209 & 213 SW South Ave · Blue Springs, MO 64014

$380,000

6 bd · 5.0 ba · 2,860 sqft · MultiFamily public records · 54 Days on market

Built 2003 0.38 ac lot Est $354k · 7% over

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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 +24.3/30.0
• DSCR +7.8/10.0
• 1% rule +5.9/10.0
• Schools +5.1/10.0
• ARV discount +4.2/15.0
• Livability +4.1/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Property to be purchased in as-is condition. No Seller's Disclosures-Special Addendums apply. Purchase for as little as 3% down. Approved for HomePath Renovation Mortgage Financing-Call Listing Agent for details.

Key facts

• 0.38 acre lot
• Garage
• Built 2003

Property features AI

Finance

• Financial info: Property used for residential income (multifamily: total of 3 units comprised of two identical unit-type groups: two 3-bedroom units and one 3-bedroom unit as noted); Annual tax amount listed (financial details available separately)

Exterior

• Parking: Attached garage (total 2 parking spaces)
• Utilities: Public water; Public sewer; Individual heat and air; Individual water heaters
• Home design: Duplex residential income property; Two-story building
• Construction: Vinyl siding; Composition roof
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Range / Oven (electric)
• Bedrooms: Three-bedroom units (two units of this type, plus one additional three-bedroom unit)
• Bathrooms: Each listed unit has 2 full bathrooms and 1 half bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Dishwasher; Disposal; Microwave; Refrigerator; Electric range / Free-standing electric oven
• Laundry & utility: Individual water heaters; Independent heating and air systems

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/?-bath units multifamily listed at $380k.

Deal economics

• At list price, monthly cash flow is $763 ($9k/yr) — positive. Per door: $254/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $380k).
• Recommended offer: $369k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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.
• Market conditions: Rents rising fast (+5.1%/yr); 239 active listings in the ZIP; solid renter incomes; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $4,123/mo this rent would consume 55% of the median local household income ($90k/yr) (locally 888% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $106k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 $368,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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. 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 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: 1.08% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.60%
• DSCR: 1.38
• GRM: 7.7

CMA / ARV

• ARV (median comp): $354,019
• List price: $380,000
• Delta: 7.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.12% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-4,035
• Equity at exit: $56,659

10-year hold

• IRR: 10.7%
• Equity multiple: 1.92×
• Total profit: $97,449
• Equity at exit: $32,855

Cash invested: $106,400 (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 64014

• Rents YoY: 5.1%
• Active inventory: 239
• Price-to-rent: 23.0×

Monthly cashflow live

• Estimated rent: $4,123 high
• Mortgage (P&I): −$1,993
• Tax from tax record: −$343 /mo · $4,120/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$866
• Net cashflow: $763

Break-even live

Break-even rent $3,158

Max offer price $380,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	—	$4,122
Total (3 units)			$4,123

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $380,000 Active 54 DOM
2. 2026-06-17
   days on market $380,000 Active 53 DOM
3. 2026-06-16
   days on market $380,000 Active 52 DOM
4. 2026-06-15
   days on market $380,000 Active 51 DOM
5. 2026-06-13
   days on market $380,000 Active 49 DOM
6. 2026-06-13
   days on market $380,000 Active 48 DOM
7. 2026-06-09
   days on market $380,000 Active 45 DOM
8. 2026-06-08
   days on market $380,000 Active 44 DOM
9. 2026-06-07
   days on market $380,000 Active 43 DOM
10. 2026-06-05
    days on market $380,000 Active 40 DOM
11. 2026-06-03
    days on market $380,000 Active 39 DOM
12. 2026-06-02
    days on market $380,000 Active 38 DOM
13. 2026-06-01
    days on market $380,000 Active 37 DOM
14. 2026-05-31
    days on market $380,000 Active 36 DOM
15. 2026-04-26
    listed $380,000 Active 253-char remark
16. 2026-04-24
    historical $380,000 253-char remark
17. 2009-08-11
    soldstatus 212-char remark

    Show marketing remark (212 chars)

    Property to be purchased in as-is condition. No Seller's Disclosures-Special Addendums apply. Purchase for as little as 3% down. Approved for HomePath Renovation Mortgage Financing-Call Listing Agent for details.

18. 2009-04-06
    listed $139,900 212-char remark

    Show marketing remark (212 chars)

    Property to be purchased in as-is condition. No Seller's Disclosures-Special Addendums apply. Purchase for as little as 3% down. Approved for HomePath Renovation Mortgage Financing-Call Listing Agent for details.

19. 2008-01-22
    listed $235,000

    Show marketing remark (173 chars)

    Motivated Seller will look at offers - Attractive neighborhood of similar properties - ideal investment for owner-occupied. Seller will assist with down payment and closing.

20. 2005-01-04
    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: $4,120 · $343/mo
• Projected year-2 tax: $4,120 · $343/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 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,476
• − Mortgage interest: −$21,286
• − Property taxes: −$4,120
• − Insurance: −$1,900
• − Repairs & maintenance: −$3,958
• − Management: −$3,958
• − Depreciation: −$11,055
• Taxable income: $3,199
• Est. tax owed @ 24.0%: −$768
• After-tax cash flow: $8,385/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

+61.7% since first listed

6 events — show timeline

• 2026-04-26 Listed $380,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-24 Coming Soon $380,000 Heartland MLS as Distributed by MLS Grid
• 2009-08-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-04-06 Listed $139,900 Heartland MLS as Distributed by MLS Grid
• 2008-01-22 Listed $235,000 Heartland MLS as Distributed by MLS Grid
• 2005-01-04 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $4,120 · +15.4% YoY. Source: county tax records.