	$1,795	$1.63	45d	1	1.28mi
509 SE Maple Dr Blue Springs, MO	2.0	2.0	1100	$1,795	$1.63	3d	1	1.28mi

HOA detail

• Monthly dues: $133 · $1,596/yr

Listing history 25 events

1. 2026-06-21
   days on market $165,000 Active 57 DOM
2. 2026-06-18
   days on market $165,000 Active 54 DOM
3. 2026-06-17
   days on market $165,000 Active 53 DOM
4. 2026-06-16
   days on market $165,000 Active 52 DOM
5. 2026-06-15
   days on market $165,000 Active 51 DOM
6. 2026-06-13
   days on market $165,000 Active 49 DOM
7. 2026-06-13
   days on market $165,000 Active 48 DOM
8. 2026-06-09
   days on market $165,000 Active 45 DOM
9. 2026-06-08
   days on market $165,000 Active 44 DOM
10. 2026-06-07
    days on market $165,000 Active 43 DOM
11. 2026-06-05
    days on market $165,000 Active 40 DOM
12. 2026-06-03
    days on market $165,000 Active 39 DOM
13. 2026-06-02
    days on market $165,000 Active 38 DOM
14. 2026-06-01
    days on market $165,000 Active 37 DOM
15. 2026-05-31
    days on market $165,000 Active 36 DOM
16. 2026-04-26
    listed $165,000 Active 242-char remark
17. 2026-04-24
    historical $165,000 242-char remark
18. 2011-09-08
    soldstatus
19. 2011-08-30
    soldstatus 272-char remark

    Show marketing remark (272 chars)

    You will not find a better deal than this townhouse that is low maintenance living. 2 bdrm/1.5 bath features a fireplace in the family room, enjoy the nice patio in back with some fencing. There is not a better deal~so HURRY before its gone! Sold as is Case # 291-237474

20. 2011-06-09
    listed $41,000 272-char remark

    Show marketing remark (272 chars)

    You will not find a better deal than this townhouse that is low maintenance living. 2 bdrm/1.5 bath features a fireplace in the family room, enjoy the nice patio in back with some fencing. There is not a better deal~so HURRY before its gone! Sold as is Case # 291-237474

21. 2011-01-27
    historical
22. 2010-01-27
    listed $55,000
23. 1997-06-17
    soldstatus
24. 1997-06-16
    soldstatus
25. 1996-09-27
    listed $42,900

ⓘ 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: $1,770 · $147/mo
• Projected year-2 tax: $1,770 · $147/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: $18,280
• − Mortgage interest: −$9,243
• − Property taxes: −$1,770
• − Insurance: −$825
• − Repairs & maintenance: −$1,462
• − Management: −$1,462
• − HOA: −$1,596
• − Depreciation: −$4,800
• Taxable loss: −$2,878
• Est. tax savings @ 24.0%: +$691
• After-tax cash flow: $558/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

+284.6% since first listed

10 events — show timeline

• 2026-04-26 Listed $165,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-24 Coming Soon $165,000 Heartland MLS as Distributed by MLS Grid
• 2011-09-08 Sold (Public Records) — Public Records
• 2011-08-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2011-06-09 Listed $41,000 Heartland MLS as Distributed by MLS Grid
• 2011-01-27 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2010-01-27 Listed $55,000 Heartland MLS as Distributed by MLS Grid
• 1997-06-17 Sold (Public Records) — Public Records
• 1997-06-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1996-09-27 Listed $42,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2025): $1,770 · +9.6% YoY. Source: county tax records.