1101 SW Azure Ave · Blue Springs, MO 64015

$215,000

3 bd · 2.0 ba · 1,592 sqft · SingleFamily public records · 2 Days on market

Built 1965 10,063 sqft lot Est $264k · 19% 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).

• ARV discount +15.0/15.0
• Cash flow +13.1/30.0
• Schools +5.1/10.0
• Livability +4.1/5.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious all brick ranch w/ lovely big treed yard on quiet st. on S. side of Blue Springs. Plenty of gathering areas & big deck for great family events! Needs some updating, great potential here & very easy to show! Pegged flr under carpet in Fam. Rm. & Hdwd flr. under carpet in bdrm's. Huge rec. rm. downw/ 2nd fp.

Key facts

• All brick ranch
• Unfinished basement
• Hvac system

Tags

• ALL BRICK RANCH
• LARGE TREE FILLED LOT
• UNFINISHED BASEMENT
• HVAC SYSTEM

Property features AI

Finance

• Other: Property built approximately 51–75 years ago

Exterior

• Parking: Attached garage facing front; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch floor plan; Residential property
• Construction: Brick construction; Composition roof
• Exterior features: City lot; Not in a flood plain

Interior

• Bedrooms: 3 bedrooms
• Flooring: Carpet; Other flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Formal dining area; Family room on main level; Two fireplaces (one in family room, one in basement) with gas starter and wood-burning capability; Unfinished full basement with concrete floor and inside entrance
• Laundry & utility: Laundry located on main and bedroom levels

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-9 ($-104/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (12.6% below list).
• Recommended offer: $188k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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); Moreland Ridge Middle (math 51% / reading 55%, grade C+, #51 of 391 statewide, top 13%, 1,071 students, 31% 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); 142 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $187,914 (12.6% 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 1965 — 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. 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: 0.87% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $264,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
920 SW 14th Street Ter	0.15mi	3/2.0	1,615 (+1%)	2mo	$275,000	$170	89
1109 SW 14th St. Ter	0.21mi	3/2.0	1,550 (-3%)	11mo	$230,000	$148	77
1205 SW South Ave	0.46mi	3/2.0	1,610 (+1%)	1mo	$250,000	$155	76
901 SW Speas Dr	0.66mi	3/2.5	1,608 (+1%)	2mo	$280,000	$174	64
1308 SW 20th St	0.54mi	3/2.0	1,660 (+4%)	10mo	$275,000	$166	60
1301 SW Sunrise Dr	0.24mi	3/3.0	1,823 (+14%)	8mo	$265,000	$145	54
404 SW 9th St	0.59mi	4/1.5 (+1)	1,712 (+8%)	8mo	$255,000	$149	46
1105 SW 22nd St	0.68mi	3/2.0	1,785 (+12%)	4mo	$312,000	$175	44
105 SW Windsor Ct	0.68mi	3/2.0	1,803 (+13%)	7mo	$275,000	$153	40
1305 S Ward Pkwy	0.72mi	3/1.0	1,384 (-13%)	2mo	$230,000	$166	39
404 SW 21st St	0.75mi	3/2.0	1,360 (-15%)	4mo	$255,000	$188	38
1719 SW 5th St	0.62mi	3/2.5	1,826 (+15%)	10mo	$279,000	$153	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 · 1.01% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.35×
• Total profit: $-39,047
• Equity at exit: $32,057

10-year hold

• IRR: -16.0%
• Equity multiple: 0.18×
• Total profit: $-49,124
• Equity at exit: $18,589

Cash invested: $60,200 (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: 142
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,879 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$276 /mo · $3,313/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-9

Break-even live

Break-even rent $1,890

Max offer price $213,472

Occupancy floor 95%

Sensitivity live

Price	-10% $113	-5% $52	+0% $-9	+5% $-70	+10% $-130
Rent	-10% $-157	-5% $-83	+0% $-9	+5% $66	+10% $140
Rate	-1.0pp $100	-0.5pp $46	base $-9	+0.5pp $-64	+1.0pp $-121

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	12d	1	0.61mi
7901 South Highway 7 Blue Springs, MO	3.0	2.0	1172	$1,987	$1.70	0d	10	0.67mi
509 SW 5th St Blue Springs, MO	3.0	2.5	1370	$1,475	$1.08	9d	1	0.67mi
2101 SW 8th St Unit d Blue Springs, MO	2.0	1.0	1051	$1,095	$1.04	9d	1	0.69mi
503 SW 4th St Blue Springs, MO	3.0	2.0	1400	$1,395	$1.00	45d	1	0.72mi
132 SW 8th St Unit 132 8th Blue Springs, MO	3.0	2.5	1350	$1,795	$1.33	45d	1	0.77mi
1707 SW Walnut St Blue Springs, MO	4.0	2.0	1800	$2,600	$1.44	19d	1	0.79mi
900 SE Tequesta Ln Blue Springs, MO	3.0	2.5–3.5	1647	$2,144	$1.30	0d	13	0.94mi
401 SE Westminister Rd Blue Springs, MO	3.0	3.0	2050	$2,206	$1.08	9d	1	0.97mi
113 SE Rockwood St Blue Springs, MO	3.0	3.0	1500	$2,155	$1.44	0d	1	0.99mi
128 N 1st St Blue Springs, MO	3.0	2.0	1100	$1,706	$1.55	9d	1	1.11mi
504 SW Shamrock Pl Blue Springs, MO	3.0	2.0	1450	$2,095	$1.44	45d	1	1.15mi
573 NW Valleybrook Rd Blue Springs, MO	2.0	2.5	1350	$1,750	$1.30	23d	1	1.28mi
804 NW Hearnes Ave Blue Springs, MO	3.0	1.5	1150	$1,671	$1.45	45d	1	1.32mi
321 NW 22nd Street Ter Blue Springs, MO	4.0	2.5	1440	$2,500	$1.74	9d	1	1.33mi
212 NW 27th Street Ct Blue Springs, MO	2.0	1.0	1080	$1,325	$1.23	45d	1	1.45mi

Listing history 3 events

1. 2026-06-08
   status $215,000 Pending 2 DOM
2. 2026-06-07
   remarks 630-char remark
3. 2026-06-07
   listed $215,000 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: $3,313 · $276/mo
• Projected year-2 tax: $3,313 · $276/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: $22,550
• − Mortgage interest: −$12,043
• − Property taxes: −$3,313
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$6,255
• Taxable loss: −$3,744
• Est. tax savings @ 24.0%: +$899
• After-tax cash flow: $795/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

+79.2% since first listed

4 events — show timeline

• 2026-06-05 Listed $215,000 Heartland MLS as Distributed by MLS Grid
• 2003-05-27 Sold (Public Records) — Public Records
• 2003-05-23 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-04-08 Listed $119,995 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2025): $3,313 · +5.5% YoY. Source: county tax records.