202/204 S Sterling Ave · Sugar Creek, MO 64054

$275,000

4 bd · 2.0 ba · 1,617 sqft · MultiFamily public records · 17 Days on market

Built 1959 0.26 ac lot Est $233k · 18% over

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Why this score? — see what drove the F 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 +11.8/30.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• 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 MLS

An investment to look in to! Terrific location, loyal and stable tenants, an attractive property in a great little community! One side of this duplex, #204, has been completely renovated! In addition, a new roof was installed this year along with a new grinder pump for more a efficient sewage system. The floor plan, the walk out basements and the all BRICK construction make this property and sound and lucrative investment! Side note: Per seller, the house itself was built in 1959. Tax Records state it was built in 1954, however, that is when the Lot was purchased.

Key facts

• Large driveway
• Newer roof
• Separate meters

Tags

• NEWER ROOF
• UPDATED THERMAL WINDOWS
• LARGE DRIVEWAY
• UNFINISHED WALKOUT BASEMENTS
• SEPARATE METERS

Property features AI

Finance

• Financial info: Gross income reported: $21,600; Operating expenses include insurance, property management, and real estate tax; Current occupancy under 80%; Total units: 2 (each unit is 2 bedrooms, 1 bath, 5 rooms)

Exterior

• Parking: Garage with direct access
• Security: Smoke detector(s)
• Utilities: City/public water (verify); Public sewer with grinder pump; Individual heating and air for units; Individual water heaters
• Home design: Duplex (residential income property); Single-story; Located inside city limits
• Construction: Brick construction; Composition roof; Age: approximately 51–75 years
• Exterior features: Patio; Public road maintenance; Not in a flood plain

Interior

• Kitchen: Electric range; Refrigerator; Disposal
• Bedrooms: Multiple 2-bedroom units (see Unit breakdown)
• Bathrooms: One bathroom per unit
• Interior features: Disposal; Separate utility meters; Smoke detector(s)
• Laundry & utility: Washer and dryer included; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $-73 ($-881/yr) — negative. Per door: $-37/mo.
• To cash-flow at today's rent, offer at most $262k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (22.9% below list).
• Recommended offer: $212k (22.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#261 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, commute B; Watch: schools F, crime F, amenities F.
• Independence 30 (suburban): math 26% / reading 38% proficiency, ranked #252 of 324 in MO (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 43% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 17 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $212,000 (22.9% 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. 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. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.77% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.14%
• DSCR: 0.95
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $232,848
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 & 109 S Oak Ridge Ter	0.35mi	4/2.0	1,560 (-4%)	7mo	$225,000	$144	72
10501 E 8th St	0.71mi	4/2.0	1,516 (-6%)	15mo	$190,000	$125	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.36×
• Total profit: $-49,297
• Equity at exit: $41,003

10-year hold

• IRR: -10.5%
• Equity multiple: 0.36×
• Total profit: $-49,195
• Equity at exit: $23,777

Cash invested: $77,000 (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 64054

• Home prices YoY: -4.4%
• Active inventory: 24
• Price-to-rent: 21.6×

Monthly cashflow live

• Estimated rent: $2,120 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$191 /mo · $2,298/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-73

Break-even live

Break-even rent $2,213

Max offer price $262,037

Occupancy floor 98%

Sensitivity live

Price	-10% $82	-5% $4	+0% $-73	+5% $-151	+10% $-229
Rent	-10% $-241	-5% $-157	+0% $-73	+5% $10	+10% $94
Rate	-1.0pp $65	-0.5pp $-3	base $-73	+0.5pp $-145	+1.0pp $-217

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,120
Total (2 units)			$2,120

