518 NE 6th St Unit B · Blue Springs, MO 64014

$185,000

2 bd · 1.5 ba · 1,224 sqft · Condo public records · 27 Days on market

Built 1992 $128/mo HOA · 8% of rent

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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 +12.0/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +4.1/5.0
• Rent growth +3.8/5.0
• 1% rule +3.7/10.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NOT a Short Sale or Re-po! Seller has moved to KS. , just reduced 15K! Clean and well maintained. All appliances stay including washer and dryer. Great location, walk to Wal-Mart and new shopping center. Great access to I-70. Large Bedrooms!

Key facts

• $128 HOA
• Garage
• Built 1992

Property features AI

Finance

• Other: Located in a city lot; flood plain status unknown
• HOA & community: Monthly HOA fee ($128) covering lawn service, partial amenities, snow removal, street maintenance, and trash; Has HOA

Exterior

• Parking: Attached garage (faces front); 1 garage space
• Utilities: Public water; Public sewer
• Home design: Residential townhouse; Attached property; 2 stories; Above-grade finished living area (from public records)
• Construction: Board & batten siding with brick trim; Composition roof; Slab foundation; Originally built approximately 31–40 years ago
• Exterior features: Patio; City lot; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Free-standing electric oven
• Bedrooms: 2 bedrooms (both on second level)
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Electric heating; Electric cooling (central)
• Interior features: Dishwasher; Disposal; Refrigerator; Free-standing electric oven; Living room fireplace (1)
• Laundry & utility: Laundry located on bedroom level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $-46 ($-548/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (12.5% below list).
• Recommended offer: $162k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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); 243 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $6k 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 27 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $161,870 (12.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 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: 0.87% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.6%
• Equity multiple: 0.43×
• Total profit: $-29,308
• Equity at exit: $27,584

10-year hold

• IRR: -3.7%
• Equity multiple: 0.73×
• Total profit: $-13,943
• Equity at exit: $15,995

Cash invested: $51,800 (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: 243
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,619 high
• Mortgage (P&I): −$970
• Tax from tax record: −$149 /mo · $1,790/yr
• Insurance: −$77
• HOA: −$128
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-46

Break-even live

Break-even rent $1,677

Max offer price $176,933

Occupancy floor 98%

Sensitivity live

Price	-10% $59	-5% $7	+0% $-46	+5% $-98	+10% $-150
Rent	-10% $-174	-5% $-110	+0% $-46	+5% $18	+10% $82
Rate	-1.0pp $48	-0.5pp $1	base $-46	+0.5pp $-94	+1.0pp $-142

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
128 N 1st St Blue Springs, MO	3.0	2.0	1100	$1,706	$1.55	8d	1	0.55mi
573 NW Valleybrook Rd Blue Springs, MO	2.0	2.5	1350	$1,750	$1.30	22d	1	0.57mi
1120 NE 9th St Blue Springs, MO	3.0	2.0	1450	$1,800	$1.24	24d	1	0.74mi
101 NW Mock Ave Blue Springs, MO	1.0–2.0	1.0–2.0	937	$1,550	$1.65	2d	5	0.74mi
503 SW 4th St Blue Springs, MO	3.0	2.0	1400	$1,395	$1.00	44d	1	0.89mi
509 SW 5th St Blue Springs, MO	3.0	2.5	1370	$1,475	$1.08	8d	1	0.95mi
900 SE Tequesta Ln Blue Springs, MO	3.0	2.5–3.5	1647	$2,128	$1.29	2d	11	0.96mi
402 SW 6 St Unit 402 Blue Springs, MO	2.0	1.0	900	$1,135	$1.26	4d	1	0.97mi
132 SW 8th St Unit 132 8th Blue Springs, MO	3.0	2.5	1350	$1,795	$1.33	44d	1	1.09mi
804 NW Hearnes Ave Blue Springs, MO	3.0	1.5	1150	$1,671	$1.45	44d	1	1.13mi
110 SW 10th St Unit 4 Blue Springs, MO	1.0	1.0	1000	$820	$0.82	4d	1	1.23mi
1003 NW 12 St Blue Springs, MO	3.0	2.0	1014	$1,495	$1.47	17d	1	1.49mi

HOA detail condo

• Monthly dues: $128 · $1,536/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-04-26
   listed $185,000 Active 242-char remark
2. 2026-04-24
   historical $185,000 242-char remark
3. 2010-11-29
   soldstatus 241-char remark

   Show marketing remark (241 chars)

   NOT a Short Sale or Re-po! Seller has moved to KS. , just reduced 15K! Clean and well maintained. All appliances stay including washer and dryer. Great location, walk to Wal-Mart and new shopping center. Great access to I-70. Large Bedrooms!

4. 2010-11-05
   listed $60,000 241-char remark

   Show marketing remark (241 chars)

   NOT a Short Sale or Re-po! Seller has moved to KS. , just reduced 15K! Clean and well maintained. All appliances stay including washer and dryer. Great location, walk to Wal-Mart and new shopping center. Great access to I-70. Large Bedrooms!

5. 2010-11-04
   historical
6. 2009-03-02
   listed $74,950
7. 2004-05-28
   soldstatus
8. 2002-03-28
   soldstatus
9. 1995-07-03
   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: $1,790 · $149/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$4/yr ($0/mo · 0.2%)

ⓘ 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 ≥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: $19,424
• − Mortgage interest: −$10,363
• − Property taxes: −$1,790
• − Insurance: −$925
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − HOA: −$1,536
• − Depreciation: −$5,382
• Taxable loss: −$3,680
• Est. tax savings @ 24.0%: +$883
• After-tax cash flow: $335/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

+146.8% since first listed

10 events — show timeline

• 2026-05-23 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-26 Listed $185,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-24 Coming Soon $185,000 Heartland MLS as Distributed by MLS Grid
• 2010-11-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-11-05 Listed $60,000 Heartland MLS as Distributed by MLS Grid
• 2010-11-04 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2009-03-02 Listed $74,950 Heartland MLS as Distributed by MLS Grid
• 2004-05-28 Sold (Public Records) — Public Records
• 2002-03-28 Sold (Public Records) — Public Records
• 1995-07-03 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,790 · +0.8% YoY. Source: county tax records.