803 NW N Summit Cir · Blue Springs, MO 64015

$210,000

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 27 Days on market

Built 1965 8,699 sqft lot $236/sqft · 38% above area Est $221k · at est.

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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 +10.7/30.0
• ARV discount +9.7/15.0
• Schools +5.1/10.0
• Livability +4.1/5.0
• DSCR +3.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity in a quiet Blue Springs neighborhood! This charming 3-bedroom, 1-bath ranch offers classic appeal with original hardwood floors and a functional layout. The full basement provides even more potential, featuring two non-conforming bonus rooms -perfect for added living space, storage, or future value-add opportunities. Major improvements have already been taken care of, including a newer roof and water heater (both replaced in 2022), giving peace of mind for years to come. The home is currently tenant-occupied, making this an ideal turnkey addition to your portfolio with immediate income potential. Being sold as-is. Please allow notice for showings due to tenant occupancy.

Key facts

• 8,699 sq ft lot
• Garage
• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (25.8% below list).
• Recommended offer: $156k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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 (+1.0%/yr); 141 active listings in the ZIP; 9 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

• It's been on market 27 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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 $155,774 (25.8% 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. 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: 0.74% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.05%
• DSCR: 0.91
• GRM: 11.2

CMA / ARV

• ARV (median comp): $221,047
• List price: $210,000
• Delta: -5.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1200 NW B St	0.29mi	2/1.0 (-1)	884 (-0%)	3mo	$195,000	$221	78
318 SW 10th St	0.32mi	3/1.0	897 (+1%)	6mo	$184,000	$205	78
512 NW Lakeview Rd	0.30mi	3/1.0	950 (+7%)	3mo	$170,000	$179	72
517 NW Lakeview Rd	0.28mi	2/1.0 (-1)	1,008 (+14%)	2mo	$222,000	$220	58
510 SW 12 St	0.45mi	3/1.0	988 (+11%)	5mo	$214,900	$218	56
402 SW 17th St	0.57mi	2/1.0 (-1)	806 (-9%)	1mo	$210,000	$261	52
503 SW 17th St	0.64mi	2/1.0 (-1)	920 (+4%)	9mo	$199,000	$216	52
705 SW 17th St	0.74mi	3/1.0	926 (+4%)	9mo	$215,000	$232	51
1807 W Main St	0.60mi	3/1.0	1,003 (+13%)	2mo	$189,900	$189	49
1809 W Main St	0.61mi	2/1.0 (-1)	800 (-10%)	5mo	$190,000	$238	46
702 SW 17th St	0.71mi	2/1.0 (-1)	984 (+11%)	2mo	$220,000	$224	42
116 SW Chicago St	0.66mi	2/1.0 (-1)	1,018 (+15%)	8mo	$205,000	$201	33

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: -21.8%
• Equity multiple: 0.26×
• Total profit: $-43,538
• Equity at exit: $31,312

10-year hold

• IRR: -20.7%
• Equity multiple: 0.01×
• Total profit: $-58,416
• 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 64015

• Rents YoY: 1.0%
• Active inventory: 141
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,558 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$142 /mo · $1,708/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-100

Break-even live

Break-even rent $1,685

Max offer price $192,249

Occupancy floor —

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
402 SW 6 St Unit 402 Blue Springs, MO	2.0	1.0	900	$1,135	$1.26	3d	1	0.51mi
128 N 1st St Blue Springs, MO	3.0	2.0	1100	$1,706	$1.55	7d	1	0.61mi
1003 NW 12 St Blue Springs, MO	3.0	2.0	1014	$1,495	$1.47	16d	1	0.69mi
101 NW Mock Ave Blue Springs, MO	1.0–2.0	1.0–2.0	937	$1,550	$1.65	1d	5	0.81mi
2318 NW Chatham Pl Blue Springs, MO	3.0	1.0	988	$1,601	$1.62	12d	1	1.01mi
1200 SW 7th Ter Blue Springs, MO	1.0–2.0	1.0–1.5	746	$1,149	$1.54	7d	3	1.13mi
212 NW 27th Street Ct Blue Springs, MO	2.0	1.0	1080	$1,325	$1.23	44d	1	1.23mi
258 NW Woods Chapel Rd Blue Springs, MO	2.0	1.5	915	$1,215	$1.33	44d	1	1.48mi
256 NW Woods Chapel Rd Blue Springs, MO	2.0	1.5	915	$1,248	$1.36	23d	1	1.50mi

