8788 SW 9th St · Blue Springs, MO 64064

$339,000

4 bd · 2.5 ba · 1,857 sqft · SingleFamily · 56 Days on market

Built 2021 4,510 sqft lot $183/sqft · 12% below area Est $387k · 12% under $73/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 +13.1/15.0
• Cash flow +7.2/30.0
• Schools +4.6/10.0
• Livability +4.1/5.0
• Rent growth +3.8/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

New Price, Same Great Home!! Nearly new, this 5-year-old Honeydew with a 10-year transferable warranty offers modern design and move-in-ready convenience. The open-concept main level features abundant natural light, a welcoming great room and an entertainer’s kitchen with a large island, upgraded appliances and dining space. Upstairs, the primary suite includes a spa-inspired bath with double vanity, walk-in shower and a spacious closet. Additional features include a whole-home humidifier, water softener and 200-amp electrical service, plus a metal fence and an outdoor patio with metal gate perfect for entertaining. The unfinished basement includes an egress window, sump pump and is s

Key facts

• Water softener
• Spa-inspired bath
• 4,510 sq ft lot

Tags

• OPEN-CONCEPT MAIN LEVEL
• ENTERTAINER'S KITCHEN
• SPA-INSPIRED BATH
• WHOLE-HOME HUMIDIFIER
• WATER SOFTENER
• 200-AMP ELECTRICAL SERVICE

Property features AI

Finance

• Other: Builder: Clover & Hive; Model: Honeydew; Above-grade living area reported by builder; Age: 3–5 years; 10-year warranty
• HOA & community: Part of Edgewater at Chapman Farms HOA; Annual HOA dues; Community pool; Play area

Exterior

• Parking: Attached parking; Off-street parking; 2-car garage
• Utilities: Public water; Public sewer; Fiber available; Electric air cleaner
• Home design: Single-family residence; 2 stories; Residential property
• Construction: Lap siding with stone trim; Composition roof; Full unfinished basement (stubbed for bath)
• Exterior features: Patio; Metal fencing; City limits lot; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Electric range
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Smart thermostat; Entry; Eat-in kitchen
• Laundry & utility: Washer; Dryer; Laundry on bedroom level; Humidifier; Water softener; Sump pump

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $-474 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (24.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (24.8% below list).
• Recommended offer: $255k (24.8% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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.
• 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.
• Zoned schools: Lee'S Summit North High (math 41% / reading 69%, grade C, #65 of 521 statewide, top 13%, 2,007 students, 22% FRL).
• Market conditions: Rents rising fast (+5.1%/yr); 231 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 56 days — a 3% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $254,800 (24.8% 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. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.00%
• DSCR: 0.73
• GRM: 11.1

CMA / ARV

• ARV (median comp): $386,839
• List price: $339,000
• Delta: -12.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8802 SW 10th St	0.09mi	4/2.5	1,857 (0%)	0mo	$342,170	$184	96
8724 SW Edgewater Dr	0.11mi	4/2.5	1,857 (0%)	1mo	$342,974	$185	94
8753 SW Brickell Dr	0.11mi	4/2.5	1,857 (0%)	1mo	$344,974	$186	94
8749 SW Brickell Dr	0.12mi	4/2.5	1,857 (0%)	1mo	$333,333	$180	94
8765 SW 10th St	0.13mi	4/2.5	1,857 (0%)	1mo	$351,970	$190	93
8786 SW 10th St	0.09mi	4/2.5	1,681 (-10%)	0mo	$329,300	$196	80
8720 SW Edgewater Dr	0.12mi	4/2.5	1,681 (-10%)	1mo	$330,043	$196	78
8712 SW Edgewater Dr	0.13mi	4/2.5	1,681 (-10%)	0mo	$319,800	$190	78
8761 SW 10th St	0.13mi	4/2.5	1,681 (-10%)	1mo	$345,123	$205	78
8745 SW Brickell Dr	0.13mi	4/2.5	1,681 (-10%)	1mo	$333,843	$199	78
8769 SW 10th St	0.13mi	4/2.5	1,681 (-10%)	1mo	$330,843	$197	78
413 SW Redbud Ct	0.68mi	3/2.0 (-1)	1,690 (-9%)	1mo	$382,407	$226	46

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: -24.0%
• Equity multiple: 0.16×
• Total profit: $-79,414
• Equity at exit: $50,546

10-year hold

• IRR: -13.9%
• Equity multiple: 0.12×
• Total profit: $-83,514
• Equity at exit: $29,311

