5554 NW Sunrise Meadow Ln · Lee's Summit, MO 64064

$195,000

2 bd · 2.5 ba · 1,350 sqft · Townhouse · 34 Days on market

Built 2002 Fair condition 894 sqft lot $144/sqft · 6% below area Est $208k · 6% under $185/mo HOA · 11% 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 +10.2/15.0
• Cash flow +8.8/30.0
• Schools +5.1/10.0
• 1% rule +3.9/10.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• DSCR +2.4/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you’ve been waiting for the right place to make your own, this is it. Located in one of Lee’s Summit’s most desirable communities, this 2-bedroom, 2.5-bath townhome offers over 1,300 square feet of comfortable, maintenance provided living with the opportunity to personalize and truly make it your own. Inside, you’ll find a spacious great room with a cozy fireplace, an open dining area, and a functional kitchen with plenty of cabinet and counter space. Upstairs, two primary bedrooms feature private baths—ideal for guests, a home office, or creating your own peaceful retreat. Step outside to a private patio overlooking green space and no neighbors behind you. Perfect for relaxing at the end of the day. What makes this home especially compelling is its position in the market—offering one of the most attractive entry points into a neighborhood where similar homes are selling at higher price points. It’s a smart opportunity for a buyer who recognizes value and wants the ability to add their own style over time. Whether you’re starting fresh, simplifying life, or stepping into your next chapter, this home offers the flexibility to fit your lifestyle. Maintenance-provided living means less time on upkeep and more time enjoying what matters. Located in the Blue Springs School District with quick access to shopping, dining, parks, and highways, everything you need is close by. Homes in this community are consistently in demand—come see the value and envision the possibilities.

Key facts

• $185 HOA
• Garage
• Built 2002

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $195k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-159 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (10.9% below list).
• Recommended offer: $172k (11.8% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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.
• 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 fast (+5.1%/yr); 231 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent is only 18% of the median local income ($118k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 34 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y 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 $171,953 (11.8% 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 34 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.89% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.50%
• DSCR: 0.84
• GRM: 9.3

CMA / ARV

• ARV (median comp): $207,536
• List price: $195,000
• Delta: -6.04%
• 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
5583 Sunrise Meadow Ln Unit 89-C	0.07mi	2/2.5	1,361 (+1%)	2mo	$215,000	$158	94
5568 NW Moonlight Meadow Dr	0.08mi	2/2.5	1,361 (+1%)	2mo	$220,000	$162	94
5707 NW Sunrise Meadow Cir	0.21mi	2/2.5	1,360 (+1%)	2mo	$200,000	$147	88
5833 Plantation Ln Unit 199B	0.25mi	2/2.5	1,361 (+1%)	1mo	$220,000	$162	86
5637 NW Sunrise Meadow Cir	0.10mi	2/2.5	1,427 (+6%)	0mo	$210,000	$147	86
5581 NW Sunrise Meadow Ln	0.07mi	2/2.5	1,439 (+7%)	1mo	$219,900	$153	85
5683 NW Plantation Ln Unit 194-B	0.25mi	2/2.5	1,361 (+1%)	2mo	$225,000	$165	85
5696 NW Plantation Ln Unit 174 A	0.29mi	2/2.5	1,361 (+1%)	2mo	$195,000	$143	84
5712 NW Plantation Ln	0.30mi	2/2.5	1,361 (+1%)	3mo	$207,000	$152	82
5603 Sunrise Meadow Cir	0.13mi	2/2.5	1,257 (-7%)	2mo	$225,000	$179	81
5623 NW Sunrise Meadow Cir	0.16mi	2/2.5	1,257 (-7%)	4mo	$205,000	$163	77
5820 NW Plantation Ln Unit 187D	0.24mi	2/2.5	1,439 (+7%)	2mo	$215,000	$149	76

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: -19.4%
• Equity multiple: 0.31×
• Total profit: $-37,780
• Equity at exit: $29,075

