3723 NE Colonial Dr · Lee's Summit, MO 64064

$210,000

3 bd · 1.5 ba · 1,296 sqft · Townhouse public records · 3 Days on market

Built 1969 970 sqft lot Est $301k · 30% under $51/mo HOA · 3% 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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• Schools +5.1/10.0
• DSCR +3.8/10.0
• Rent growth +3.8/5.0
• 1% rule +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

RARE FIND- 3 BR townhome w/ 2 car garage in Lee's Summit/Blue Springs area for under $75k! 2 sty layout features Fam rm, Kit w/ eat-in area & 1/2 BA on main level. 3 BRs & full bathroom upstairs- Master BR has his & hers closets. Privacy fence around patio, lower level utility rm. Maint provided. LS address, Blue Springs schools- great location!

Key facts

• $51 HOA
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Maintenance provided (lawn and snow removal)
• HOA & community: Homeowners association with monthly fee; HOA amenities include pool and trails; HOA fee covers curbside recycling, lawn service, snow removal, and trash (monthly fee)

Exterior

• Parking: Attached garage with garage door opener (garage faces front); 2-car garage
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Residential townhouse; Attached property; 2-story layout; Above-grade finished area reported
• Construction: Brick/mortar construction; Composition roof; Concrete basement
• Exterior features: Patio; Privacy fencing; Zero lot line

Interior

• Kitchen: Dishwasher; Electric range; Exhaust fan; Eat-in kitchen / kitchen-dining combo; Built-in features; Ceiling fan in kitchen
• Bedrooms: 3 bedrooms (all on the second level)
• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced-air heating; Electric cooling (central air)
• Interior features: Ceiling fans; Storm windows; Storm doors
• Laundry & utility: Laundry room in basement; Basement laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $-19 ($-231/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (19.6% below list).
• Recommended offer: $169k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Chapel Lakes Elem. (math 74% / reading 71%, grade A, #19 of 1,115 statewide, top 2%, 602 students, 14% 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 fast (+5.1%/yr); 231 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent is only 17% of the median local income ($118k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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 $168,781 (19.6% 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 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.80% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $300,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3723 NE Colonial Dr	0.00mi	3/1.5	1,296 (0%)	0mo	$210,000	$162	100
3725 NE Colonial Dr	0.00mi	3/1.5	1,144 (-12%)	6mo	$215,000	$188	76
160 NE Bayview Dr	0.68mi	2/1.5 (-1)	1,326 (+2%)	1mo	$225,000	$170	59
3552 NE Austin Dr	0.30mi	3/3.5	1,353 (+4%)	17mo	$248,000	$183	56
3919 NE Sequoia St	0.51mi	2/2.0 (-1)	1,265 (-2%)	16mo	$275,000	$217	52
222 NE Bayview Dr	0.68mi	2/1.5 (-1)	1,325 (+2%)	18mo	$319,000	$241	44
792 NE Algonquin St	0.63mi	2/2.0 (-1)	1,451 (+12%)	0mo	$415,000	$286	44
821 NE Lone Hill Dr	0.67mi	2/2.0 (-1)	1,433 (+11%)	1mo	$395,000	$276	43
206 NE Bayview Dr	0.70mi	4/3.0 (+1)	1,366 (+5%)	6mo	$259,900	$190	42
4017 NE Sagamore Dr	0.72mi	2/2.0 (-1)	1,480 (+14%)	1mo	$384,000	$259	35
218 NE Bayview Dr	0.69mi	2/2.0 (-1)	1,465 (+13%)	11mo	$340,000	$232	30
827 NE Algonquin St Unit B	0.68mi	2/2.0 (-1)	1,451 (+12%)	14mo	$439,000	$303	30

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 · 5.14% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.46×
• Total profit: $-31,579
• Equity at exit: $31,312

10-year hold

• IRR: -3.1%
• Equity multiple: 0.77×
• Total profit: $-13,308
• Equity at exit: $18,157

Cash invested: $58,800 (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 64064

• Rents YoY: 5.1%
• Active inventory: 231
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$113 /mo · $1,354/yr
• Insurance: −$88
• HOA: −$51
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-19

Break-even live

Break-even rent $1,712

Max offer price $206,599

Occupancy floor 96%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3546 NE Independence Ave Lee's Summit, MO	3.0	1.5	960	$1,495	$1.56	20d	1	0.40mi
3562 NE Independence Ave Lee's Summit, MO	3.0	1.5	1300	$1,375	$1.06	3d	1	0.42mi
3562 NE Independence Ave Unit 3562 Lee's Summit, MO	3.0	1.5	1300	$1,375	$1.06	4d	1	0.42mi
3563 NE Independence Cir Lee's Summit, MO	3.0	1.5	1365	$1,405	$1.03	14d	1	0.48mi
3557 NE Independence Cir Lees Summit, MO	3.0	1.5	1365	$1,438	$1.05	12d	1	0.48mi
3557 NE Independence Cir Lees Summit, MO	3.0	1.5	1365	$1,405	$1.03	4d	1	0.48mi
3460 NE Akin Blvd Lees Summit, MO	1.0–3.0	1.0–2.0	1037	$2,113	$2.04	1d	21	0.67mi

HOA detail

• Monthly dues: $51 · $612/yr

Listing history 6 events

1. 2026-05-21
   listed $210,000 Active
2. 2026-05-18
   historical $210,000
3. 2013-01-02
   soldstatus
4. 2010-10-22
   soldstatus 365-char remark

   Show marketing remark (365 chars)

   RARE FIND- 3 BR townhome w/ 2 car garage in Lee's Summit/Blue Springs area for under $75k! 2 sty layout features Fam rm, Kit w/ eat-in area & 1/2 BA on main level. 3 BRs & full bathroom upstairs- Master BR has his & hers closets. Privacy fence around patio, lower level utility rm. Maint provided. LS address, Blue Springs schools- great location!

5. 2010-05-17
   listed $46,900 365-char remark

   Show marketing remark (365 chars)

   RARE FIND- 3 BR townhome w/ 2 car garage in Lee's Summit/Blue Springs area for under $75k! 2 sty layout features Fam rm, Kit w/ eat-in area & 1/2 BA on main level. 3 BRs & full bathroom upstairs- Master BR has his & hers closets. Privacy fence around patio, lower level utility rm. Maint provided. LS address, Blue Springs schools- great location!

6. 1996-10-24
   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: $1,354 · $113/mo
• Projected year-2 tax: $2,037 · $170/mo
• Expected delta: +$683/yr (+$57/mo · 50.4%)

ⓘ 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 ≥106°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: $20,254
• − Mortgage interest: −$11,763
• − Property taxes: −$1,354
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − HOA: −$612
• − Depreciation: −$6,109
• Taxable loss: −$3,876
• Est. tax savings @ 24.0%: +$930
• After-tax cash flow: $699/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 — 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): 20,050
• Household income: $117,674
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 124.0

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 10% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Italian 8% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 2% Tagalog/Filipino 1% Other Indo-European 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: ▼ -178.97%
• Current HPI: 230.5222
• Rent YoY: ▲ 5.14%
• 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

+347.8% since first listed

6 events — show timeline

• 2026-05-21 Listed $210,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-18 Coming Soon $210,000 Heartland MLS as Distributed by MLS Grid
• 2013-01-02 Sold (Public Records) — Public Records
• 2010-10-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-05-17 Listed $46,900 Heartland MLS as Distributed by MLS Grid
• 1996-10-24 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,354 · -29.9% YoY. Source: county tax records.