17110 E 31st Ter · Independence, MO 64055

$179,000

3 bd · 1.5 ba · 936 sqft · SingleFamily public records · 1 Days on market

Built 1970 0.30 ac lot $191/sqft · 7% above area Est $204k · 12% under

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Why this score? — see what drove the C- 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 +16.1/30.0
• ARV discount +13.0/15.0
• DSCR +5.0/10.0
• Livability +4.1/5.0
• 1% rule +3.9/10.0
• Rent growth +3.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pool * Detached Garage (24x24) With 100 Amp Service * Thermo Windows * Vinyl Siding * Newer Kitchen Cabinets * 2nd Bath Off Master Bedroom Has Whirlpool Tub * Deck Is 20x23 * 1st Floor Laundry * Corner Lot.

Key facts

• 0.3 acre lot
• 2 garage spots
• Pool

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch floor plan; One story (ranch style)
• Construction: Vinyl siding; Composition roof; Built approximately 51–75 years ago
• Exterior features: Deck; Above-ground pool; Corner, level lot (approx. 0.3 acre; dimensions 94 x 122)

Interior

• Kitchen: Kitchen with electric range; Dishwasher; Disposal
• Bedrooms: 3 bedrooms (all on the main/first level)
• Bathrooms: 2 full bathrooms (one on the main level, one in the basement)
• Heating & cooling: Forced air heating; Attic fan for cooling
• Interior features: Finished full basement with inside entrance; Formal dining area; Intercom
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (10.9% below list).
• Recommended offer: $160k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.0% in Independence — 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 (#10 in MO, #1,296 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D+, crime F.
• Independence 30 (suburban): math 26% / reading 38% proficiency, ranked #252 of 324 in MO (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glendale Elem. (math 37% / reading 47%, grade F, #481 of 1,115 statewide, top 46%, 458 students, 69% FRL); Truman High (math 18% / reading 34%, grade F, #430 of 521 statewide, top 83%, 1,662 students, 52% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising fast (+5.1%/yr); 200 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 31% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y 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 $159,529 (10.9% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 6.91%
• Cash-on-cash: 2.19%
• DSCR: 1.10
• GRM: 9.4

CMA / ARV

• ARV (median comp): $203,895
• List price: $179,000
• Delta: -12.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16824 E 31st St S	0.24mi	3/1.5	972 (+4%)	2mo	$195,000	$201	80
16800 E 31st St S	0.24mi	3/1.5	972 (+4%)	6mo	$200,000	$206	77
3016 Porter Rd	0.40mi	3/1.0	912 (-3%)	1mo	$120,000	$132	74
16913 Ellison Way	0.20mi	3/1.5	972 (+4%)	14mo	$220,000	$226	73
3209 S Mark Cir	0.47mi	3/1.0	912 (-3%)	7mo	$205,000	$225	66
3200 Queen Ridge Dr	0.59mi	3/1.5	981 (+5%)	12mo	$188,000	$192	54
3229 S Trail Ridge Dr	0.68mi	3/2.0	912 (-3%)	19mo	$180,000	$197	47
16524 E 35th St	0.63mi	3/1.0	1,053 (+12%)	5mo	$224,900	$214	44
16000 E 32nd St S	0.73mi	3/1.5	975 (+4%)	18mo	$169,500	$174	44
16722 E 35th Ter	0.65mi	3/2.0	1,053 (+12%)	10mo	$225,000	$214	38
3420 Queen Ridge Dr	0.66mi	3/2.0	1,048 (+12%)	13mo	$219,000	$209	36

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 · 5.09% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.61×
• Total profit: $-19,780
• Equity at exit: $26,689

10-year hold

• IRR: 1.3%
• Equity multiple: 1.10×
• Total profit: $4,863
• Equity at exit: $15,477

Cash invested: $50,120 (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 64055

• Rents YoY: 5.1%
• Active inventory: 200
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,595 high
• Mortgage (P&I): −$939
• Tax from tax record: −$156 /mo · $1,868/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $91

