1708 Balboa St · Lee's Summit, MO 64086

$225,000

3 bd · 1.5 ba · 1,171 sqft · SingleFamily public records · 255 Days on market

Built 1990 7,807 sqft lot $192/sqft · at area comps Est $297k · 24% under

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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 +15.0/15.0
• Cash flow +9.3/30.0
• Schools +4.6/10.0
• Rent growth +3.4/5.0
• DSCR +2.6/10.0
• 1% rule +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 2-bathroom split-level home with a 2-car garage, nestled in a quiet part of Lee's Summit. This property presents a fantastic opportunity for a buyer with a vision. It features a wonderful layout and details, but will require foundation repairs and some cosmetic updates. The main level is perfect for daily living, featuring a cozy fireplace and elegant tray ceilings in the living room, which flows seamlessly into the kitchen and dining area. All three bedrooms are conveniently located on this level. The finished basement adds value with an extra bonus room that could be utilized as a family room or a non-conforming fourth bedroom. Schedule your showing today and explore the potential to customize this home!

Key facts

• 7,807 sq ft lot
• 2 garage spots
• Built 1990

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (13.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (24.8% below list).
• Recommended offer: $169k (24.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• Zoned schools: Meadow Lane Elem. (math 29% / reading 40%, grade F, #676 of 1,115 statewide, top 66%, 460 students, 54% 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 average 34% FRL vs 16% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 247 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 255 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $169,246 (24.8% 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 255 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.14%
• DSCR: 0.86
• GRM: 11.1

CMA / ARV

• ARV (median comp): $297,318
• List price: $225,000
• Delta: -24.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
816 NE Pollard St	0.05mi	3/1.5	1,008 (-14%)	2mo	$250,000	$248	72
811 NE Mulberry St	0.28mi	3/2.0	1,100 (-6%)	5mo	$295,000	$268	71
928 NE Mulberry St	0.42mi	3/2.0	1,132 (-3%)	4mo	$259,900	$230	70
827 Pollard St	0.07mi	3/1.5	1,008 (-14%)	14mo	$270,000	$268	62
815 NE Mulberry St	0.28mi	3/2.0	1,086 (-7%)	18mo	$269,900	$249	58
716 NE Thames Dr	0.55mi	3/2.0	1,295 (+11%)	4mo	$315,000	$243	51
1323 NE Ridgeview Dr	0.56mi	3/2.0	1,337 (+14%)	13mo	$290,000	$217	37

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 · 3.58% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.27×
• Total profit: $-45,979
• Equity at exit: $33,548

10-year hold

• IRR: -13.1%
• Equity multiple: 0.21×
• Total profit: $-49,470
• Equity at exit: $19,454

Cash invested: $63,000 (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 64086

• Rents YoY: 3.6%
• Active inventory: 247
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,692 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$228 /mo · $2,740/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-165

Break-even live

Break-even rent $1,901

Max offer price $195,860

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-101	+0% $-165	+5% $-229	+10% $-292
Rent	-10% $-299	-5% $-232	+0% $-165	+5% $-98	+10% $-31
Rate	-1.0pp $-52	-0.5pp $-108	base $-165	+0.5pp $-223	+1.0pp $-283

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1102 NE Independence Ave Lee's Summit, MO	1.0–2.0	1.0–1.5	700	$1,484	$2.12	3d	23	0.74mi
1105 NE Ridgeview Dr Lees Summit, MO	3.0	2.0	1269	$2,035	$1.60	16d	1	0.81mi
701 NE Tudor Rd Lee's Summit, MO	1.0–3.0	1.0–2.0	1052	$2,011	$1.91	3d	43	0.99mi
703 NE Independence Ave Lees Summit, MO	3.0	2.0	1466	$1,885	$1.29	45d	1	1.25mi
717 NE Westwind Dr Lees Summit, MO	3.0	1.0	960	$1,596	$1.66	45d	1	1.25mi
504 NE Chipman Rd Lee's Summit, MO	1.0–2.0	1.0	662	$1,335	$2.02	25d	1	1.28mi
705 NE Ball Dr Lee's Summit, MO	2.0	1.0	1010	$1,095	$1.08	6d	1	1.31mi
611 NE Ridgeview Dr Lees Summit, MO	3.0	2.5	1775	$2,108	$1.19	4d	1	1.34mi
606 NE Park Cir Lees Summit, MO	3.0	1.5	1078	$1,771	$1.64	18d	1	1.37mi
25 NE Tudor Rd Lee's Summit, MO	1.0–2.0	1.0–2.0	927	$2,019	$2.18	3d	320	1.38mi
600 NE 291 Hwy Unit 412 Lee's Summit, MO	2.0	1.0	852	$950	$1.12	16d	1	1.43mi
600 NE 291 Hwy Unit 211 Lee's Summit, MO	2.0	1.0	792	$950	$1.20	45d	1	1.43mi
701 NE Columbus St Unit A Lees Summit, MO	2.0	1.0	1440	$1,200	$0.83	9d	1	1.44mi
514 NE Corder St Unit B Lee's Summit, MO	2.0	1.0	950	$1,295	$1.36	6d	1	1.45mi

