303 22nd Ter · Blue Springs, MO 64015

$161,000

4 bd · 2.0 ba · 1,376 sqft · SingleFamily public records · 1 Days on market

Built 2024 0.34 ac lot Est $259k · 38% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Schools +5.1/10.0
• Livability +4.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remarks inc

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 2024

Property features AI

Finance

• Financial info: $447 tax annual amount
• HOA & community: No maintenance provided

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Ranch style; Living area about 1,376 (above grade finished area from public records); 2 years old or newer
• Construction: Composition roof; Other construction materials
• Exterior features: Lot approximately 14,910 square feet; Not in a flood plain

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 5 full bathrooms
• Heating & cooling: Forced air heating; Electric cooling (has cooling)
• Interior features: Ranch floor plan; Basement (other)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $161k.

Deal economics

• At list price, monthly cash flow is $664 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $161k).
• Cap rate 11.2% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $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.
• At projected returns (-3.0% appreciation + 1.0% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $161,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.27% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.69%
• DSCR: 1.79
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $258,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 22nd Street Ter	0.00mi	4/3.0	1,376 (0%)	0mo	$161,000	$117	96
208 NW 16th St	0.44mi	3/2.5 (-1)	1,383 (+0%)	1mo	$340,000	$246	71
2500 NW Salem Ct	0.53mi	3/2.0 (-1)	1,369 (-0%)	1mo	$255,000	$186	68
404 SW 21st St	0.47mi	3/2.0 (-1)	1,360 (-1%)	4mo	$255,000	$188	68
2617 NW Richard Dr	0.33mi	3/2.0 (-1)	1,269 (-8%)	4mo	$275,000	$217	64
2608 NW Pembroke Ct	0.54mi	3/1.5 (-1)	1,438 (+4%)	3mo	$245,000	$170	57
701 SW 16th St	0.71mi	3/2.0 (-1)	1,330 (-3%)	0mo	$250,000	$188	56
3307 NW Shannon Ct	0.67mi	3/2.0 (-1)	1,428 (+4%)	3mo	$300,000	$210	55
533 SW 15th St	0.71mi	3/2.5 (-1)	1,289 (-6%)	2mo	$240,000	$186	48
2805 SW Jackson St	0.74mi	3/2.0 (-1)	1,261 (-8%)	2mo	$250,000	$198	45
3403 NW Shannon Ct	0.75mi	3/2.0 (-1)	1,275 (-7%)	4mo	$205,000	$161	44
808 NW Arlington Pl	0.67mi	3/2.0 (-1)	1,574 (+14%)	1mo	$245,000	$156	39

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: 7.1%
• Equity multiple: 1.27×
• Total profit: $12,150
• Equity at exit: $24,006

10-year hold

• IRR: 14.7%
• Equity multiple: 2.09×
• Total profit: $48,980
• Equity at exit: $13,920

Cash invested: $45,080 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,042 high
• Mortgage (P&I): −$844
• Tax from tax record: −$37 /mo · $447/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $664

Break-even live

Break-even rent $1,201

Max offer price $161,000

Occupancy floor 62%

Sensitivity live

Price	-10% $756	-5% $710	+0% $664	+5% $619	+10% $573
Rent	-10% $503	-5% $584	+0% $664	+5% $745	+10% $826
Rate	-1.0pp $746	-0.5pp $705	base $664	+0.5pp $623	+1.0pp $580

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: $40,250
• Closing costs: $4,830
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
321 NW 22nd Street Ter Blue Springs, MO	4.0	2.5	1440	$2,500	$1.74	8d	1	0.20mi
1707 SW Walnut St Blue Springs, MO	4.0	2.0	1800	$2,600	$1.44	18d	1	0.39mi
2318 NW Chatham Pl Blue Springs, MO	3.0	1.0	988	$1,601	$1.62	13d	1	0.44mi
700 NW Oxford Dr Blue Springs, MO	4.0	2.0	1614	$1,996	$1.24	44d	1	0.49mi
403 SW 15th St Blue Springs, MO	3.0	2.0	1500	$1,845	$1.23	11d	1	0.59mi
2713 NW Pembroke Pl Blue Springs, MO	3.0	2.0	1606	$1,775	$1.11	44d	1	0.66mi
2901 NW Kingsridge Dr Blue Springs, MO	3.0	2.0	1351	$1,988	$1.47	8d	1	0.73mi
1003 NW 12 St Blue Springs, MO	3.0	2.0	1014	$1,495	$1.47	17d	1	0.81mi
132 SW 8th St Unit 132 8th Blue Springs, MO	3.0	2.5	1350	$1,795	$1.33	44d	1	0.90mi
804 NW Hearnes Ave Blue Springs, MO	3.0	1.5	1150	$1,671	$1.45	44d	1	0.93mi
3113 NW Gateway Dr Blue Springs, MO	3.0	2.5	1508	$1,695	$1.12	18d	1	1.04mi
1629 NW Garrett Dr Blue Springs, MO	3.0	2.5	1508	$1,695	$1.12	18d	1	1.07mi
1620 NW Samantha Ct Blue Springs, MO	3.0	2.5	1508	$1,695	$1.12	18d	1	1.13mi
1619 NW Samantha Ct Blue Springs, MO	3.0	2.5	1508	$1,695	$1.12	18d	1	1.15mi
509 SW 5th St Blue Springs, MO	3.0	2.5	1370	$1,475	$1.08	8d	1	1.30mi
503 SW 4th St Blue Springs, MO	3.0	2.0	1400	$1,395	$1.00	44d	1	1.34mi
128 N 1st St Blue Springs, MO	3.0	2.0	1100	$1,706	$1.55	8d	1	1.42mi

Listing history 6 events

1. 2026-06-18
   listing id $161,000 Pending 1 DOM
2. 2026-05-01
   status Pending 11-char remark

   Show marketing remark (11 chars)

   Remarks inc

3. 2026-05-01
   status Pending

   Show marketing remark (11 chars)

   Remarks inc

4. 2026-05-01
   listed $161,000 Active 11-char remark

   Show marketing remark (11 chars)

   Remarks inc

5. 2026-05-01
   listed $161,000 Active

   Show marketing remark (11 chars)

   Remarks inc

6. 1996-03-12
   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: $447 · $37/mo
• Projected year-2 tax: $1,562 · $130/mo
• Expected delta: +$1,115/yr (+$93/mo · 249.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,502
• − Mortgage interest: −$9,019
• − Property taxes: −$447
• − Insurance: −$805
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − Depreciation: −$4,684
• Taxable income: $5,628
• Est. tax owed @ 24.0%: −$1,351
• After-tax cash flow: $6,622/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

+0.0% since first listed

5 events — show timeline

• 2026-05-01 Pending — WCAR
• 2026-05-01 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-01 Listed $161,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-01 Listed $161,000 WCAR
• 1996-03-12 Sold (Public Records) — Public Records

Property tax history

-8.8%/yr

Latest (2025): $447 · +0.1% YoY. Source: county tax records.