11524 Hackett St · Sugar Creek, MO 64054

$174,900

3 bd · 1.5 ba · 1,956 sqft · SingleFamily public records · 111 Days on market

Built 1940 0.38 ac lot $89/sqft · 16% below area Est $207k · 16% under

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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).

• ARV discount +14.5/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Huge opportunity in Sugar Creek, MO! This 4-bedroom, 3-bath property offers over 1,900 square feet of living space with plenty of room to spread out. Features include a 2-car detached garage with convenient alley access. Ideal for a fix-and-flip or BRRR strategy, this property is perfect for investors looking to add sweat equity and unlock strong upside potential. A solid investment opportunity with the potential for an excellent return.

Key facts

• Alley access
• Detached garage
• 0.38 acre lot

Tags

• DETACHED GARAGE
• ALLEY ACCESS
• INVESTMENT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $30 ($363/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 $152k (13.0% below list).
• Recommended offer: $152k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.2% in Sugar Creek — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 65/100 on livability (#261 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, commute B; Watch: schools F, crime F, amenities F.
• Independence 30 (suburban): math 26% / reading 38% proficiency, ranked #252 of 324 in MO (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 31% of the median local income ($60k/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 $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 111 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $152,211 (13.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 9.6

CMA / ARV

• ARV (median comp): $207,111
• List price: $174,900
• Delta: -15.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11431 Burton St	0.13mi	3/2.0	1,754 (-10%)	8mo	$199,900	$114	68
11209 Chicago Ave	0.40mi	4/2.0 (+1)	1,884 (-4%)	1mo	$190,000	$101	67
12007 E Alberta St	0.44mi	4/3.0 (+1)	1,970 (+1%)	1mo	$239,900	$122	67
10815 Scarritt Ave	0.53mi	3/1.5	2,034 (+4%)	11mo	$187,900	$92	60
11510 Ridge Dr	0.49mi	3/2.0	1,854 (-5%)	10mo	$220,000	$119	58
11816 E Scarritt Ave	0.26mi	4/1.5 (+1)	2,126 (+9%)	15mo	$145,000	$68	56
11227 Gill St	0.31mi	3/1.5	1,715 (-12%)	11mo	$218,000	$127	56
11301 E Park St	0.62mi	3/3.0	1,904 (-3%)	13mo	$260,000	$137	50
12008 Felton St	0.32mi	3/2.5	1,751 (-10%)	22mo	$210,000	$120	46
109 S Northern Blvd	0.60mi	3/2.5	1,759 (-10%)	17mo	$220,000	$125	37
1806 N Cottage St	0.70mi	4/3.0 (+1)	1,753 (-10%)	8mo	$267,000	$152	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-26,413
• Equity at exit: $26,078

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-20,515
• Equity at exit: $15,122

Cash invested: $48,972 (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 64054

• Home prices YoY: -4.4%
• Active inventory: 24
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,522 high
• Mortgage (P&I): −$917
• Tax from tax record: −$182 /mo · $2,186/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $30

Break-even live

Break-even rent $1,484

Max offer price $174,900

Occupancy floor 93%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
182 Novak St Sugar Creek, MO	3.0	2.0	1350	$1,800	$1.33	17d	1	0.34mi
11323 E Thompson St Sugar Creek, MO	3.0	2.5	1794	$1,800	$1.00	12d	1	0.45mi
10622 E Scarritt Ave Sugar Creek, MO	4.0	1.0	1560	$1,445	$0.93	43d	1	0.67mi
11418 E 13th St S Independence, MO	2.0	1.0	1760	$1,100	$0.62	43d	1	1.24mi
1425 S Northern Blvd Independence, MO	3.0	1.5	1275	$1,200	$0.94	7d	1	1.48mi

Listing history 12 events

1. 2026-06-18
   days on market $174,900 Active 111 DOM
2. 2026-06-17
   days on market $174,900 Active 110 DOM
3. 2026-06-16
   days on market $174,900 Active 109 DOM
4. 2026-06-15
   days on market $174,900 Active 108 DOM
5. 2026-06-13
   statusdays on market $174,900 Active 106 DOM
6. 2026-05-08
   status Pending 441-char remark

   Show marketing remark (441 chars)

   Huge opportunity in Sugar Creek, MO! This 4-bedroom, 3-bath property offers over 1,900 square feet of living space with plenty of room to spread out. Features include a 2-car detached garage with convenient alley access. Ideal for a fix-and-flip or BRRR strategy, this property is perfect for investors looking to add sweat equity and unlock strong upside potential. A solid investment opportunity with the potential for an excellent return.

7. 2026-02-05
   status Active 441-char remark

   Show marketing remark (441 chars)

   Huge opportunity in Sugar Creek, MO! This 4-bedroom, 3-bath property offers over 1,900 square feet of living space with plenty of room to spread out. Features include a 2-car detached garage with convenient alley access. Ideal for a fix-and-flip or BRRR strategy, this property is perfect for investors looking to add sweat equity and unlock strong upside potential. A solid investment opportunity with the potential for an excellent return.

8. 2026-02-02
   status Pending 441-char remark

   Show marketing remark (441 chars)

   Huge opportunity in Sugar Creek, MO! This 4-bedroom, 3-bath property offers over 1,900 square feet of living space with plenty of room to spread out. Features include a 2-car detached garage with convenient alley access. Ideal for a fix-and-flip or BRRR strategy, this property is perfect for investors looking to add sweat equity and unlock strong upside potential. A solid investment opportunity with the potential for an excellent return.

9. 2026-01-20
   listed $174,900 Active 441-char remark

   Show marketing remark (441 chars)

   Huge opportunity in Sugar Creek, MO! This 4-bedroom, 3-bath property offers over 1,900 square feet of living space with plenty of room to spread out. Features include a 2-car detached garage with convenient alley access. Ideal for a fix-and-flip or BRRR strategy, this property is perfect for investors looking to add sweat equity and unlock strong upside potential. A solid investment opportunity with the potential for an excellent return.

10. 2026-01-05
    soldstatus
11. 2026-01-05
    soldstatus
12. 1990-04-20
    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: $2,186 · $182/mo
• Projected year-2 tax: $2,186 · $182/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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,265
• − Mortgage interest: −$9,797
• − Property taxes: −$2,186
• − Insurance: −$874
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$5,088
• Taxable loss: −$2,602
• Est. tax savings @ 24.0%: +$625
• After-tax cash flow: $988/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: Independence 30
• NCES district ID: 2915480
• Math proficiency: 26% ▼ -8.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $41,843
• Composite: 27.04/100
• National rank: #7054
• State rank: #252 of 324 in MO

Livability — Sugar Creek

• Score: 65/100
• State rank: #261
• US rank: #12484

Category grades

Amenities F Commute B Cost of living A+ Crime F Employment F Housing A- Health & safety F User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sugar Creek, MO
• County: Jackson County · 687,798 people
• City population: 3,547
• Metro: Kansas City, MO-KS
• Population (ZIP): 3,547
• Household income: $59,719
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 76.0

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% Two or more races 9% Hispanic / Latino 8% Black 4% Pacific Islander 3% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5%
• Common ancestry: Italian 7% Lithuanian 5% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Asian/Pacific 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: ▼ -14.28%
• Current HPI: 310.9216
• Rent YoY: —
• 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

7 events — show timeline

• 2026-05-08 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-05 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-02-02 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-01-20 Listed $174,900 Heartland MLS as Distributed by MLS Grid
• 2026-01-05 Sold (Public Records) — Public Records
• 2026-01-05 Sold (Public Records) — Public Records
• 1990-04-20 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,186 · -5.9% YoY. Source: county tax records.