3888 SW Harbor Dr · Lee's Summit, MO 64082

$200,000

3 bd · 1.0 ba · 1,426 sqft · Townhouse public records · 3 Days on market

Built 1985 8,712 sqft lot Est $268k · 25% 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).

• Cash flow +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.9/10.0
• Schools +4.6/10.0
• Rent growth +4.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come enjoy life at Raintree Lake, Cozy and updated townhome. Lots of new in this home. Flooring, windows, newer roof newer appliances, bathrooms, kitchen. And wait til you see this huge fenced backyard! Just a short distance to the water! Life is great in Raintree! Put your boat on the water and fish or just have fun in the sun!

Key facts

• Play area
• Lake privileges
• Access for your boat

Tags

• LAKE PRIVILEGES
• ACCESS FOR YOUR BOAT
• COMMUNITY AMENITIES
• BEAUTIFUL CLUBHOUSE
• SWIMMING POOL
• PLAY AREA

Property features AI

Finance

• HOA & community: Community clubhouse; Community pool

Exterior

• Parking: Attached garage with garage door opener (garage faces front); 1-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Attached townhouse; 2 stories; Residential property
• Construction: Frame construction; Composition roof
• Exterior features: Level lot; Wood fencing; Lake access

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Wood flooring
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Electric heating; Electric cooling (central air)
• Interior features: Balcony/Loft; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Laundry located off the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/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 $199k (0.7% below list).
• Recommended offer: $199k (0.7% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 2.6% in Lee's Summit — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Lee'S Summit R-VII (suburban): math 46% / reading 55% proficiency, ranked #23 of 324 in MO (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+7.2%/yr); 193 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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.
• At projected returns (-3.0% appreciation + 7.2% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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 $198,614 (0.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.99% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.61%
• DSCR: 1.25
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $268,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1209 SW Wysteria Dr	0.74mi	3/2.0	1,394 (-2%)	2mo	$275,000	$197	56
1142 SW Arborfair Dr	0.69mi	2/2.0 (-1)	1,435 (+1%)	6mo	$255,000	$178	52
3486 SW Wysteria Ter	0.55mi	2/2.5 (-1)	1,379 (-3%)	10mo	$230,000	$167	49
1162 Arbormill Ter	0.65mi	2/2.0 (-1)	1,450 (+2%)	11mo	$285,000	$197	48
206 SW Chartwell Dr	0.67mi	2/2.0 (-1)	1,381 (-3%)	11mo	$260,000	$188	45
1108 SW Wysteria Dr	0.70mi	3/2.0	1,424 (-0%)	22mo	$260,000	$183	45
1100 SW Arborfair Dr	0.68mi	3/2.0	1,542 (+8%)	8mo	$275,000	$178	44
3470 SW Wysteria Ter	0.58mi	2/2.5 (-1)	1,386 (-3%)	19mo	$225,000	$162	41
3452 SW Arborway Dr	0.61mi	2/2.5 (-1)	1,467 (+3%)	18mo	$210,000	$143	40
326 Raintree Dr	0.75mi	2/2.5 (-1)	1,387 (-3%)	15mo	$279,900	$202	37
1040 SW Wysteria Dr	0.66mi	2/2.0 (-1)	1,290 (-10%)	18mo	$260,000	$202	29
1042 SW Wysteria Dr	0.67mi	2/2.5 (-1)	1,256 (-12%)	12mo	$270,000	$215	28

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 · 7.23% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-6,936
• Equity at exit: $29,821

10-year hold

• IRR: 10.6%
• Equity multiple: 1.98×
• Total profit: $54,832
• Equity at exit: $17,292

Cash invested: $56,000 (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 64082

• Rents YoY: 7.2%
• Active inventory: 193
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,986 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$175 /mo · $2,101/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $262

Break-even live

Break-even rent $1,655

Max offer price $200,000

Occupancy floor 82%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
731 SW Lemans Ln Lee's Summit, MO	3.0	2.5	1300	$1,760	$1.35	1d	3	0.17mi
2026 SW Holdbrooks Dr Lees Summit, MO	3.0	3.0	1801	$2,295	$1.27	43d	1	1.44mi
3722 SW Knoxville Ct Lees Summit, MO	4.0	3.0	1857	$2,445	$1.32	43d	1	1.46mi

Listing history 5 events

1. 2026-06-16
   status $200,000 Pending 3 DOM
2. 2026-06-15
   remarks 628-char remark
3. 2026-06-15
   days on market $200,000 Active 3 DOM
4. 2026-06-13
   remarks 481-char remark
5. 2026-06-13
   listed $200,000 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: $2,101 · $175/mo
• Projected year-2 tax: $2,101 · $175/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,834
• − Mortgage interest: −$11,203
• − Property taxes: −$2,101
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − Depreciation: −$5,818
• Taxable loss: −$102
• Est. tax savings @ 24.0%: +$24
• After-tax cash flow: $3,166/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: Lee'S Summit R-VII
• NCES district ID: 2918300
• Math proficiency: 46% ▼ -12.00%
• Reading proficiency: 55% ▼ -6.00%
• Median HH income: $77,031
• Composite: 45.75/100
• National rank: #2570
• State rank: #23 of 324 in MO

Livability — Lee's Summit

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Lee's Summit, MO
• County: Jackson County · 687,798 people
• City population: 86,407
• Metro: Kansas City, MO-KS
• Population (ZIP): 20,068
• Household income: $131,453
• Rent vs Own: 12.8% rent · 87.2% own
• Severe rent burden: 77.0

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 (77%)
• Race & ethnicity: White 77% Black 12% Two or more races 7% Hispanic / Latino 5% Asian 2%
• Common ancestry: Italian 5% Lithuanian 4% Romanian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 2% Vietnamese 1% 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: ▼ -177.50%
• Current HPI: 227.525
• Rent YoY: ▲ 7.23%
• 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

+74.1% since first listed

14 events — show timeline

• 2026-06-12 Listed $200,000 Heartland MLS as Distributed by MLS Grid
• 2017-04-27 Sold (Public Records) — Public Records
• 2015-10-13 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2015-07-29 Listed $112,000 Heartland MLS as Distributed by MLS Grid
• 2014-06-11 Sold (Public Records) — Public Records
• 2014-06-11 Sold (Public Records) — Public Records
• 2014-06-09 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2014-04-30 Listed $115,000 Heartland MLS as Distributed by MLS Grid
• 2008-07-16 Sold (Public Records) — Public Records
• 2006-08-14 Sold (Public Records) — Public Records
• 2006-08-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-06-12 Listed $114,900 Heartland MLS as Distributed by MLS Grid
• 1997-08-28 Sold (Public Records) — Public Records
• 1990-09-09 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,101 · -17.2% YoY. Source: county tax records.