Break-even live

Break-even rent $1,480

Max offer price $179,000

Occupancy floor 89%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16428 E 29th Street Ct S Unit B Independence, MO	2.0	1.5	826	$1,277	$1.55	23d	1	0.48mi
16801 E Larkspur Ln Independence, MO	1.0–3.0	1.0–2.0	1125	$1,650	$1.47	1d	7	0.49mi
16801 E Larkspur Ln Independence, MO	1.0–3.0	1.0–2.0	1042	$1,549	$1.49	43d	26	0.49mi
16301 E 29 St S Independence, MO	1.0–2.0	1.0	718	$1,400	$1.95	16d	16	0.51mi
2905 S Lee's Summit Rd Independence, MO	1.0–3.0	1.0–2.0	853	$1,746	$2.05	1d	48	0.72mi
3605 S Stayton Ave Independence, MO	3.0	2.0	1078	$1,631	$1.51	7d	1	1.11mi
3926 S Redwood Dr Independence, MO	2.0	1.0	945	$1,050	$1.11	23d	1	1.15mi
1900 S Brookstone Village Dr Independence, MO	1.0–3.0	1.0–2.0	951	$1,797	$1.89	2d	8	1.41mi
19012 E 37th Ter S Independence, MO	1.0–2.0	1.0–2.0	936	$1,515	$1.62	1d	1	1.45mi

Listing history 7 events

1. 2026-05-02
   status Pending 12-char remark
2. 2026-05-02
   listed $179,000 Active 12-char remark
3. 2026-05-01
   historical $179,000 12-char remark
4. 2000-09-26
   soldstatus
5. 2000-09-25
   soldstatus 206-char remark

   Show marketing remark (206 chars)

   Pool * Detached Garage (24x24) With 100 Amp Service * Thermo Windows * Vinyl Siding * Newer Kitchen Cabinets * 2nd Bath Off Master Bedroom Has Whirlpool Tub * Deck Is 20x23 * 1st Floor Laundry * Corner Lot.

6. 2000-07-31
   listed $89,900 206-char remark

   Show marketing remark (206 chars)

   Pool * Detached Garage (24x24) With 100 Amp Service * Thermo Windows * Vinyl Siding * Newer Kitchen Cabinets * 2nd Bath Off Master Bedroom Has Whirlpool Tub * Deck Is 20x23 * 1st Floor Laundry * Corner Lot.

7. 1989-11-18
   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: $1,868 · $156/mo
• Projected year-2 tax: $1,868 · $156/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°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: $19,143
• − Mortgage interest: −$10,027
• − Property taxes: −$1,868
• − Insurance: −$895
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$5,207
• Taxable loss: −$1,916
• Est. tax savings @ 24.0%: +$460
• After-tax cash flow: $1,556/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: Independence 30
• NCES district ID: 2915480
• Math proficiency: 26% ▼ -8.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $41,843
• Composite: 27.04/100
• National rank: #7054
• State rank: #252 of 324 in MO

Livability — Independence

• Score: 82/100
• State rank: #10
• US rank: #1296

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment D+ Housing A+ Health & safety A User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Independence, MO
• County: Jackson County · 687,798 people
• City population: 117,675
• Metro: Kansas City, MO-KS
• Population (ZIP): 35,960
• Household income: $62,439
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 1404.0

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 (71%)
• Race & ethnicity: White 71% Black 13% Hispanic / Latino 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Italian 9% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4%

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: ▼ -180.54%
• Current HPI: 245.3636
• Rent YoY: ▲ 5.09%
• 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

+99.1% since first listed

8 events — show timeline

• 2026-05-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2026-05-02 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-02 Listed $179,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-01 Coming Soon $179,000 Heartland MLS as Distributed by MLS Grid
• 2000-09-26 Sold (Public Records) — Public Records
• 2000-09-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2000-07-31 Listed $89,900 Heartland MLS as Distributed by MLS Grid
• 1989-11-18 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,868 · -5.0% YoY. Source: county tax records.