4703 N Hifner St · Sugar Creek, MO 64058

$175,000

2 bd · 1.0 ba · 1,486 sqft · SingleFamily public records · 113 Days on market

Built 1955 0.32 ac lot $118/sqft · 50% below area

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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 +16.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home in Northern Independence. Fully remodeled with granite counter tops, stainless steel appliances, custom cabinets, tiled shwr/tub combo, new carpet, and luxury vinyl planks. Sits on an oversized corner lot with shed. You'll want to come and check this one out and enjoy the quiet neighborhood.

Key facts

• Remodeled
• Custom cabinets
• Tiled shwr tub combo

Tags

• REMODELED
• GRANITE COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• CUSTOM CABINETS
• TILED SHWR TUB COMBO
• NEW CARPET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $150k (14.3% below list).
• Recommended offer: $150k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.2% in Sugar Creek — 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 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.
• Fort Osage R-I (rural): math 28% / reading 39% proficiency, ranked #213 of 324 in MO (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 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 113 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,958 (14.3% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.12%
• DSCR: 1.09
• GRM: 9.7

CMA / ARV

• ARV (median comp): $351,403
• List price: $175,000
• Delta: -50.20%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23210 Atherton Sibley Rd	0.51mi	3/2.0 (+1)	1,628 (+10%)	9mo	$374,900	$230	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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-22,889
• Equity at exit: $26,093

10-year hold

• IRR: -4.0%
• Equity multiple: 0.73×
• Total profit: $-13,017
• Equity at exit: $15,131

Cash invested: $49,000 (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 64058

• Home prices YoY: -21.6%
• Active inventory: 29
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$107 /mo · $1,289/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $87

Break-even live

Break-even rent $1,390

Max offer price $175,000

Occupancy floor 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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $175,000 Active 113 DOM
2. 2026-06-17
   days on market $175,000 Active 112 DOM
3. 2026-06-16
   days on market $175,000 Active 111 DOM
4. 2026-06-15
   days on market $175,000 Active 110 DOM
5. 2026-06-13
   pricedays on market $175,000 Active 108 DOM
6. 2026-06-09
   days on market $185,000 Active 104 DOM
7. 2026-06-08
   days on market $185,000 Active 103 DOM
8. 2026-06-07
   days on market $185,000 Active 102 DOM
9. 2026-06-03
   days on market $185,000 Active 98 DOM
10. 2026-06-02
    pricedays on market $185,000 Active 97 DOM
11. 2026-06-01
    days on market $199,000 Active 96 DOM
12. 2026-05-31
    days on market $199,000 Active 95 DOM
13. 2026-04-24
    price $199,000 303-char remark

    Show marketing remark (303 chars)

    Great home in Northern Independence. Fully remodeled with granite counter tops, stainless steel appliances, custom cabinets, tiled shwr/tub combo, new carpet, and luxury vinyl planks. Sits on an oversized corner lot with shed. You'll want to come and check this one out and enjoy the quiet neighborhood.

14. 2026-02-25
    listed $199,900 Active 303-char remark

    Show marketing remark (303 chars)

    Great home in Northern Independence. Fully remodeled with granite counter tops, stainless steel appliances, custom cabinets, tiled shwr/tub combo, new carpet, and luxury vinyl planks. Sits on an oversized corner lot with shed. You'll want to come and check this one out and enjoy the quiet neighborhood.

15. 2021-01-07
    historical
16. 2020-11-24
    listed $125,000 Active
17. 2015-01-21
    listed $39,000
18. 2012-05-04
    soldstatus
19. 2012-04-30
    soldstatus
20. 2011-09-25
    listed $22,000
21. 1987-12-21
    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: $1,289 · $107/mo
• Projected year-2 tax: $1,698 · $141/mo
• Expected delta: +$408/yr (+$34/mo · 31.6%)

ⓘ 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 · 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,995
• − Mortgage interest: −$9,803
• − Property taxes: −$1,289
• − Insurance: −$875
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$5,091
• Taxable loss: −$1,942
• Est. tax savings @ 24.0%: +$466
• After-tax cash flow: $1,505/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: Fort Osage R-I
• NCES district ID: 2912290
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $57,441
• Composite: 29.78/100
• National rank: #6428
• State rank: #213 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

• City population: 3,547
• Population (ZIP): 6,610

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Italian 11% Slovak 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% 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: ▼ -67.31%
• Current HPI: 244.7398
• Rent YoY: —
• Metro: —
• 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

+804.5% since first listed

9 events — show timeline

• 2026-04-24 Price Changed $199,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-25 Listed $199,900 Heartland MLS as Distributed by MLS Grid
• 2021-01-07 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2020-11-24 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 2015-01-21 Listed $39,000 Heartland MLS as Distributed by MLS Grid
• 2012-05-04 Sold (Public Records) — Public Records
• 2012-04-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2011-09-25 Listed $22,000 Heartland MLS as Distributed by MLS Grid
• 1987-12-21 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,289 · +15.2% YoY. Source: county tax records.