1103 NE Columbus St · Lee's Summit, MO 64086

$180,000

3 bd · 1.0 ba · 880 sqft · SingleFamily public records · 80 Days on market

Built 1971 8,712 sqft lot $205/sqft · at area comps Est $275k · 35% under

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Why this score? — see what drove the C- 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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• 1% rule +4.0/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity is knocking at 1103 NE Columbus in Lee’s Summit!. .. If you’ve been waiting for the perfect blend of value, space, and potential… this is it! This 3-bedroom, 1-bath home is bursting with opportunity and priced to sell, making it an ideal find for savvy buyers ready to build equity. Step inside and you’ll immediately see the possibilities—hardwood floors, a functional layout, and a finished basement that adds valuable living space for a second living area, home office, or rec room. The kitchen and bath are ready for your personal touch, giving you the chance to design and update exactly how you want—imagine the transformation! Outside, enjoy a fenced backyard—great for pets, play, or entertaining—plus a covered deck that’s just waiting for summer BBQs and relaxing evenings. And don’t miss the 2-car garage and spacious driveway, offering plenty of parking and storage. Whether you’re an investor, or someone looking to create your dream home, this property delivers value, space, and potential in a location you’ll love! ?? Bring your vision. Build your equity. Make it yours. Homes with this kind of opportunity don’t last—schedule your showing today!

Key facts

• Covered deck
• Finished basement
• 2-car garage

Tags

• HARDWOOD FLOORS
• FINISHED BASEMENT
• FENCED BACKYARD
• COVERED DECK
• 2-CAR GARAGE
• SPACIOUS DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $94 ($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 $161k (10.4% below list).
• Recommended offer: $161k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 2.6% in Lee's Summit — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Lee'S Summit R-VII (suburban): math 46% / reading 55% proficiency, ranked #23 of 324 in MO (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.6%/yr); 243 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 22y ago; this cycle's ask has dropped $45k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $161,266 (10.4% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.23%
• DSCR: 1.10
• GRM: 9.3

CMA / ARV

• ARV (median comp): $274,984
• List price: $180,000
• Delta: -34.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1115 NE Columbus St	0.08mi	3/2.0	888 (+1%)	8mo	$215,000	$242	84
508 NE Richardson Pl	0.15mi	3/1.0	960 (+9%)	2mo	$255,000	$266	76
200 Richardson Pl	0.26mi	3/1.0	978 (+11%)	13mo	$199,999	$204	58
714 NE Westwind Dr	0.37mi	3/1.0	960 (+9%)	18mo	$225,000	$234	52
603 NE Corder St	0.70mi	2/1.0 (-1)	936 (+6%)	18mo	$184,900	$198	36

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 · 3.58% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.56×
• Total profit: $-22,269
• Equity at exit: $26,839

10-year hold

• IRR: -2.2%
• Equity multiple: 0.84×
• Total profit: $-7,837
• Equity at exit: $15,563

Cash invested: $50,400 (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 64086

• Rents YoY: 3.6%
• Active inventory: 243
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$944
• Tax from tax record: −$161 /mo · $1,936/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $94

Break-even live

Break-even rent $1,494

Max offer price $180,000

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 NE Park Cir Lees Summit, MO	3.0	1.5	1078	$1,771	$1.64	16d	1	0.28mi
705 NE Ball Dr Lee's Summit, MO	2.0	1.0	1010	$1,095	$1.08	4d	1	0.31mi
717 NE Westwind Dr Lees Summit, MO	3.0	1.0	960	$1,596	$1.66	44d	1	0.36mi
600 NE 291 Hwy Unit 211 Lee's Summit, MO	2.0	1.0	792	$950	$1.20	44d	1	0.48mi
600 NE 291 Hwy Unit 412 Lee's Summit, MO	2.0	1.0	852	$950	$1.12	15d	1	0.48mi
514 NE Corder St Unit B Lee's Summit, MO	2.0	1.0	950	$1,295	$1.36	4d	1	0.74mi
708 SE High St Lees Summit, MO	2.0	1.0	792	$1,345	$1.70	15d	1	0.79mi
504 NE Chipman Rd Lee's Summit, MO	1.0–2.0	1.0	662	$1,335	$2.02	24d	1	0.92mi
307 NE Arlington Cir Lees Summit, MO	3.0	1.0	884	$1,916	$2.17	4d	1	0.97mi
602 SE 5th St Unit 2 Lee's Summit, MO	2.0	1.0	800	$1,350	$1.69	44d	1	0.97mi
701 NE Tudor Rd Lee's Summit, MO	1.0–3.0	1.0–2.0	1052	$2,011	$1.91	2d	43	1.01mi
1102 NE Independence Ave Lee's Summit, MO	1.0–2.0	1.0–1.5	700	$1,484	$2.12	2d	23	1.05mi
413 SE Lana Ct Lees Summit, MO	3.0	2.0	1008	$2,300	$2.28	16d	1	1.11mi
413 SE Lana Ct Unit Furnished Lee's Summit, MO	3.0	2.0	1008	$2,999	$2.98	15d	1	1.11mi
309 SE Grand Ave Unit 7 Lee's Summit, MO	2.0	1.0	585	$1,088	$1.86	15d	1	1.12mi
609 SE Florence Ave Lees Summit, MO	3.0	1.0	948	$1,995	$2.10	11d	1	1.25mi
114 SE Douglas St Lee's Summit, MO	2.0	1.0–2.0	764	$2,109	$2.76	2d	20	1.42mi

