SEQUOIA TWIN VILLAS PORTFOLIO 12 BUILDINGS | 24 UNITS | LEE’S SUMMIT, MISSOURI
PORTFOLIO ASKING PRICE: $8,250,000 (9 BUILDINGS AT $700,000 AND 3 BUILDINGS AT $650,000)
PRESENTED BY ANDREW HICKLIN
DIRECT: 816.590.9066 | ANDREWH@REECENICHOLS.COM
Executive Summary Sequoia Twin Villas is a newly constructed 24-unit twin villa community located approximately onehalf mile from Downtown Lee’s Summit, Missouri. The asset offers investors and owner-occupants a rare opportunity to acquire modern two-family product in a highly desirable, supply-constrained suburban market within the Kansas City MSA. The portfolio consists of 12 twin villa buildings (24 units total)—9 basement twin villa buildings and 3 slab twin villa buildings—each featuring 2-car garages, open-concept layouts, high-end interior finishes,
and
stone/stucco
exteriors.
A
professionally managed HOA provides lawn care, exterior maintenance, and trash service, delivering a true low-maintenance, “lock-and-leave” living experience. With strong projected rents, flexible exit strategies (sell in bulk or by building), and potential for hosted short-term rental and house-hack strategies (subject to city regulations), Sequoia is positioned as an attractive long-term hold in one of the metro’s top residential submarkets.
Investment Highlights
24 Units
.5 Miles
/12 Buildings of 2025–2026 construction, significantly reducing nearterm capital expenditure and maintenance risk.
from Downtown Lee’s Summit’s restaurants, retail, services, and community events.
Modern Twin Villa Design Two-story layouts, 3–4 bedroom floorplans,
Multiple Exit Strategies Hold as a stabilized portfolio, sell off whole buildings
quartz kitchens, open main levels, and attached
to owner-occupants or small investors, or selectively
2-car garages with stone and stucco exteriors.
dispose of individual buildings over time.
Operational Efficiencies Uniform construction, consistent floor plans, and
House-Hack Potential Individual buyers can purchase an entire building,
standardized mechanicals and finishes across all
live in one side, and rent the other for significant
buildings, supported by a single HOA structure
payment offset.
that
simplifies
leasing,
maintenance,
and
management. HOA Structure Flexibility HOA dues are currently
Hosted Short-Term Rental Opportunity Under current City of Lee’s Summit code, qualifying two-family dwellings may be used for hosted short-
at
term rentals when an owner or local representative
approximately $200 per unit per month. A single
occupies a dwelling on the same or an adjacent
purchaser of the entire Sequoia community may
parcel and complies with licensing, occupancy, and
have the ability to revise the HOA structure,
safety requirements. Buyers should independently
assessments, and service levels to optimize long-
verify all STR use with the city.
term operating costs.
underwritten
Property & HOA Overview Property Name: Sequoia Twin Villas
Units: 24 Stories: 2
Location: Lee’s Summit, Missouri (approx. 0.5 miles from Downtown Lee’s Summit)
Year Built: 2025-2026 Construction Type: Wood-frame over
Buildings: 12 (2 units per building,
slab or basement with stone and stucco
9 basement buildings, 3 slab buildings)
exterior and modern exterior elevations
Plan
Units
Beds/Baths
Parking
Basement Twin Villa
18
4 bed / 3.5 bath
2-car garage
Slab Twin Villa
6
3 bed / 2.5 bath
2-car garage
Interior Features Open-concept
main
level
with
engineered
Spacious bedrooms with walk-in closets
hardwood floors
Modern bathrooms with tile flooring and tiled
Quartz kitchen countertops with tile backsplash and
showers
oversized island
Finished or finish-ready lower levels on
Quality cabinet package with ample storage
basement
Stainless appliance package (per builder specification)
living/office/guest space
units,
providing
additional
Site & Operations Professionally managed HOA (currently underwritten at approximately $200 per unit per month) providing:
If a single buyer acquires the entire Sequoia community, there may be an opportunity to
Lawn care and common-area landscaping
restructure the HOA, budget, and included
Trash service
strategy and management preferences.
Exterior maintenance (per HOA scope)
services to align with that owner’s operating
Pro Forma Financial Summary ASKING PRICE: $8,250,000 AVERAGE PRICE PER BUILDING (12): $687,500 AVERAGE PRICE PER UNIT (24): $343,750 RENT ASSUMPTIONS (PRO FORMA) 4BR / 3.5BA basement units (18): $3,000/month Monthly: 18 × $3,000 = $54,000 Annual: $648,000 3BR / 2.5BA slab units (6): $2,600/month Monthly: 6 × $2,600 = $15,600 Annual: $187,500
TOTAL GSR = $648,000 + $187,500 = $835,500/YEAR OPERATING EXPENSE ASSUMPTIONS (ANNUAL, PORTFOLIO LEVEL) Real Estate Taxes (est.): $130,862.88 Insurance (est.): $36,000 HOA (estimated): $200 per unit per month × 24 units = $57,600
The HOA expense is an estimate based on a projected budget and scope of services. A buyer who acquires the full 12building portfolio may elect to amend HOA covenants, adjust assessments, or internalize certain services, which could materially change the final HOA expense and operating structure. Property Management (Base & Conservative scenarios): 8% of EGI Reserves/Repairs (Base & Conservative scenarios): 5% of EGI These assumptions are for underwriting illustration only. Buyers should apply their own rent, expense, and debt terms.
