2313 & 2315 SW 6th St · Blue Springs, MO 64014

$410,000

4 bd · 2.0 ba · 2,694 sqft · MultiFamily public records · 57 Days on market

Built 1983 10,097 sqft lot Est $348k · 18% over

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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 +17.3/30.0
• DSCR +5.4/10.0
• Schools +5.1/10.0
• 1% rule +4.2/10.0
• Livability +4.1/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Very neat and clean. Finished lower level. Rented. "As is". Great investment property. Near shopping and services. Rear decks. Must provide proof of funds. Prefer to sell in a bundle (16 units). See supplements for list of all properties. Need 72 hour notice.

Key facts

• 0.23 acre lot
• Garage
• Built 1983

Property features AI

Finance

• Other: Lot size approximately 10,097 square feet (per public records)
• Financial info: Residential income property (duplex) with three 2-bedroom units
• HOA & community: No maintenance provided (per listing data)

Exterior

• Parking: Attached garage with space for 2 vehicles; Property has a garage
• Utilities: Public water; Public sewer; Individual water heaters
• Home design: Duplex (residential income property); Two stories
• Construction: Board & batten siding with brick trim; Composition roof
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator; Electric range / Range & oven; Free‑standing electric oven
• Bedrooms: Multiple 2-bedroom units (three total 2-bedroom units across the property)
• Bathrooms: Each unit includes a full bathroom; some units include a half bathroom
• Heating & cooling: Natural gas heating; Electric cooling (central air)
• Interior features: Recreation room
• Laundry & utility: Hot water heater; Individual water heaters

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2-bath units multifamily listed at $410k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive. Per door: $151/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $376k (8.4% below list).
• Recommended offer: $376k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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.
• Zoned schools: Daniel Young Elem. (math 52% / reading 57%, grade C, #190 of 1,115 statewide, top 19%, 358 students, 34% FRL); Moreland Ridge Middle (math 51% / reading 55%, grade C+, #51 of 391 statewide, top 13%, 1,071 students, 31% FRL); Blue Springs South High (math 43% / reading 72%, grade C, #49 of 521 statewide, top 9%, 2,261 students, 22% FRL).
• Market conditions: Rents rising fast (+5.1%/yr); 243 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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).
• At $3,755/mo this rent would consume 50% of the median local household income ($90k/yr) (locally 888% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 ($398k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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 $375,500 (8.4% below list)

Questions for the listing agent

1. 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?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 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: 0.92% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 9.1

CMA / ARV

• ARV (median comp): $347,704
• List price: $410,000
• Delta: 17.92%
• Verdict: OVERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1401 Westminister Rd	0.52mi	4/—	3,000 (+11%)	15mo	$310,000	$103	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 · 5.12% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.66×
• Total profit: $-39,037
• Equity at exit: $61,132

10-year hold

• IRR: 2.9%
• Equity multiple: 1.22×
• Total profit: $25,676
• Equity at exit: $35,449

Cash invested: $114,800 (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: 18.2×

Monthly cashflow live

• Estimated rent: $3,755 high
• Mortgage (P&I): −$2,150
• Tax from tax record: −$343 /mo · $4,116/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$789
• Net cashflow: $303

Break-even live

Break-even rent $3,372

Max offer price $410,000

Occupancy floor 87%

Sensitivity live

Price	-10% $535	-5% $419	+0% $303	+5% $186	+10% $70
Rent	-10% $6	-5% $154	+0% $303	+5% $451	+10% $599
Rate	-1.0pp $509	-0.5pp $407	base $303	+0.5pp $196	+1.0pp $88

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,754
Total (2 units)			$3,755

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: $102,500
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 SE Westminister Rd Blue Springs, MO	3.0	3.0	2050	$2,206	$1.08	9d	1	0.92mi
3905 SW 14th Street Ct Blue Springs, MO	4.0	5.0	3100	$4,500	$1.45	6d	1	1.04mi
3905 SW 14 Street Ct Blue Springs, MO	4.0	5.0	3100	$4,500	$1.45	0d	1	1.05mi
900 SE Tequesta Ln Blue Springs, MO	3.0	2.5–3.5	1647	$2,144	$1.30	0d	13	1.10mi

Listing history 21 events

1. 2026-06-21
   days on market $410,000 Active 57 DOM
2. 2026-06-18
   days on market $410,000 Active 54 DOM
3. 2026-06-17
   days on market $410,000 Active 53 DOM
4. 2026-06-16
   days on market $410,000 Active 52 DOM
5. 2026-06-15
   days on market $410,000 Active 51 DOM
6. 2026-06-13
   days on market $410,000 Active 49 DOM
7. 2026-06-13
   days on market $410,000 Active 48 DOM
8. 2026-06-09
   days on market $410,000 Active 45 DOM
9. 2026-06-08
   days on market $410,000 Active 44 DOM
10. 2026-06-07
    days on market $410,000 Active 43 DOM
11. 2026-06-05
    days on market $410,000 Active 40 DOM
12. 2026-06-03
    days on market $410,000 Active 39 DOM
13. 2026-06-02
    days on market $410,000 Active 38 DOM
14. 2026-06-01
    days on market $410,000 Active 37 DOM
15. 2026-05-31
    days on market $410,000 Active 36 DOM
16. 2026-04-26
    listed $410,000 Active 269-char remark
17. 2026-04-24
    historical $410,000 269-char remark
18. 2010-02-24
    soldstatus
19. 2010-01-11
    historical
20. 2009-05-29
    listed $150,000
21. 1983-08-01
    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: $4,116 · $343/mo
• Projected year-2 tax: $4,116 · $343/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: $45,060
• − Mortgage interest: −$22,966
• − Property taxes: −$4,116
• − Insurance: −$2,050
• − Repairs & maintenance: −$3,605
• − Management: −$3,605
• − Depreciation: −$11,927
• Taxable loss: −$3,209
• Est. tax savings @ 24.0%: +$770
• After-tax cash flow: $4,401/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

+173.3% since first listed

6 events — show timeline

• 2026-04-26 Listed $410,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-24 Coming Soon $410,000 Heartland MLS as Distributed by MLS Grid
• 2010-02-24 Sold (Public Records) — Public Records
• 2010-01-11 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2009-05-29 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 1983-08-01 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $4,116 · -1.7% YoY. Source: county tax records.