Listing history 37 events

1. 2026-06-21
   days on market $225,000 Active 255 DOM
2. 2026-06-19
   price $225,000 Active 252 DOM
3. 2026-06-18
   days on market $227,000 Active 252 DOM
4. 2026-06-17
   days on market $227,000 Active 251 DOM
5. 2026-06-16
   days on market $227,000 Active 250 DOM
6. 2026-06-15
   days on market $227,000 Active 249 DOM
7. 2026-06-13
   days on market $227,000 Active 247 DOM
8. 2026-06-13
   days on market $227,000 Active 246 DOM
9. 2026-06-09
   days on market $227,000 Active 243 DOM
10. 2026-06-08
    days on market $227,000 Active 242 DOM
11. 2026-06-07
    days on market $227,000 Active 241 DOM
12. 2026-06-05
    days on market $227,000 Active 238 DOM
13. 2026-06-03
    days on market $227,000 Active 237 DOM
14. 2026-06-02
    days on market $227,000 Active 236 DOM
15. 2026-06-01
    days on market $227,000 Active 235 DOM
16. 2026-05-31
    days on market $227,000 Active 234 DOM
17. 2026-04-24
    price $232,000 751-char remark

    Show marketing remark (751 chars)

    Welcome to this charming 3-bedroom, 2-bathroom split-level home with a 2-car garage, nestled in a quiet part of Lee's Summit. This property presents a fantastic opportunity for a buyer with a vision. It features a wonderful layout and details, but will require foundation repairs and some cosmetic updates. The main level is perfect for daily living, featuring a cozy fireplace and elegant tray ceilings in the living room, which flows seamlessly into the kitchen and dining area. All three bedrooms are conveniently located on this level. The finished basement adds value with an extra bonus room that could be utilized as a family room or a non-conforming fourth bedroom. Schedule your showing today and explore the potential to customize this home!

18. 2026-04-02
    price $237,000 751-char remark

    Show marketing remark (751 chars)

    Welcome to this charming 3-bedroom, 2-bathroom split-level home with a 2-car garage, nestled in a quiet part of Lee's Summit. This property presents a fantastic opportunity for a buyer with a vision. It features a wonderful layout and details, but will require foundation repairs and some cosmetic updates. The main level is perfect for daily living, featuring a cozy fireplace and elegant tray ceilings in the living room, which flows seamlessly into the kitchen and dining area. All three bedrooms are conveniently located on this level. The finished basement adds value with an extra bonus room that could be utilized as a family room or a non-conforming fourth bedroom. Schedule your showing today and explore the potential to customize this home!

19. 2026-03-06
    price $239,000 751-char remark

    Show marketing remark (751 chars)

    Welcome to this charming 3-bedroom, 2-bathroom split-level home with a 2-car garage, nestled in a quiet part of Lee's Summit. This property presents a fantastic opportunity for a buyer with a vision. It features a wonderful layout and details, but will require foundation repairs and some cosmetic updates. The main level is perfect for daily living, featuring a cozy fireplace and elegant tray ceilings in the living room, which flows seamlessly into the kitchen and dining area. All three bedrooms are conveniently located on this level. The finished basement adds value with an extra bonus room that could be utilized as a family room or a non-conforming fourth bedroom. Schedule your showing today and explore the potential to customize this home!

20. 2026-02-13
    price $241,000 751-char remark

    Show marketing remark (751 chars)

    Welcome to this charming 3-bedroom, 2-bathroom split-level home with a 2-car garage, nestled in a quiet part of Lee's Summit. This property presents a fantastic opportunity for a buyer with a vision. It features a wonderful layout and details, but will require foundation repairs and some cosmetic updates. The main level is perfect for daily living, featuring a cozy fireplace and elegant tray ceilings in the living room, which flows seamlessly into the kitchen and dining area. All three bedrooms are conveniently located on this level. The finished basement adds value with an extra bonus room that could be utilized as a family room or a non-conforming fourth bedroom. Schedule your showing today and explore the potential to customize this home!

21. 2026-01-16
    price $243,000 751-char remark

    Show marketing remark (751 chars)

    Welcome to this charming 3-bedroom, 2-bathroom split-level home with a 2-car garage, nestled in a quiet part of Lee's Summit. This property presents a fantastic opportunity for a buyer with a vision. It features a wonderful layout and details, but will require foundation repairs and some cosmetic updates. The main level is perfect for daily living, featuring a cozy fireplace and elegant tray ceilings in the living room, which flows seamlessly into the kitchen and dining area. All three bedrooms are conveniently located on this level. The finished basement adds value with an extra bonus room that could be utilized as a family room or a non-conforming fourth bedroom. Schedule your showing today and explore the potential to customize this home!

