TWINVILLAS PORTFOLIO
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
24Units
/12 Buildings of 2025–2026 construction, significantly reducing nearterm capital expenditure and maintenance risk
Modern Twin Villa Design
Two-story layouts, 3–4 bedroom floorplans, quartz kitchens, open main levels, and attached 2-car garages with stone and stucco exteriors.
Operational Efficiencies
Uniform construction, consistent floor plans, and standardized mechanicals and finishes across all buildings, supported by a single HOA structure that simplifies leasing, maintenance, and management.
HOA Structure Flexibility
HOA dues are currently underwritten at approximately $200 per unit per month. A single purchaser of the entire Sequoia community may have the ability to revise the HOA structure, assessments, and service levels to optimize longterm operating costs.
Multiple Exit Strategies
from Downtown Lee’s Summit’s restaurants, retail, services, and community events
Hold as a stabilized portfolio, sell off whole buildings to owner-occupants or small investors, or selectively dispose of individual buildings over time.
House-Hack Potential
Individual buyers can purchase an entire building, live in one side, and rent the other for significant payment offset
Hosted Short-Term Rental Opportunity
Under current City of Lee’s Summit code, qualifying two-family dwellings may be used for hosted shortterm rentals when an owner or local representative occupies a dwelling on the same or an adjacent parcel and complies with licensing, occupancy, and safety requirements Buyers should independently verify all STR use with the city.
Property&HOAOverview
Property Name: Sequoia Twin Villas
Location: Lee’s Summit, Missouri (approx. 0.5 miles from Downtown Lee’s Summit)
Buildings: 12 (2 units per building, 9 basement buildings, 3 slab buildings)
InteriorFeatures
Open-concept main level with engineered hardwood floors
Quartz kitchen countertops with tile backsplash and oversized island
Quality cabinet package with ample storage
Stainless appliance package (per builder specification)
Site&Operations
Professionally managed HOA (currently underwritten at approximately $200 per unit per month) providing:
Lawn care and common-area landscaping
Exterior maintenance (per HOA scope)
Trash service
Units: 24
Stories: 2
Year Built: 2025-2026
Construction Type: Wood-frame over slab or basement with stone and stucco exterior and modern exterior elevations
Spacious bedrooms with walk-in closets
Modern bathrooms with tile flooring and tiled showers
Finished or finish-ready lower levels on basement units, providing additional living/office/guest space
If a single buyer acquires the entire Sequoia community, there may be an opportunity to restructure the HOA, budget, and included services to align with that owner’s operating strategy and management preferences.
ASKING PRICE: $8,250,000
AVERAGE PRICE PER BUILDING (12): $687,500
AVERAGE PRICE PER UNIT (24): $343,750
RENT ASSUMPTIONS (PRO FORMA)
4BR / 35BA basement units (18): $3,000/month
Monthly: 18 × $3,000 = $54,000
Annual: $648,000
3BR / 25BA 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): $130,86288
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
ProFormaScenarios Portfolioat$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%
HouseHack& 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: 625%, 30-year amortization (illustrative only)
Estimated principal & interest: ≈ $3,450/month
Add building-level carrying costs (for both units):
Estimated property taxes: $10,17822/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-TERMRENTAL (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&AreaOverview
Lee’s Summit is one of the most desirable suburbs in the Kansas City MSA, with strong demographics and highly regarded schools
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.
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 City metro and regional employment centers
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.