1020 Sunset Strip St · Excelsior Springs, MO 64024

$100,000

3 bd · 1.0 ba · 1,226 sqft · SingleFamily public records · 1 Days on market

Built 1964 0.35 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

House has been vacant for years , in need of a complete rehab , selling as is including content

Key facts

• 0.35 acre lot
• 2 garage spots
• Built 1964

Property features AI

Finance

• Other: Living area reported as 1,698; Above-grade finished area reported as 1,198 (public records); Below-grade finished area reported as 500 (agent); Directions: 69 north to Jesse James, west to Sunset Strip, home on left
• HOA & community: No association fees

Exterior

• Parking: Front-facing attached garage; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Split-entry design
• Construction: Metal siding; Composition roof; Built approximately 51–75 years ago
• Exterior features: Not in a flood plain; Lot about 15,246 square feet

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Natural gas heating; Electric cooling (has central cooling)
• Interior features: Finished basement; Split-entry floor plan

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 11.8% vs local median 4.6% in Excelsior 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 67/100 on livability (#228 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D+, amenities F.
• Excelsior Springs 40 (town): math 27% / reading 40% proficiency, ranked #225 of 324 in MO (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 122 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 341 units permitted in Clay County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Clay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.49% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.79%
• DSCR: 1.88
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $218,228
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
824 Rowell Ave	0.32mi	3/2.0	1,232 (+0%)	3mo	$215,000	$175	78
1210 Michele Dr	0.29mi	3/1.5	1,212 (-1%)	13mo	$229,900	$190	72
902 Ley Cir	0.63mi	3/1.5	1,300 (+6%)	2mo	$215,000	$165	57
344 Clark Rd	0.72mi	3/1.0	1,241 (+1%)	10mo	$140,000	$113	56
203 Sherri Ln	0.33mi	3/2.0	1,342 (+10%)	15mo	$269,900	$201	52
331 Persimmon Dr	0.46mi	2/1.5 (-1)	1,184 (-3%)	17mo	$225,000	$190	52
100 Sherri Ln	0.52mi	3/1.5	1,337 (+9%)	8mo	$249,900	$187	52
810 Rowell Ave	0.28mi	3/2.0	1,404 (+14%)	14mo	$249,900	$178	47
209 Augustus Dr	0.60mi	4/1.5 (+1)	1,247 (+2%)	21mo	$229,000	$184	45
934 Williams St	0.74mi	3/2.0	1,344 (+10%)	4mo	$150,000	$112	42
302 Milwaukee St	0.44mi	3/2.0	1,380 (+13%)	17mo	$190,000	$138	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.47×
• Total profit: $13,242
• Equity at exit: $14,910

10-year hold

• IRR: 20.9%
• Equity multiple: 2.77×
• Total profit: $49,556
• Equity at exit: $8,646

Cash invested: $28,000 (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 64024

• Home prices YoY: -15.3%
• Active inventory: 122
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,493 high
• Mortgage (P&I): −$524
• Tax from tax record: −$152 /mo · $1,821/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $462

Break-even live

Break-even rent $909

Max offer price $100,000

Occupancy floor 64%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 Tiger Dr Excelsior Springs, MO	2.0	1.5	800	$1,250	$1.56	1d	1	0.81mi
410 N Titus Ave Excelsior Springs, MO	3.0	2.0	910	$1,476	$1.62	43d	1	0.94mi
317 Woods St Excelsior Springs, MO	2.0	1.0	884	$1,350	$1.53	1d	1	1.06mi
1406 Magnolia W Excelsior Springs, MO	2.0	1.0	750	$895	$1.19	21d	2	1.14mi
139 S Maple St Excelsior Springs, MO	3.0	2.0	1490	$1,650	$1.11	1d	1	1.15mi

Listing history 1 events

1. 2026-05-27
   listed $100,000 Active

ⓘ 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: $1,821 · $152/mo
• Projected year-2 tax: $1,821 · $152/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,917
• − Mortgage interest: −$5,602
• − Property taxes: −$1,821
• − Insurance: −$500
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$2,909
• Taxable income: $4,219
• Est. tax owed @ 24.0%: −$1,013
• After-tax cash flow: $4,528/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: Excelsior Springs 40
• NCES district ID: 2911650
• Math proficiency: 27% ▼ -6.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $52,747
• Composite: 29.32/100
• National rank: #6548
• State rank: #225 of 324 in MO

Livability — Excelsior Springs

• Score: 67/100
• State rank: #228
• US rank: #11166

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment B- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Excelsior Springs, MO
• County: Clay County · 220,651 people
• City population: 15,574
• Metro: Kansas City, MO-KS
• Population (ZIP): 15,574
• Household income: $77,895
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 329.0

Population outlook (Clay County) Hauer SSP2

• Today (2025): 266,022 people
• By 2030: 280,057 · +5.3%
• By 2040: 306,153 · +15.1%
• By 2050: 328,630 · +23.5%
• By 2075: 375,182 · +41.0%
• By 2100: 392,861 · +47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 6% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Italian 2% Serbian 2% Portuguese 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Clay

• 2024 margin: Lean R (+5.6) · D 46.4% · R 52.0% · Other 1.6%
• 2008→2024 swing: -4.9pp toward R · 2008: -0.7pp · 2024: -5.6pp
• All cycles: 2024: R+5.6 2020: R+4.1 2016: R+11.1 2012: R+8.4 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.83%
• Current HPI: 302.9184
• Rent YoY: —
• 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

1 event — show timeline

• 2026-05-27 Listed $100,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2025): $1,821 · -4.1% YoY. Source: county tax records.