Listing history 49 events

1. 2026-06-19
   price $180,000 Active 80 DOM
2. 2026-06-18
   days on market $205,000 Active 80 DOM
3. 2026-06-17
   days on market $205,000 Active 79 DOM
4. 2026-06-16
   days on market $205,000 Active 78 DOM
5. 2026-06-15
   days on market $205,000 Active 77 DOM
6. 2026-06-13
   days on market $205,000 Active 75 DOM
7. 2026-06-13
   days on market $205,000 Active 74 DOM
8. 2026-06-09
   days on market $205,000 Active 71 DOM
9. 2026-06-08
   days on market $205,000 Active 70 DOM
10. 2026-06-07
    days on market $205,000 Active 69 DOM
11. 2026-06-05
    days on market $205,000 Active 66 DOM
12. 2026-06-03
    days on market $205,000 Active 65 DOM
13. 2026-06-02
    days on market $205,000 Active 64 DOM
14. 2026-06-01
    days on market $205,000 Active 63 DOM
15. 2026-05-31
    days on market $205,000 Active 62 DOM
16. 2026-05-08
    price $209,900 1262-char remark

    Show marketing remark (1262 chars)

    Opportunity is knocking at 1103 NE Columbus in Lee’s Summit!. .. If you’ve been waiting for the perfect blend of value, space, and potential… this is it! This 3-bedroom, 1-bath home is bursting with opportunity and priced to sell, making it an ideal find for savvy buyers ready to build equity. Step inside and you’ll immediately see the possibilities—hardwood floors, a functional layout, and a finished basement that adds valuable living space for a second living area, home office, or rec room. The kitchen and bath are ready for your personal touch, giving you the chance to design and update exactly how you want—imagine the transformation! Outside, enjoy a fenced backyard—great for pets, play, or entertaining—plus a covered deck that’s just waiting for summer BBQs and relaxing evenings. And don’t miss the 2-car garage and spacious driveway, offering plenty of parking and storage. Whether you’re an investor, or someone looking to create your dream home, this property delivers value, space, and potential in a location you’ll love! ?? Bring your vision. Build your equity. Make it yours. Homes with this kind of opportunity don’t last—schedule your showing today!

17. 2026-04-15
    price $219,900 1262-char remark

    Show marketing remark (1262 chars)

    Opportunity is knocking at 1103 NE Columbus in Lee’s Summit!. .. If you’ve been waiting for the perfect blend of value, space, and potential… this is it! This 3-bedroom, 1-bath home is bursting with opportunity and priced to sell, making it an ideal find for savvy buyers ready to build equity. Step inside and you’ll immediately see the possibilities—hardwood floors, a functional layout, and a finished basement that adds valuable living space for a second living area, home office, or rec room. The kitchen and bath are ready for your personal touch, giving you the chance to design and update exactly how you want—imagine the transformation! Outside, enjoy a fenced backyard—great for pets, play, or entertaining—plus a covered deck that’s just waiting for summer BBQs and relaxing evenings. And don’t miss the 2-car garage and spacious driveway, offering plenty of parking and storage. Whether you’re an investor, or someone looking to create your dream home, this property delivers value, space, and potential in a location you’ll love! ?? Bring your vision. Build your equity. Make it yours. Homes with this kind of opportunity don’t last—schedule your showing today!

18. 2026-03-30
    listed $224,900 Active 1262-char remark

    Show marketing remark (1262 chars)

    Opportunity is knocking at 1103 NE Columbus in Lee’s Summit!. .. If you’ve been waiting for the perfect blend of value, space, and potential… this is it! This 3-bedroom, 1-bath home is bursting with opportunity and priced to sell, making it an ideal find for savvy buyers ready to build equity. Step inside and you’ll immediately see the possibilities—hardwood floors, a functional layout, and a finished basement that adds valuable living space for a second living area, home office, or rec room. The kitchen and bath are ready for your personal touch, giving you the chance to design and update exactly how you want—imagine the transformation! Outside, enjoy a fenced backyard—great for pets, play, or entertaining—plus a covered deck that’s just waiting for summer BBQs and relaxing evenings. And don’t miss the 2-car garage and spacious driveway, offering plenty of parking and storage. Whether you’re an investor, or someone looking to create your dream home, this property delivers value, space, and potential in a location you’ll love! ?? Bring your vision. Build your equity. Make it yours. Homes with this kind of opportunity don’t last—schedule your showing today!

