1600 SW 24th St · Blue Springs, MO 64015

$350,000

4 bd · 2.0 ba · 1,921 sqft · SingleFamily public records · 2 Days on market

Built 1978 0.31 ac lot Est $319k · 10% 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 +6.8/30.0
• Schools +5.1/10.0
• Livability +4.1/5.0
• ARV discount +3.1/15.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 Bedroom in Still Meadows! Walk into open floor plan with gleaming bamboo wood flooring throughout main levels. Kitchen features large island, pantry, brand new range and microwave. Spacious master suite with HUGE dressing room/closet and master bath. Bedroom level laundry. Finished basement features new carpeting. Large fenced backyard with deck. Not to be missed! Seller is offering a 13 month Home Warranty.

Key facts

• Pantry
• Large center island
• Large corner lot

Tags

• LARGE CORNER LOT
• OPEN CONCEPT FLOOR PLAN
• BAMBOO FLOORING
• LARGE CENTER ISLAND
• PANTRY
• OVERSIZED WALK-IN CLOSET

Property features AI

Finance

• Other: Home age described as 41–50 years; Above-grade finished area and below-grade finished area reported from public records
• HOA & community: No association fees

Exterior

• Parking: Attached garage facing front; Off-street parking; 2-car garage
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Cable, fiber, and high-speed internet available
• Home design: Single-family residence; Residential property; Side/side split floor plan
• Construction: Vinyl siding; Composition roof; Concrete basement with garage entrance; Basement present
• Exterior features: Deck; Satellite dish allowed; Metal fencing; Corner lot; Paved road with public maintenance

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Electric range
• Bedrooms: 4 bedrooms (one on third level, three on second level/first level as listed — bedroom locations include first, second and third levels)
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling; Smart thermostat
• Interior features: Ceiling fan(s); Kitchen island; Pantry; Smart thermostat; Walk-in closet(s); Thermal windows; Storm door(s)
• Laundry & utility: Laundry closet on bedroom level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-549 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (27.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (36.1% below list).
• Recommended offer: $224k (36.1% below list) — sets the bar for 1% rule.
• Cap rate 4.4% 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: Franklin Smith Elem. (math 59% / reading 55%, grade C+, #159 of 1,115 statewide, top 16%, 411 students, 43% FRL); Blue Springs South High (math 43% / reading 72%, grade C, #49 of 521 statewide, top 9%, 2,261 students, 22% FRL).
• Market conditions: Rents rising (+1.0%/yr); 141 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• This rent runs 32% of the median local income ($85k/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 $10k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 23y 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 $223,665 (36.1% 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.64% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.72%
• DSCR: 0.70
• GRM: 13.0

CMA / ARV

• ARV (on-the-fly): $318,886
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1327 SW 24th St	0.16mi	3/3.0 (-1)	1,926 (+0%)	12mo	$350,000	$182	72
1205 SW 20th St	0.38mi	4/3.0	1,981 (+3%)	10mo	$300,000	$151	64
1105 SW 22nd St	0.36mi	3/2.0 (-1)	1,785 (-7%)	4mo	$312,000	$175	63
1333 SW 20th St	0.27mi	3/2.0 (-1)	2,073 (+8%)	13mo	$245,000	$118	58
1900 SW Cherokee Strip N/A	0.52mi	3/2.5 (-1)	1,982 (+3%)	8mo	$340,000	$172	57
2108 SW Regency Ct	0.28mi	4/2.5	2,175 (+13%)	10mo	$375,000	$172	55
1013 SW 16th St	0.60mi	3/2.0 (-1)	1,999 (+4%)	8mo	$249,000	$125	53
1008 SW 23rd St	0.40mi	4/2.5	2,108 (+10%)	14mo	$314,900	$149	51
1308 SW 20th St	0.34mi	3/2.0 (-1)	1,660 (-14%)	10mo	$275,000	$166	49
915 SW 18th St	0.59mi	3/2.0 (-1)	2,097 (+9%)	11mo	$265,900	$127	43
1301 SW Sunrise Dr	0.70mi	3/3.0 (-1)	1,823 (-5%)	8mo	$265,000	$145	43
915 SW 16th St	0.66mi	4/2.0	1,724 (-10%)	12mo	$290,000	$168	42

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: -30.0%
• Equity multiple: 0.02×
• Total profit: $-96,085
• Equity at exit: $52,186

10-year hold

• IRR: -42.2%
• Equity multiple: -0.49×
• Total profit: $-146,105
• Equity at exit: $30,262

Cash invested: $98,000 (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 64015

• Rents YoY: 1.0%
• Active inventory: 141
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,237 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$334 /mo · $4,013/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-549

Break-even live

Break-even rent $2,931

Max offer price $253,066

Occupancy floor —

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
403 SW 15th St Blue Springs, MO	3.0	2.0	1500	$1,845	$1.23	11d	1	1.18mi
1707 SW Walnut St Blue Springs, MO	4.0	2.0	1800	$2,600	$1.44	17d	1	1.24mi
504 SW Shamrock Pl Blue Springs, MO	3.0	2.0	1450	$2,095	$1.44	44d	1	1.27mi

Listing history 3 events

1. 2026-06-18
   days on market $350,000 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $350,000 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: $4,013 · $334/mo
• Projected year-2 tax: $4,013 · $334/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 ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,840
• − Mortgage interest: −$19,605
• − Property taxes: −$4,013
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,147
• − Management: −$2,147
• − Depreciation: −$10,182
• Taxable loss: −$13,005
• Est. tax savings @ 24.0%: +$3,121
• After-tax cash flow: $-3,464/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

+166.7% since first listed

12 events — show timeline

• 2026-06-17 Listed $350,000 Heartland MLS as Distributed by MLS Grid
• 2026-06-16 Coming Soon $350,000 Heartland MLS as Distributed by MLS Grid
• 2018-05-21 Sold (Public Records) — Public Records
• 2018-05-17 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-04-19 Contingent — Heartland MLS as Distributed by MLS Grid
• 2018-04-17 Listed $190,000 Heartland MLS as Distributed by MLS Grid
• 2015-06-17 Sold (Public Records) — Public Records
• 2015-06-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-05-16 Listed $172,500 Heartland MLS as Distributed by MLS Grid
• 2003-06-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-04-30 Listed $131,250 Heartland MLS as Distributed by MLS Grid
• 1990-04-19 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $4,013 · -17.9% YoY. Source: county tax records.