22. 2025-11-21
    price $248,000 751-char remark

    Show marketing remark (751 chars)

    Welcome to this charming 3-bedroom, 2-bathroom split-level home with a 2-car garage, nestled in a quiet part of Lee's Summit. This property presents a fantastic opportunity for a buyer with a vision. It features a wonderful layout and details, but will require foundation repairs and some cosmetic updates. The main level is perfect for daily living, featuring a cozy fireplace and elegant tray ceilings in the living room, which flows seamlessly into the kitchen and dining area. All three bedrooms are conveniently located on this level. The finished basement adds value with an extra bonus room that could be utilized as a family room or a non-conforming fourth bedroom. Schedule your showing today and explore the potential to customize this home!

23. 2025-10-31
    price $250,000 751-char remark

    Show marketing remark (751 chars)

    Welcome to this charming 3-bedroom, 2-bathroom split-level home with a 2-car garage, nestled in a quiet part of Lee's Summit. This property presents a fantastic opportunity for a buyer with a vision. It features a wonderful layout and details, but will require foundation repairs and some cosmetic updates. The main level is perfect for daily living, featuring a cozy fireplace and elegant tray ceilings in the living room, which flows seamlessly into the kitchen and dining area. All three bedrooms are conveniently located on this level. The finished basement adds value with an extra bonus room that could be utilized as a family room or a non-conforming fourth bedroom. Schedule your showing today and explore the potential to customize this home!

24. 2025-10-09
    listed $255,000 Active 751-char remark

    Show marketing remark (751 chars)

    Welcome to this charming 3-bedroom, 2-bathroom split-level home with a 2-car garage, nestled in a quiet part of Lee's Summit. This property presents a fantastic opportunity for a buyer with a vision. It features a wonderful layout and details, but will require foundation repairs and some cosmetic updates. The main level is perfect for daily living, featuring a cozy fireplace and elegant tray ceilings in the living room, which flows seamlessly into the kitchen and dining area. All three bedrooms are conveniently located on this level. The finished basement adds value with an extra bonus room that could be utilized as a family room or a non-conforming fourth bedroom. Schedule your showing today and explore the potential to customize this home!

25. 2025-09-19
    historical $1,960
26. 2025-09-12
    price $1,960
27. 2025-09-11
    listed $2,140
28. 2022-07-23
    price $1,545
29. 2013-08-21
    soldstatus
30. 2013-08-20
    soldstatus 351-char remark

    Show marketing remark (351 chars)

    Beautifully remodeled home! All Brick, New Vinyl Windows, New High Efficiency Furnace and Central Air, Granite Counters with Undermount Sink, New Appliances, All New Paint, New Fixtures & Hardware, New Carpet and Vinyl Thoughout. Also features nice sized Deck, 2 Car Garage and Nice Treed Lot. Kitchen has Pantry Closet. Master with Master Bath.

31. 2013-07-11
    listed $110,000 351-char remark

    Show marketing remark (351 chars)

    Beautifully remodeled home! All Brick, New Vinyl Windows, New High Efficiency Furnace and Central Air, Granite Counters with Undermount Sink, New Appliances, All New Paint, New Fixtures & Hardware, New Carpet and Vinyl Thoughout. Also features nice sized Deck, 2 Car Garage and Nice Treed Lot. Kitchen has Pantry Closet. Master with Master Bath.

32. 2013-03-29
    soldstatus
33. 2013-03-29
    soldstatus
34. 2013-01-24
    listed $60,000
35. 2013-01-15
    historical
36. 2012-11-09
    listed $70,000
37. 1990-08-06
    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: $2,740 · $228/mo
• Projected year-2 tax: $2,740 · $228/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 ≥106°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: $20,310
• − Mortgage interest: −$12,603
• − Property taxes: −$2,740
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$6,545
• Taxable loss: −$5,954
• Est. tax savings @ 24.0%: +$1,429
• After-tax cash flow: $-551/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): 23,599
• Household income: $102,099
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 513.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 7% Hispanic / Latino 6% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 5% Slovak 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 2% Russian/Polish/Slavic 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: ▼ -180.18%
• Current HPI: 232.2858
• Rent YoY: ▲ 3.58%
• 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

+231.4% since first listed

21 events — show timeline

• 2026-04-24 Price Changed $232,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $237,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $239,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-13 Price Changed $241,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-16 Price Changed $243,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-21 Price Changed $248,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-31 Price Changed $250,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-09 Listed $255,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-19 Rental Removed $1,960 RENTLY
• 2025-09-12 Price Changed $1,960 RENTLY
• 2025-09-11 Listed for Rent $2,140 RENTLY
• 2022-07-23 Price Changed $1,545 RENT.
• 2013-08-21 Sold (Public Records) — Public Records
• 2013-08-20 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2013-07-11 Listed $110,000 Heartland MLS as Distributed by MLS Grid
• 2013-03-29 Sold (Public Records) — Public Records
• 2013-03-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2013-01-24 Listed $60,000 Heartland MLS as Distributed by MLS Grid
• 2013-01-15 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2012-11-09 Listed $70,000 Heartland MLS as Distributed by MLS Grid
• 1990-08-06 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,740 · +31.5% YoY. Source: county tax records.