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11500 E Anderson St Independence, MO	3.0	2.0	1200	$1,599	$1.33	17d	1	0.27mi
11323 E Thompson St Sugar Creek, MO	3.0	2.5	1794	$1,800	$1.00	13d	1	0.33mi
10622 E Scarritt Ave Sugar Creek, MO	4.0	1.0	1560	$1,445	$0.93	44d	1	0.39mi
182 Novak St Sugar Creek, MO	3.0	2.0	1350	$1,800	$1.33	17d	1	0.43mi
1109 S Appleton Ave Independence, MO	3.0	2.0	1200	$1,195	$1.00	16d	1	0.86mi
10104 E Golf Ave Independence, MO	3.0	2.0	1205	$1,395	$1.16	15d	1	0.97mi
554 S Arlington Ave Independence, MO	4.0	1.0	1161	$1,395	$1.20	15d	1	1.05mi
1425 S Northern Blvd Independence, MO	3.0	1.5	1275	$1,200	$0.94	8d	1	1.15mi
1416 S Hardy Ave Independence, MO	5.0	2.0	1328	$1,625	$1.22	44d	1	1.20mi
100 S Oxford Ave Independence, MO	3.0	2.0	1141	$1,425	$1.25	45d	1	1.20mi
600 S Glenwood Ave Unit G-2 Independence, MO	3.0	2.0	1600	$1,650	$1.03	21d	1	1.22mi
600 S Glenwood Ave Unit G Independence, MO	4.0	2.0	1600	$1,675	$1.05	44d	1	1.22mi
576 S Oxford Ave Independence, MO	3.0	2.0	1098	$1,400	$1.28	44d	1	1.23mi

Listing history 12 events

1. 2026-06-18
   days on market $275,000 Active 17 DOM
2. 2026-06-17
   days on market $275,000 Active 16 DOM
3. 2026-06-16
   days on market $275,000 Active 15 DOM
4. 2026-06-15
   days on market $275,000 Active 14 DOM
5. 2026-06-13
   days on market $275,000 Active 12 DOM
6. 2026-06-09
   days on market $275,000 Active 8 DOM
7. 2026-06-08
   days on market $275,000 Active 7 DOM
8. 2026-06-07
   days on market $275,000 Active 6 DOM
9. 2026-06-05
   days on market $275,000 Active 3 DOM
10. 2026-06-03
    days on market $275,000 Active 2 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $275,000 Active 1 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: $2,298 · $191/mo
• Projected year-2 tax: $2,668 · $222/mo
• Expected delta: +$370/yr (+$31/mo · 16.1%)

ⓘ 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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,440
• − Mortgage interest: −$15,404
• − Property taxes: −$2,298
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,035
• − Management: −$2,035
• − Depreciation: −$8,000
• Taxable loss: −$5,707
• Est. tax savings @ 24.0%: +$1,370
• After-tax cash flow: $489/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: Independence 30
• NCES district ID: 2915480
• Math proficiency: 26% ▼ -8.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $41,843
• Composite: 27.04/100
• National rank: #7054
• State rank: #252 of 324 in MO

Livability — Sugar Creek

• Score: 65/100
• State rank: #261
• US rank: #12484

Category grades

Amenities F Commute B Cost of living A+ Crime F Employment F Housing A- Health & safety F User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sugar Creek, MO
• County: Jackson County · 687,798 people
• City population: 3,547
• Metro: Kansas City, MO-KS
• Population (ZIP): 3,547
• Household income: $59,719
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 76.0

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% Two or more races 9% Hispanic / Latino 8% Black 4% Pacific Islander 3% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5%
• Common ancestry: Italian 7% Lithuanian 5% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Asian/Pacific 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: ▼ -14.28%
• Current HPI: 310.9216
• Rent YoY: —
• 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

12 events — show timeline

• 2026-06-01 Listed $275,000 Heartland MLS as Distributed by MLS Grid
• 2021-02-16 Sold (Public Records) — Public Records
• 2021-02-16 Sold (Public Records) — Public Records
• 2017-01-31 Sold (Public Records) — Public Records
• 2017-01-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2017-01-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2016-10-29 Listed $109,900 Heartland MLS as Distributed by MLS Grid
• 2016-06-18 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2016-06-10 Pending — Heartland MLS as Distributed by MLS Grid
• 2016-06-09 Relisted — Heartland MLS as Distributed by MLS Grid
• 2016-05-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2016-03-05 Listed $109,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2025): $2,298 · -8.8% YoY. Source: county tax records.