19. 2025-10-16
    historical $1,649
20. 2025-10-09
    listed $1,649
21. 2025-09-07
    historical $1,749
22. 2025-09-03
    price $1,749
23. 2025-08-28
    price $1,789
24. 2025-08-21
    price $1,819
25. 2025-08-13
    price $1,849
26. 2025-08-09
    price $1,799
27. 2025-08-02
    listed $1,749
28. 2022-07-05
    soldstatus
29. 2022-07-01
    soldstatus Closed 289-char remark

    Show marketing remark (289 chars)

    Talk about a great price on this one! Beautiful hardwood floors through out. Sellers have had the inside painted along with exterior doors. New LPV flooring in the finished basement. Enjoy the shade of your covered deck. Great Lee's Summit location. This one even has a brand new driveway!

30. 2022-06-08
    status Pending 289-char remark

    Show marketing remark (289 chars)

    Talk about a great price on this one! Beautiful hardwood floors through out. Sellers have had the inside painted along with exterior doors. New LPV flooring in the finished basement. Enjoy the shade of your covered deck. Great Lee's Summit location. This one even has a brand new driveway!

31. 2022-06-02
    listed $215,000 Active 289-char remark

    Show marketing remark (289 chars)

    Talk about a great price on this one! Beautiful hardwood floors through out. Sellers have had the inside painted along with exterior doors. New LPV flooring in the finished basement. Enjoy the shade of your covered deck. Great Lee's Summit location. This one even has a brand new driveway!

32. 2014-06-19
    soldstatus
33. 2014-04-25
    soldstatus
34. 2014-02-07
    listed $105,000
35. 2013-05-30
    listed $115,000
36. 2011-08-30
    historical
37. 2011-03-19
    listed $119,900
38. 2010-12-31
    historical
39. 2010-09-07
    listed $119,900
40. 2009-12-12
    historical
41. 2009-09-23
    listed $117,000
42. 2006-09-12
    soldstatus
43. 2006-09-11
    soldstatus
44. 2006-04-18
    listed $120,000
45. 2005-02-22
    soldstatus
46. 2005-02-17
    soldstatus
47. 2004-11-15
    listed $112,900
48. 2004-03-23
    soldstatus
49. 1996-10-02
    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: $1,936 · $161/mo
• Projected year-2 tax: $1,936 · $161/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 ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,352
• − Mortgage interest: −$10,083
• − Property taxes: −$1,936
• − Insurance: −$900
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$5,236
• Taxable loss: −$1,900
• Est. tax savings @ 24.0%: +$456
• After-tax cash flow: $1,580/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: Lee'S Summit R-VII
• NCES district ID: 2918300
• Math proficiency: 46% ▼ -12.00%
• Reading proficiency: 55% ▼ -6.00%
• Median HH income: $77,031
• Composite: 45.75/100
• National rank: #2570
• State rank: #23 of 324 in MO

Livability — Lee's Summit

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Lee's Summit, MO
• County: Jackson County · 687,798 people
• City population: 86,407
• Metro: Kansas City, MO-KS
• Population (ZIP): 23,599
• Household income: $102,099
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 513.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 7% Hispanic / Latino 6% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 5% Slovak 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 2% Russian/Polish/Slavic 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: ▼ -180.18%
• Current HPI: 232.2858
• Rent YoY: ▲ 3.58%
• 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

+85.9% since first listed

34 events — show timeline

• 2026-05-08 Price Changed $209,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $219,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-30 Listed $224,900 Heartland MLS as Distributed by MLS Grid
• 2025-10-16 Rental Removed $1,649 Tricon
• 2025-10-09 Listed for Rent $1,649 Tricon
• 2025-09-07 Rental Removed $1,749 Tricon
• 2025-09-03 Price Changed $1,749 Tricon
• 2025-08-28 Price Changed $1,789 Tricon
• 2025-08-21 Price Changed $1,819 Tricon
• 2025-08-13 Price Changed $1,849 Tricon
• 2025-08-09 Price Changed $1,799 Tricon
• 2025-08-02 Listed for Rent $1,749 Tricon
• 2022-07-05 Sold (Public Records) — Public Records
• 2022-07-01 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-06-08 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-06-02 Listed $215,000 Heartland MLS as Distributed by MLS Grid
• 2014-06-19 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2014-04-25 Sold (Public Records) — Public Records
• 2014-02-07 Listed $105,000 Heartland MLS as Distributed by MLS Grid
• 2013-05-30 Listed $115,000 Heartland MLS as Distributed by MLS Grid
• 2011-08-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2011-03-19 Listed $119,900 Heartland MLS as Distributed by MLS Grid
• 2010-12-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2010-09-07 Listed $119,900 Heartland MLS as Distributed by MLS Grid
• 2009-12-12 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2009-09-23 Listed $117,000 Heartland MLS as Distributed by MLS Grid
• 2006-09-12 Sold (Public Records) — Public Records
• 2006-09-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-04-18 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2005-02-22 Sold (Public Records) — Public Records
• 2005-02-17 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-11-15 Listed $112,900 Heartland MLS as Distributed by MLS Grid
• 2004-03-23 Sold (Public Records) — Public Records
• 1996-10-02 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,936 · -34.7% YoY. Source: county tax records.