Pro Forma Scenarios Portfolio at $8,250,000 UPSIDE SCENARIO
BASE CASE SCENARIO
CONSERVATIVE SCENARIO (RENTS –10%)
GSR: $810,000 Vacancy: 0% Effective Gross Income (EGI): $810,000 Fixed OpEx (taxes, insurance, HOA): ≈ $224,463 NOI: ≈ $585,537 Cap Rate @ $8,250,000: ≈ 7.1%
GSR: $810,000 Vacancy: 5% → EGI ≈ $769,500 Management (8% of EGI): ≈ $61,560 Reserves (5% of EGI): ≈ $38,475 Fixed OpEx (taxes, insurance, HOA): ≈ $224,463 Total OpEx: ≈ $324,498 NOI: ≈ $445,002 Cap Rate @ $8,250,000: ≈ 5.4%
GSR (–10%): $729,000 Vacancy: 5% → EGI ≈ $692,550 Management (8% of EGI): ≈ $55,404 Reserves (5% of EGI): ≈ $34,628 Fixed OpEx (taxes, insurance, HOA): ≈ $224,463 Total OpEx: ≈ $314,495 NOI: ≈ $378,055 (rounded) Cap Rate @ $8,250,000: ≈ 4.6%
House Hack & Owner-Occupant Strategy Sequoia’s twin villa configuration is ideal for “live in one, rent the other” buyers.
Illustrative Example (per building) Purchase price (example): $700,000 for one twin villa building Down payment: 20% → $140,000 down Loan amount: ≈ $560,000 Sample interest rate: 6.25%, 30-year amortization (illustrative only) Estimated principal & interest: ≈ $3,450/month Add building-level carrying costs (for both units): Estimated property taxes: $10,178.22/year → ≈ $850/month Estimated insurance: $3,000/year → ≈ $250/month HOA: $200 per unit per month × 2 units = $400/month Estimated total monthly PITI + HOA for the building: ≈ $4,950/month.
With the updated rent assumption, if the second (4BR basement) unit rents for around $3,000/month, that income could offset over 60% of the total monthly cost, resulting in an effective housing cost of roughly $1,950/month for the owner’s side (before utilities and any vacancy). This structure allows an owner to: Live in new construction in a prime Lee’s Summit location Control the entire building Build equity on both units while a neighboring tenant helps support the payment All rate/payment examples are illustrative only; actual terms depend on buyer qualifications and lender programs.
SHORT-TERM RENTAL (STR) OVERVIEW (High-Level Summary – Not Legal Advice)
Per the City of Lee’s Summit municipal code (Sec. 6.505 as provided by owner), key short-term rental requirements include: STRs permitted in single-family and two-family (duplex/twin villa) dwelling units in specified locations. The owner or a local representative must occupy a dwelling unit on the same parcel or an adjacent parcel. A maximum of two rooms may be rented, with up to four unrelated guests or a family. The owner must obtain a business license, pay applicable license taxes, and provide contact information to the City. Units must be provided with: Functioning fire extinguisher Smoke alarm in each bedroom Child-proofed electrical outlets Posted map identifying escape routes Posted emergency contact information for the owner Carbon monoxide detection as required by code Posted local noise/sound regulations
Because Sequoia is a two-family twin villa product, qualified buyers who occupy a dwelling on the same or adjacent parcel and comply with all requirements may explore hosted STR strategies as supplemental income. Important: Regulations may change. Buyers must verify all zoning, licensing, and STR requirements directly with the City of Lee’s Summit and should not rely on this document as legal or regulatory advice.
Location & Area Overview .5 Miles To Downtown Lee’s Summit
Convenient access to restaurants, local boutiques, services, and community events
Proximity to major retail hubs such as Summit Fair and Summit Woods
Easy connectivity to the broader Kansas Lee’s Summit is one of the most desirable suburbs in the Kansas
City metro and regional
City MSA, with strong demographics and highly regarded schools.
employment centers
The metro benefits from a diversified economy including healthcare, logistics, professional services, technology, and public sector employment. These fundamentals support durable longterm rental demand and attractive resale potential.
Contact Phone (816) 590-9066
Email andrewh@reecenichols.com
Brokerage 816-468-8555
DISCLAIMER This Offering Memorandum has been prepared solely for informational purposes and does not constitute an offer to sell or a solicitation of an offer to buy any property, security, or interest. The information contained herein has been obtained from sources believed to be reliable; however, neither the Owner nor Broker makes any representations or warranties, express or implied, as to the accuracy or completeness of such information. All projections, opinions, assumptions, or estimates are for example purposes only and are subject to change. Prospective purchasers must conduct their own independent investigation and due diligence, including but not limited to: verification of all income and expenses, unit mix and square footage, taxes, zoning and permitted uses (including any short-term rental use), and the physical condition of the property. Owner and Broker expressly reserve the right, at their sole discretion, to reject any or all offers, to terminate discussions with any party at any time, and/or to withdraw the property from the market without notice.