745-51 SE Country Ln · Lee's Summit, MO 64063

$699,000

3 bd · 2.5 ba · 1,254 sqft · MultiFamily public records · 6 Days on market

Built 1986 4,955 sqft lot

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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 +14.4/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +4.4/10.0
• Rent growth +3.7/5.0
• 1% rule +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Well maintained 4-plex in the highly desirable Lee's Summit school district. All units have vinyl plank flooring, appliances, newer countertops, newer bathroom vanities (in some units), newer backsplash (in some), newer water heaters (in some units), newer gutters, fence and newer driveway on 745. Several long term tenants! Excellent investment opportunity in Lee's Summit! Addresses are 745, 747, 749 & 751 SE Country Lane.

Key facts

• 4,955 sq ft lot
• Garage
• Built 1986

Property features AI

Finance

• Financial info: Gross income reported as $63,250; Operating expenses include maintenance and property management

Exterior

• Parking: Attached garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Separate meters
• Home design: Residential income property (quadruplex); Two stories
• Construction: Frame construction with board & batten siding; Composition roof; Built approximately 31–40 years ago
• Exterior features: Patio; Porch; Fenced yard; Public road maintenance

Interior

• Kitchen: Range/oven; Refrigerator; Disposal; Dishwasher (in some units)
• Bedrooms: All units are 3-bedroom units
• Bathrooms: Each unit has 2 full bathrooms and 1 half bathroom
• Heating & cooling: Electric heating; Electric cooling (central cooling present)
• Interior features: Storm windows; Storm doors
• Laundry & utility: Inside laundry; Hot water heater; Separate meters for utilities

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/2.0-bath units multifamily listed at $699k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive. Per door: $36/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $541k (22.6% below list).
• Recommended offer: $541k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• 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 (+5.0%/yr); 103 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $5,410/mo this rent would consume 81% of the median local household income ($80k/yr) (locally 573% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $541,000 (22.6% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.77% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.95% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.52×
• Total profit: $-93,659
• Equity at exit: $104,223

10-year hold

• IRR: -1.7%
• Equity multiple: 0.87×
• Total profit: $-24,998
• Equity at exit: $60,437

Cash invested: $195,720 (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 64063

• Rents YoY: 5.0%
• Active inventory: 103
• Price-to-rent: 43.1×

Monthly cashflow live

• Estimated rent: $5,410 medium
• Mortgage (P&I): −$3,666
• Tax from tax record: −$174 /mo · $2,083/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,136
• Net cashflow: $143

Break-even live

Break-even rent $5,228

Max offer price $699,000

Occupancy floor 92%

Sensitivity live

Price	-10% $539	-5% $341	+0% $143	+5% $-54	+10% $-252
Rent	-10% $-284	-5% $-70	+0% $143	+5% $357	+10% $571
Rate	-1.0pp $495	-0.5pp $321	base $143	+0.5pp $-38	+1.0pp $-222

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	3	2	$5,412
Total (4 units)			$5,410

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1404 SE 7th Pl Lees Summit, MO	3.0	2.0	1280	$1,800	$1.41	44d	1	0.10mi
748 SE Claremont Ct Lees Summit, MO	3.0	1.5	1415	$1,795	$1.27	44d	1	0.19mi
413 SE Lana Ct Unit Furnished Lee's Summit, MO	3.0	2.0	1008	$2,999	$2.98	15d	1	0.72mi
413 SE Lana Ct Lees Summit, MO	3.0	2.0	1008	$2,300	$2.28	17d	1	0.72mi
404 SE Bristol Dr Lees Summit, MO	3.0	2.0	1547	$2,485	$1.61	44d	1	0.87mi
6 NE Castle Ct Lees Summit, MO	4.0	2.0	1675	$1,806	$1.08	44d	1	1.08mi
2109 SE 2nd Ter Lees Summit, MO	4.0	3.0	1296	$2,300	$1.77	17d	1	1.13mi
1109 NE Columbus St Lees Summit, MO	3.0	2.0	1768	$2,195	$1.24	17d	1	1.21mi
609 SE Florence Ave Lees Summit, MO	3.0	1.0	948	$1,995	$2.10	11d	1	1.21mi
1938 NE Knollbrook St Lee's Summit, MO	3.0	1.5	1356	$1,495	$1.10	22d	1	1.24mi
2035 NE Cookson Ct Lees Summit, MO	3.0	2.5	1608	$2,066	$1.28	44d	1	1.37mi
103 SE 7th St Lees Summit, MO	3.0	2.0	1231	$1,595	$1.30	17d	1	1.41mi
606 NE Park Cir Lees Summit, MO	3.0	1.5	1078	$1,771	$1.64	17d	1	1.46mi
611 NE Ridgeview Dr Lees Summit, MO	3.0	2.5	1775	$2,108	$1.19	3d	1	1.50mi

Listing history 7 events

1. 2026-06-18
   days on market $699,000 Active 6 DOM
2. 2026-06-17
   days on market $699,000 Active 5 DOM
3. 2026-06-16
   days on market $699,000 Active 4 DOM
4. 2026-06-15
   days on market $699,000 Active 3 DOM
5. 2026-06-13
   status $699,000 Active 1 DOM
6. 2026-06-08
   remarks 429-char remark
7. 2026-06-08
   listed $699,000 Coming Soon 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: $2,083 · $174/mo
• Projected year-2 tax: $6,780 · $565/mo
• Expected delta: +$4,698/yr (+$391/mo · 225.6%)

ⓘ 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 ≥108°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: $64,920
• − Mortgage interest: −$39,155
• − Property taxes: −$2,083
• − Insurance: −$3,495
• − Repairs & maintenance: −$5,194
• − Management: −$5,194
• − Depreciation: −$20,335
• Taxable loss: −$10,534
• Est. tax savings @ 24.0%: +$2,528
• After-tax cash flow: $4,250/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): 21,863
• Household income: $80,459
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 573.0

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 9% Two or more races 7% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 6% Slovak 3% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 4% Arabic 2% Tagalog/Filipino 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: ▼ -192.98%
• Current HPI: 264.8368
• Rent YoY: ▲ 4.95%
• 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

2 events — show timeline

• 2026-06-08 Coming Soon $699,000 Heartland MLS as Distributed by MLS Grid
• 1996-08-22 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $2,083 · -0.2% YoY. Source: county tax records.