10-year hold

• IRR: -7.6%
• Equity multiple: 0.47×
• Total profit: $-29,002
• Equity at exit: $16,860

Cash invested: $54,600 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,738 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$185
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-159

Break-even live

Break-even rent $1,940

Max offer price $171,953

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17312 E 50th Terrace Ct S Independence, MO	3.0	2.0	1244	$2,050	$1.65	21d	1	0.89mi
5006 Breckenridge Ave Kansas City, MO	3.0	2.0	1220	$1,695	$1.39	21d	1	1.20mi
16301 E 48th Ter Kansas City, MO	1.0–2.0	1.0–2.0	945	$1,270	$1.34	21d	7	1.26mi

HOA detail

• Monthly dues: $185 · $2,220/yr

Listing history 15 events

1. 2026-04-16
   listed $195,000 Active 1549-char remark

   Show marketing remark (1549 chars)

   If you’ve been waiting for the right place to make your own, this is it. Located in one of Lee’s Summit’s most desirable communities, this 2-bedroom, 2.5-bath townhome offers over 1,300 square feet of comfortable, maintenance provided living with the opportunity to personalize and truly make it your own. Inside, you’ll find a spacious great room with a cozy fireplace, an open dining area, and a functional kitchen with plenty of cabinet and counter space. Upstairs, two primary bedrooms feature private baths—ideal for guests, a home office, or creating your own peaceful retreat. Step outside to a private patio overlooking green space and no neighbors behind you. Perfect for relaxing at the end of the day. What makes this home especially compelling is its position in the market—offering one of the most attractive entry points into a neighborhood where similar homes are selling at higher price points. It’s a smart opportunity for a buyer who recognizes value and wants the ability to add their own style over time. Whether you’re starting fresh, simplifying life, or stepping into your next chapter, this home offers the flexibility to fit your lifestyle. Maintenance-provided living means less time on upkeep and more time enjoying what matters. Located in the Blue Springs School District with quick access to shopping, dining, parks, and highways, everything you need is close by. Homes in this community are consistently in demand—come see the value and envision the possibilities.

2. 2026-04-02
   historical $195,000 1549-char remark

   Show marketing remark (1549 chars)

   If you’ve been waiting for the right place to make your own, this is it. Located in one of Lee’s Summit’s most desirable communities, this 2-bedroom, 2.5-bath townhome offers over 1,300 square feet of comfortable, maintenance provided living with the opportunity to personalize and truly make it your own. Inside, you’ll find a spacious great room with a cozy fireplace, an open dining area, and a functional kitchen with plenty of cabinet and counter space. Upstairs, two primary bedrooms feature private baths—ideal for guests, a home office, or creating your own peaceful retreat. Step outside to a private patio overlooking green space and no neighbors behind you. Perfect for relaxing at the end of the day. What makes this home especially compelling is its position in the market—offering one of the most attractive entry points into a neighborhood where similar homes are selling at higher price points. It’s a smart opportunity for a buyer who recognizes value and wants the ability to add their own style over time. Whether you’re starting fresh, simplifying life, or stepping into your next chapter, this home offers the flexibility to fit your lifestyle. Maintenance-provided living means less time on upkeep and more time enjoying what matters. Located in the Blue Springs School District with quick access to shopping, dining, parks, and highways, everything you need is close by. Homes in this community are consistently in demand—come see the value and envision the possibilities.

3. 2019-06-12
   soldstatus Sold 540-char remark

   Show marketing remark (540 chars)

   Super Cute 2 Bed & 2.5 Bath Condo/Townhome, Nothing to do But Move Right In. Entry Opens to Eat-In Kitchen w/ Tile Laminate Floor, Lots of Cabinets & Counter Space, Plus All Appliances Stay. Large Great Room w/ Wood Burning Fireplace & Walks Out to Large Patio Overlooking Green Space Great for Entertaining or Relaxing. Spacious 14 x 14 Master Bedroom & Both Bedrooms Have Private Baths. Blue Springs Schools, Close to Park & Walking Trails, Easy Highway Access. Maintenance Free, What More Could You Ask For.