Listing history 17 events

1. 2026-04-23
   listed $210,000 Active 708-char remark

   Show marketing remark (708 chars)

   Great investment opportunity in a quiet Blue Springs neighborhood! This charming 3-bedroom, 1-bath ranch offers classic appeal with original hardwood floors and a functional layout. The full basement provides even more potential, featuring two non-conforming bonus rooms -perfect for added living space, storage, or future value-add opportunities. Major improvements have already been taken care of, including a newer roof and water heater (both replaced in 2022), giving peace of mind for years to come. The home is currently tenant-occupied, making this an ideal turnkey addition to your portfolio with immediate income potential. Being sold as-is. Please allow notice for showings due to tenant occupancy.

2. 2026-04-23
   historical $210,000 708-char remark

   Show marketing remark (708 chars)

   Great investment opportunity in a quiet Blue Springs neighborhood! This charming 3-bedroom, 1-bath ranch offers classic appeal with original hardwood floors and a functional layout. The full basement provides even more potential, featuring two non-conforming bonus rooms -perfect for added living space, storage, or future value-add opportunities. Major improvements have already been taken care of, including a newer roof and water heater (both replaced in 2022), giving peace of mind for years to come. The home is currently tenant-occupied, making this an ideal turnkey addition to your portfolio with immediate income potential. Being sold as-is. Please allow notice for showings due to tenant occupancy.

3. 2022-09-29
   historical
4. 2022-08-28
   price $195,000
5. 2022-08-08
   listed $205,000 Active
6. 2022-08-05
   historical
7. 2022-08-04
   listed $205,000 Active
8. 2021-04-13
   soldstatus Closed
9. 2021-04-13
   soldstatus
10. 2021-02-18
    status Pending
11. 2021-02-12
    historical
12. 2021-02-11
    listed $168,000 Active
13. 2021-02-11
    listed $168,000 Active
14. 2009-06-16
    soldstatus
15. 2009-02-18
    soldstatus
16. 2008-11-04
    listed $54,900
17. 1986-11-07
    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: $1,708 · $142/mo
• Projected year-2 tax: $2,037 · $170/mo
• Expected delta: +$329/yr (+$27/mo · 19.3%)

ⓘ 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: $18,693
• − Mortgage interest: −$11,763
• − Property taxes: −$1,708
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − Depreciation: −$6,109
• Taxable loss: −$4,928
• Est. tax savings @ 24.0%: +$1,183
• After-tax cash flow: $-23/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

+282.5% since first listed

17 events — show timeline

• 2026-04-23 Listed $210,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Coming Soon $210,000 Heartland MLS as Distributed by MLS Grid
• 2022-09-29 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-08-28 Price Changed $195,000 Heartland MLS as Distributed by MLS Grid
• 2022-08-08 Listed $205,000 Heartland MLS as Distributed by MLS Grid
• 2022-08-05 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-08-04 Listed $205,000 Heartland MLS as Distributed by MLS Grid
• 2021-04-13 Sold (Public Records) — Public Records
• 2021-04-13 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-02-18 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-02-12 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2021-02-11 Listed $168,000 Heartland MLS as Distributed by MLS Grid
• 2021-02-11 Listed $168,000 Heartland MLS as Distributed by MLS Grid
• 2009-06-16 Sold (Public Records) — Public Records
• 2009-02-18 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-11-04 Listed $54,900 Heartland MLS as Distributed by MLS Grid
• 1986-11-07 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,708 · -37.8% YoY. Source: county tax records.