2820 NW 5th St W · Blue Springs, MO 64014

$235,000

3 bd · 1.5 ba · 1,552 sqft · Townhouse public records · 9 Days on market

Built 1974 1,666 sqft lot Est $231k · at est. $64/mo HOA · 4% of rent

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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 +7.4/30.0
• ARV discount +6.8/15.0
• Schools +5.1/10.0
• Livability +4.1/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Over 2,000 sq/ft, much larger than it looks! Vinyl flooring throughout main floor, neutral decor and newly updated 2 years ago. Bonus room on main could be used as a bedroom, office or an exercise room. Family room and recreation room both have a fireplace and family room opens to a covered patio fenced area. Three bedrooms up, all with ceiling fans and carpet. Lower level has a huge recreation room and a 4th bedroom or could be used as a workout room. One car garage and two driveway parking spots, rare find! Low maintenance dues offers a clubhouse and pool.

Key facts

• New stove oven
• New front doors
• New patio doors

Tags

• NEW STOVE OVEN
• NEW FRONT DOORS
• NEW PATIO DOORS
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• NEW LIGHT FIXTURES

Property features AI

Finance

• Other: Living area approximately 2,003 (total); above-grade finished area and below-grade finished area recorded
• HOA & community: Homeowners association with clubhouse and pool; Annual HOA fee; HOA covers lawn maintenance, snow removal, and trash (annual fee)

Exterior

• Parking: Attached garage with built-in garage door opener; garage faces front (1 garage space)
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential townhouse (attached); 2 stories; Above-grade and below-grade finished living areas
• Construction: Brick veneer and wood siding; Composition roof
• Exterior features: Covered patio; Wood fencing; Paved road access; Not in a flood plain

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Free-standing electric oven
• Bedrooms: 4 bedrooms (some bedrooms on the second floor)
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling (central air)
• Interior features: Ceiling fans; Vaulted ceilings; Finished basement with inside entrance; Den/Study; Family room on garage level and main level; Eat-in kitchen and living/dining combo; 2 wood-burning fireplaces with gas starters (family room and living room)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $235k.

Deal economics

• At list price, monthly cash flow is $-306 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (31.1% below list).
• Recommended offer: $162k (31.1% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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: James Lewis Elem. (math 56% / reading 64%, grade B-, #120 of 1,115 statewide, top 11%, 467 students, 24% FRL); Blue Springs High (math 50% / reading 65%, grade C, #49 of 521 statewide, top 9%, 2,383 students, 28% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: Rents rising fast (+5.1%/yr); 239 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $2k of loan paydown is wiped out by about $7k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 22y 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 $161,819 (31.1% 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. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.69% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.59%
• DSCR: 0.75
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $231,248
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2904 5th St	0.02mi	3/2.0	1,504 (-3%)	10mo	$224,000	$149	83

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: -23.6%
• Equity multiple: 0.18×
• Total profit: $-54,061
• Equity at exit: $35,039

10-year hold

• IRR: -13.8%
• Equity multiple: 0.13×
• Total profit: $-57,088
• Equity at exit: $20,319

Cash invested: $65,800 (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: 239
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,618 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$190 /mo · $2,284/yr
• Insurance: −$98
• HOA: −$64
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-306

Break-even live

Break-even rent $2,006

Max offer price $180,897

Occupancy floor —

Sensitivity live

Price	-10% $-173	-5% $-240	+0% $-306	+5% $-373	+10% $-439
Rent	-10% $-434	-5% $-370	+0% $-306	+5% $-242	+10% $-178
Rate	-1.0pp $-188	-0.5pp $-246	base $-306	+0.5pp $-367	+1.0pp $-429

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2605 NW 6th St Blue Springs, MO	2.0	1.5	1400	$1,200	$0.86	2d	1	0.15mi
2010 NE 4th St Blue Springs, MO	4.0	2.0	2100	$1,750	$0.83	8d	1	1.01mi
409 NE Duncan Rd Blue Springs, MO	3.0	3.0	1750	$2,400	$1.37	11d	1	1.14mi

HOA detail

• Monthly dues: $64 · $768/yr
• Likely covers: pool

Listing history 7 events

1. 2026-06-15
   statusdays on market $235,000 Pending 9 DOM
2. 2026-06-13
   days on market $235,000 Active 8 DOM
3. 2026-06-13
   days on market $235,000 Active 7 DOM
4. 2026-06-09
   days on market $235,000 Active 4 DOM
5. 2026-06-08
   days on market $235,000 Active 3 DOM
6. 2026-06-07
   remarks 693-char remark
7. 2026-06-07
   listed $235,000 Active 2 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: $2,284 · $190/mo
• Projected year-2 tax: $2,284 · $190/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,418
• − Mortgage interest: −$13,164
• − Property taxes: −$2,284
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − HOA: −$768
• − Depreciation: −$6,836
• Taxable loss: −$7,916
• Est. tax savings @ 24.0%: +$1,900
• After-tax cash flow: $-1,775/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

+161.4% since first listed

24 events — show timeline

• 2026-06-05 Listed $235,000 Heartland MLS as Distributed by MLS Grid
• 2024-02-21 Sold (Public Records) — Public Records
• 2024-02-09 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-02-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-01-11 Contingent — Heartland MLS as Distributed by MLS Grid
• 2023-12-01 Price Changed $190,000 Heartland MLS as Distributed by MLS Grid
• 2023-11-08 Price Changed $195,000 Heartland MLS as Distributed by MLS Grid
• 2023-10-28 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-10-19 Contingent — Heartland MLS as Distributed by MLS Grid
• 2023-09-25 Price Changed $200,000 Heartland MLS as Distributed by MLS Grid
• 2023-09-20 Price Changed $205,000 Heartland MLS as Distributed by MLS Grid
• 2023-09-06 Listed $210,000 Heartland MLS as Distributed by MLS Grid
• 2021-08-27 Sold (Public Records) — Public Records
• 2021-08-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-07-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-06-19 Listed $165,000 Heartland MLS as Distributed by MLS Grid
• 2016-11-03 Sold (Public Records) — Public Records
• 2016-11-01 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-09-19 Contingent — Heartland MLS as Distributed by MLS Grid
• 2016-08-26 Listed $114,000 Heartland MLS as Distributed by MLS Grid
• 2004-07-02 Sold (Public Records) — Public Records
• 2004-06-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-02-13 Listed $89,900 Heartland MLS as Distributed by MLS Grid
• 1987-05-21 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,284 · -11.0% YoY. Source: county tax records.