4. 2019-05-12
   status Pending 540-char remark

   Show marketing remark (540 chars)

   Super Cute 2 Bed & 2.5 Bath Condo/Townhome, Nothing to do But Move Right In. Entry Opens to Eat-In Kitchen w/ Tile Laminate Floor, Lots of Cabinets & Counter Space, Plus All Appliances Stay. Large Great Room w/ Wood Burning Fireplace & Walks Out to Large Patio Overlooking Green Space Great for Entertaining or Relaxing. Spacious 14 x 14 Master Bedroom & Both Bedrooms Have Private Baths. Blue Springs Schools, Close to Park & Walking Trails, Easy Highway Access. Maintenance Free, What More Could You Ask For.

5. 2019-05-10
   listed $134,950 Active 540-char remark

   Show marketing remark (540 chars)

   Super Cute 2 Bed & 2.5 Bath Condo/Townhome, Nothing to do But Move Right In. Entry Opens to Eat-In Kitchen w/ Tile Laminate Floor, Lots of Cabinets & Counter Space, Plus All Appliances Stay. Large Great Room w/ Wood Burning Fireplace & Walks Out to Large Patio Overlooking Green Space Great for Entertaining or Relaxing. Spacious 14 x 14 Master Bedroom & Both Bedrooms Have Private Baths. Blue Springs Schools, Close to Park & Walking Trails, Easy Highway Access. Maintenance Free, What More Could You Ask For.

6. 2012-02-17
   soldstatus
7. 2011-07-22
   listed $49,000
8. 2010-03-08
   historical
9. 2009-10-27
   listed $100,000
10. 2007-07-06
    soldstatus
11. 2007-03-14
    listed $106,500
12. 2004-12-03
    soldstatus
13. 2004-09-02
    listed $101,900
14. 2002-07-10
    soldstatus
15. 2002-03-10
    listed $89,950

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 17 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: $20,861
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − HOA: −$2,220
• − Depreciation: −$5,673
• Taxable loss: −$5,193
• Est. tax savings @ 24.0%: +$1,246
• After-tax cash flow: $-665/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This townhouse requires moderate repairs and maintenance, with a focus on exterior siding and interior paint. Value can be significantly increased with these updates.

Repairs flagged

• Major Exterior siding — Weathered and in need of replacement
• Minor Interior walls/paint — Slight fading that can be touched up
• Minor Flooring — Carpeted floors show signs of wear

Value-add opportunities

• Resale Paint touch-ups — Fresh paint enhances curb appeal
• Rental Floor cleaning — Clean carpets attract renters
• Resale Exterior siding repair — Fresh siding improves home's appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and in need of replacement	Major	$15,000–50,000
Interior walls/paint · Slight fading that can be touched up	Minor	$500–3,000
Flooring · Carpeted floors show signs of wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$16,000–56,000

Value-add ROI direction

• Resale Paint touch-ups — Fresh paint enhances curb appeal ↑
• Rental Floor cleaning — Clean carpets attract renters ↑
• Resale Exterior siding repair — Fresh siding improves home's appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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): 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

+116.8% since first listed

15 events — show timeline

• 2026-04-16 Listed $195,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-02 Coming Soon $195,000 Heartland MLS as Distributed by MLS Grid
• 2019-06-12 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-05-12 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-05-10 Listed $134,950 Heartland MLS as Distributed by MLS Grid
• 2012-02-17 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2011-07-22 Listed $49,000 Heartland MLS as Distributed by MLS Grid
• 2010-03-08 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2009-10-27 Listed $100,000 Heartland MLS as Distributed by MLS Grid
• 2007-07-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-03-14 Listed $106,500 Heartland MLS as Distributed by MLS Grid
• 2004-12-03 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-09-02 Listed $101,900 Heartland MLS as Distributed by MLS Grid
• 2002-07-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2002-03-10 Listed $89,950 Heartland MLS as Distributed by MLS Grid