810 Peach Tree Ln · Blue Springs, MO 64064

$216,000

10 bd · 11.0 ba · 5,616 sqft · MultiFamily public records · 27 Days on market

Built 2008 2,000 sqft lot $150/mo HOA · 10% of rent ↓ 27% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +4.1/5.0
• Rent growth +3.8/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Must see to appreciate, with new paint and carpet this 4 plex is move in ready. .. Separate meters, nice patio dividers in rear for individual privacy. HOA has a pool.

Key facts

• $150 HOA
• Garage
• Listed 26 days

Property features AI

Finance

• Other: Lot of approximately 2,000 square feet
• HOA & community: HOA fee $150 monthly

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water
• Home design: Attached townhouse; 2 stories; Residential property
• Construction: Vinyl siding; Composition roof; Built about 11–15 years ago
• Exterior features: Public water

Interior

• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Electric fireplace (1); Slab foundation

What this means for you Summary

Snapshot

• This is a 10-bed/11.0-bath multifamily listed at $216k.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $216k).
• Recommended offer: $213k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.2% 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: Mason Elem. (math 53% / reading 55%, grade C, #215 of 1,115 statewide, top 20%, 485 students, 9% FRL); Bernard C. Campbell Middle (math 41% / reading 47%, grade D, #121 of 391 statewide, top 32%, 1,067 students, 27% FRL); Lee'S Summit North High (math 41% / reading 69%, grade C, #65 of 521 statewide, top 13%, 2,007 students, 22% FRL) — zoned schools at 20% FRL track the district average.
• Market conditions: Rents rising fast (+5.1%/yr); 230 active listings in the ZIP; high-income renter base; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $6,236/mo this rent would consume 64% of the median local household income ($118k/yr) (locally 124% 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 $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.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $60k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price.

Recommended offer $212,760 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.89% ✓
• Cap rate: 22.15%
• Cash-on-cash: 56.65%
• DSCR: 3.52
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.14% rent growth · sell at horizon

5-year hold

• IRR: 57.9%
• Equity multiple: 3.66×
• Total profit: $160,993
• Equity at exit: $32,206

10-year hold

• IRR: 63.6%
• Equity multiple: 8.19×
• Total profit: $434,947
• Equity at exit: $18,676

Cash invested: $60,480 (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: 230
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $6,236 high
• Mortgage (P&I): −$1,133
• Tax from tax record: −$699 /mo · $8,386/yr
• Insurance: −$90
• HOA: −$150
• Vacancy / Maint / Mgmt: −$1,310
• Net cashflow: $2,855

Break-even live

Break-even rent $2,622

Max offer price $216,000

Occupancy floor 49%

Sensitivity live

Price	-10% $2,977	-5% $2,916	+0% $2,855	+5% $2,794	+10% $2,733
Rent	-10% $2,362	-5% $2,609	+0% $2,855	+5% $3,101	+10% $3,348
Rate	-1.0pp $2,964	-0.5pp $2,910	base $2,855	+0.5pp $2,799	+1.0pp $2,742

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$6,236
Total (4 units)			$6,236

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: $54,000
• Closing costs: $6,480
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-09
   days on market $216,000 Active 27 DOM
2. 2026-06-08
   days on market $216,000 Active 26 DOM
3. 2026-06-07
   days on market $216,000 Active 25 DOM
4. 2026-06-05
   days on market $216,000 Active 22 DOM
5. 2026-06-03
   days on market $216,000 Active 21 DOM
6. 2026-06-02
   days on market $216,000 Active 20 DOM
7. 2026-06-01
   days on market $216,000 Active 19 DOM
8. 2026-05-31
   days on market $216,000 Active 18 DOM
9. 2026-05-14
   listed $217,500 Active 281-char remark
10. 2026-05-13
    historical $217,500 281-char remark
11. 2024-04-09
    historical $1,575
12. 2024-04-06
    price $1,575
13. 2024-03-28
    price $1,550
14. 2024-03-21
    price $1,575
15. 2024-03-17
    historical $1,595
16. 2024-03-17
    listed $1,595
17. 2024-03-17
    listed $1,595
18. 2011-03-29
    soldstatus 167-char remark

    Show marketing remark (167 chars)

    Must see to appreciate, with new paint and carpet this 4 plex is move in ready. .. Separate meters, nice patio dividers in rear for individual privacy. HOA has a pool.

19. 2010-12-06
    listed $294,900 167-char remark

    Show marketing remark (167 chars)

    Must see to appreciate, with new paint and carpet this 4 plex is move in ready. .. Separate meters, nice patio dividers in rear for individual privacy. HOA has a pool.

ⓘ 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: $8,386 · $699/mo
• Projected year-2 tax: $8,386 · $699/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 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $74,832
• − Mortgage interest: −$12,099
• − Property taxes: −$8,386
• − Insurance: −$1,080
• − Repairs & maintenance: −$5,987
• − Management: −$5,987
• − HOA: −$1,800
• − Depreciation: −$6,284
• Taxable income: $33,210
• Est. tax owed @ 24.0%: −$7,970
• After-tax cash flow: $26,289/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

-26.8% since first listed

13 events — show timeline

• 2026-06-09 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-05-27 Price Changed $216,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-14 Listed $217,500 Heartland MLS as Distributed by MLS Grid
• 2026-05-13 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2024-04-09 Rental Removed $1,575 APPFOLIO
• 2024-04-06 Price Changed $1,575 APPFOLIO
• 2024-03-28 Price Changed $1,550 APPFOLIO
• 2024-03-21 Price Changed $1,575 APPFOLIO
• 2024-03-17 Rental Removed $1,595 TURBOTENANT
• 2024-03-17 Listed for Rent $1,595 APPFOLIO
• 2024-03-17 Listed for Rent $1,595 TURBOTENANT
• 2011-03-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-12-06 Listed $294,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2025): $8,386 · +2.3% YoY. Source: county tax records.