Cash invested: $94,920 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,548 high
• Mortgage (P&I): −$1,778
• Tax from tax record: −$495 /mo · $5,943/yr
• Insurance: −$141
• HOA: −$73
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-474

Break-even live

Break-even rent $3,148

Max offer price $255,204

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8724 SW Edgewater Dr Lees Summit, MO	4.0	3.0	1857	$2,700	$1.45	1d	1	0.12mi
8753 SW Brickell Dr Lees Summit, MO	4.0	3.0	1857	$2,700	$1.45	10d	1	0.13mi
8789 SW 10th St Blue Springs, MO	4.0	2.5	1700	$2,650	$1.56	3d	1	0.13mi
8749 SW Brickell Dr Lees Summit, MO	4.0	3.0	1681	$2,650	$1.58	7d	1	0.14mi
9103 SW 2nd St Lee's Summit, MO	4.0	2.5	2113	$2,700	$1.28	43d	1	0.52mi
118 SW Rock Garden Ln Unit 122 Blue Springs, MO	3.0	2.0	1250	$1,750	$1.40	44d	1	0.87mi
209 SW Marigold St Blue Springs, MO	3.0	2.5	1580	$1,865	$1.18	43d	1	0.90mi
9416 SE 2nd St Unit 9416 2nd Blue Springs, MO	3.0	2.0	1300	$1,695	$1.30	3d	1	0.94mi
8119 SW 3rd St Blue Springs, MO	3.0	2.0	1253	$1,695	$1.35	43d	1	0.98mi
102 SW Lily St Blue Springs, MO	3.0	2.5	1480	$1,840	$1.24	1d	1	1.00mi
203 SW Lily St Blue Springs, MO	3.0	2.0	1253	$1,675	$1.34	1d	1	1.00mi
8107 SW 3rd St Blue Springs, MO	3.0	2.0	1253	$1,640	$1.31	21d	1	1.01mi
200 SW Laurel Dr Blue Springs, MO	3.0	2.0	1250	$1,995	$1.60	1d	1	1.04mi
236 SW Little Garden Ln Blue Springs, MO	2.0–4.0	2.5–3.5	1668	$2,635	$1.58	1d	8	1.08mi

HOA detail

• Monthly dues: $73 · $876/yr
• Likely covers: waterelectric

Listing history 20 events

1. 2026-06-18
   days on market $339,000 Active 56 DOM
2. 2026-06-17
   days on market $339,000 Active 55 DOM
3. 2026-06-16
   days on market $339,000 Active 54 DOM
4. 2026-06-15
   days on market $339,000 Active 53 DOM
5. 2026-06-13
   days on market $339,000 Active 51 DOM
6. 2026-06-13
   days on market $339,000 Active 50 DOM
7. 2026-06-09
   days on market $339,000 Active 47 DOM
8. 2026-06-08
   days on market $339,000 Active 46 DOM
9. 2026-06-07
   days on market $339,000 Active 45 DOM
10. 2026-06-05
    days on market $339,000 Active 42 DOM
11. 2026-06-03
    days on market $339,000 Active 41 DOM
12. 2026-06-02
    days on market $339,000 Active 40 DOM
13. 2026-06-01
    days on market $339,000 Active 39 DOM
14. 2026-05-31
    days on market $339,000 Active 38 DOM
15. 2026-05-17
    price $339,000 1087-char remark
16. 2026-05-08
    price $349,000 1087-char remark
17. 2026-04-23
    listed $359,000 Active 1087-char remark
18. 2021-10-04
    soldstatus Closed
19. 2021-05-24
    listed $294,625
20. 2021-05-24
    historical

ⓘ 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: $5,943 · $495/mo
• Projected year-2 tax: $5,943 · $495/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 2/10 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: $30,576
• − Mortgage interest: −$18,989
• − Property taxes: −$5,943
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,446
• − Management: −$2,446
• − HOA: −$876
• − Depreciation: −$9,862
• Taxable loss: −$11,681
• Est. tax savings @ 24.0%: +$2,804
• After-tax cash flow: $-2,889/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 — 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): 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

+15.1% since first listed

6 events — show timeline

• 2026-05-17 Price Changed $339,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-08 Price Changed $349,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Listed $359,000 Heartland MLS as Distributed by MLS Grid
• 2021-10-04 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-05-24 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2021-05-24 Listed $294,625 Heartland MLS as Distributed by MLS Grid

Property tax history

+67.7%/yr

Latest (2025): $5,943 · +40.1% YoY. Source: county tax records.