1901 Spring St · Blue Summit, MO 64126

$25,900

4 bd · 1.0 ba · 930 sqft · SingleFamily public records · 170 Days on market

Built 1953 9,485 sqft lot $28/sqft · 79% below area

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

Listing remarks MLS

INVESTOR SPECIAL! Looking for a good rehab project this is it, turn this house into whatever you dream. 4 bedrooms! Huge backyard, Newer Roof, all on one level. Endless possibilities!

Key facts

• 9,485 sq ft lot
• Built 1953
• Listed 169 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $906 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $26k).
• Recommended offer: $23k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Independence 30 (suburban): math 26% / reading 38% proficiency, ranked #252 of 324 in MO (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($179 loan paydown + $3k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $14k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $22,792 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 5.38% ✓
• Cap rate: 48.28%
• Cash-on-cash: 149.96%
• DSCR: 7.67
• GRM: 1.5

CMA / ARV

• ARV (median comp): $123,798
• List price: $25,900
• Delta: -79.08%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1733 Corrington Ave	0.75mi	3/1.0 (-1)	975 (+5%)	15mo	$100,000	$103	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.91×
• Total profit: $71,858
• Equity at exit: $23,333

10-year hold

• IRR: —
• Equity multiple: 23.93×
• Total profit: $166,277
• Equity at exit: $50,318

Cash invested: $7,252 (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 64126

• Active inventory: 22
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,393 medium
• Mortgage (P&I): −$136
• Tax from tax record: −$47 /mo · $569/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $906

Break-even live

Break-even rent $246

Max offer price $25,900

Occupancy floor 30%

Sensitivity live

Price	-10% $921	-5% $914	+0% $906	+5% $899	+10% $892
Rent	-10% $796	-5% $851	+0% $906	+5% $961	+10% $1,016
Rate	-1.0pp $919	-0.5pp $913	base $906	+0.5pp $900	+1.0pp $893

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: $6,475
• Closing costs: $777
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1704 S Brookside Ave Independence, MO	4.0	1.0	834	$1,450	$1.74	16d	1	0.91mi
2702 S Glenwood Ave Independence, MO	3.0	1.0	1056	$1,555	$1.47	25d	1	1.21mi
9528 E Winner Rd Independence, MO	1.0–3.0	1.0	730	$1,099	$1.51	45d	1	1.32mi

Listing history 29 events

1. 2026-06-21
   days on market $25,900 Active 170 DOM
2. 2026-06-18
   days on market $25,900 Active 167 DOM
3. 2026-06-17
   days on market $25,900 Active 166 DOM
4. 2026-06-16
   days on market $25,900 Active 165 DOM
5. 2026-06-15
   days on market $25,900 Active 164 DOM
6. 2026-06-13
   days on market $25,900 Active 162 DOM
7. 2026-06-09
   days on market $25,900 Active 158 DOM
8. 2026-06-08
   days on market $25,900 Active 157 DOM
9. 2026-06-07
   days on market $25,900 Active 156 DOM
10. 2026-06-05
    days on market $25,900 Active 153 DOM
11. 2026-06-03
    days on market $25,900 Active 152 DOM
12. 2026-06-02
    days on market $25,900 Active 151 DOM
13. 2026-06-01
    days on market $25,900 Active 150 DOM
14. 2026-05-31
    days on market $25,900 Active 149 DOM
15. 2026-04-07
    price $25,900 185-char remark

    Show marketing remark (185 chars)

    INVESTOR SPECIAL! Looking for a good rehab project this is it, turn this house into whatever you dream. 4 bedrooms! Huge backyard, Newer Roof, all on one level. Endless possibilities!

16. 2026-02-10
    price $28,900 185-char remark

    Show marketing remark (185 chars)

    INVESTOR SPECIAL! Looking for a good rehab project this is it, turn this house into whatever you dream. 4 bedrooms! Huge backyard, Newer Roof, all on one level. Endless possibilities!

17. 2026-01-07
    price $33,900 185-char remark

    Show marketing remark (185 chars)

    INVESTOR SPECIAL! Looking for a good rehab project this is it, turn this house into whatever you dream. 4 bedrooms! Huge backyard, Newer Roof, all on one level. Endless possibilities!

18. 2026-01-02
    listed $39,900 Active 185-char remark

    Show marketing remark (185 chars)

    INVESTOR SPECIAL! Looking for a good rehab project this is it, turn this house into whatever you dream. 4 bedrooms! Huge backyard, Newer Roof, all on one level. Endless possibilities!

19. 2025-09-02
    historical
20. 2025-02-17
    price $39,900
21. 2025-01-07
    listed $44,900 Active
22. 2024-12-11
    soldstatus Closed
23. 2024-11-14
    status Pending
24. 2024-11-13
    status Active
25. 2024-10-24
    status Pending
26. 2024-10-21
    status Active
27. 2024-09-20
    status Pending
28. 2024-09-04
    listed $12,900 Active
29. 1994-09-15
    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: $569 · $47/mo
• Projected year-2 tax: $569 · $47/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,713
• − Mortgage interest: −$1,451
• − Property taxes: −$569
• − Insurance: −$130
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$753
• Taxable income: $11,137
• Est. tax owed @ 24.0%: −$2,673
• After-tax cash flow: $8,203/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: Independence 30
• NCES district ID: 2915480
• Math proficiency: 26% ▼ -8.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $41,843
• Composite: 27.04/100
• National rank: #7054
• State rank: #252 of 324 in MO

Livability — Blue Summit

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

Census & demographics

• Census place: Blue Summit, MO
• City population: 439,467
• Population (ZIP): 6,433

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Hispanic / Latino 57% Two or more races 29% White 19% Black 14% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 38% Cuban 4%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 36% · Canada
• Languages at home: 44% English-only · Spanish 50% Vietnamese 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: ▲ 100.10%
• Current HPI: 369.8782
• Rent YoY: —
• Metro: —
• 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

+100.8% since first listed

15 events — show timeline

• 2026-04-07 Price Changed $25,900 Heartland MLS as Distributed by MLS Grid
• 2026-02-10 Price Changed $28,900 Heartland MLS as Distributed by MLS Grid
• 2026-01-07 Price Changed $33,900 Heartland MLS as Distributed by MLS Grid
• 2026-01-02 Listed $39,900 Heartland MLS as Distributed by MLS Grid
• 2025-09-02 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-02-17 Price Changed $39,900 Heartland MLS as Distributed by MLS Grid
• 2025-01-07 Listed $44,900 Heartland MLS as Distributed by MLS Grid
• 2024-12-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-11-14 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-11-13 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-10-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-10-21 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-09-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-09-04 Listed $12,900 Heartland MLS as Distributed by MLS Grid
• 1994-09-15 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $569 · -11.2% YoY. Source: county tax records.