807 S Hardy Ave · Independence, MO 64053

$190,000

4 bd · 2.0 ba · 1,472 sqft · MultiFamily public records · 138 Days on market

Built 1915 5,016 sqft lot $129/sqft · 15% below area Est $205k · 7% under

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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 +22.6/30.0
• ARV discount +10.7/15.0
• Appreciation +10.0/10.0
• DSCR +7.2/10.0
• 1% rule +4.8/10.0
• Livability +4.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investors, don’t miss this turn-key opportunity at 807 S Hardy in Independence, MO—a FULLY REMODELED duplex that is fully occupied. Each unit features 2 bedrooms and 1 bathroom, new plank flooring, gorgeous cermanic tile in kitchens and bathrooms. Each unit is approximately 700 sq ft. Both have modern mini-split HVAC systems for efficient comfort. The property features a nice-sized front porch for one unit and a spacious backyard for the other, all in a desirable Independence neighborhood. This beautifully renovated duplex is now low-maintenance and ideal for investors seeking strong rental demand! Agents - please contact listing agent direct to schedule a showing!

Key facts

• Spacious backyard
• New plank flooring
• 5,016 sq ft lot

Tags

• FULLY REMODELED DUPLEX
• NEW PLANK FLOORING
• GORGEOUS CERAMIC TILE
• MODERN MINI-SPLIT HVAC SYSTEMS
• NICE-SIZED FRONT PORCH
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $190k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive. Per door: $162/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (1.7% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: schools C-, 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.
• Market conditions: 46 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $1,867/mo this rent would consume 47% of the median local household income ($47k/yr) (locally 330% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y 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: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.98% ✗
• Cap rate: 8.34%
• Cash-on-cash: 7.30%
• DSCR: 1.32
• GRM: 8.5

CMA / ARV

• ARV (median comp): $204,522
• List price: $190,000
• Delta: -7.10%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10501 E 8th St	0.14mi	4/2.0	1,516 (+3%)	15mo	$190,000	$125	76

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.6%
• Equity multiple: 3.33×
• Total profit: $124,020
• Equity at exit: $171,167

10-year hold

• IRR: 25.7%
• Equity multiple: 7.56×
• Total profit: $348,868
• Equity at exit: $369,128

Cash invested: $53,200 (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 64053

• Home prices YoY: 17.9%
• Active inventory: 46
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $1,867 high
• Mortgage (P&I): −$996
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $324

Break-even live

Break-even rent $1,457

Max offer price $190,000

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,866
Total (2 units)			$1,867

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10104 E Golf Ave Independence, MO	3.0	2.0	1205	$1,395	$1.16	15d	1	0.22mi
1109 S Appleton Ave Independence, MO	3.0	2.0	1200	$1,195	$1.00	16d	1	0.34mi
1416 S Hardy Ave Independence, MO	5.0	2.0	1328	$1,625	$1.22	44d	1	0.51mi
9528 E Winner Rd Independence, MO	1.0–3.0	1.0	730	$1,099	$1.51	44d	1	0.58mi
554 S Arlington Ave Independence, MO	4.0	1.0	1161	$1,395	$1.20	15d	1	0.59mi
1425 S Northern Blvd Independence, MO	3.0	1.5	1275	$1,200	$0.94	8d	1	0.62mi
600 S Glenwood Ave Unit G-2 Independence, MO	3.0	2.0	1600	$1,650	$1.03	21d	1	0.66mi
600 S Glenwood Ave Unit G Independence, MO	4.0	2.0	1600	$1,675	$1.05	44d	1	0.66mi
576 S Oxford Ave Independence, MO	3.0	2.0	1098	$1,400	$1.28	44d	1	0.72mi
10622 E Scarritt Ave Sugar Creek, MO	4.0	1.0	1560	$1,445	$0.93	44d	1	0.86mi
11323 E Thompson St Sugar Creek, MO	3.0	2.5	1794	$1,800	$1.00	12d	1	0.86mi
100 S Oxford Ave Independence, MO	3.0	2.0	1141	$1,425	$1.25	44d	1	0.97mi
11500 E Anderson St Independence, MO	3.0	2.0	1200	$1,599	$1.33	17d	1	0.97mi
182 Novak St Sugar Creek, MO	3.0	2.0	1350	$1,800	$1.33	17d	1	1.04mi
10817 E 19th Ter S Independence, MO	3.0	1.0	1428	$1,801	$1.26	16d	1	1.11mi
10323 E 20th St S Independence, MO	3.0	1.0	936	$1,400	$1.50	44d	1	1.12mi
2110 S Sterling Ave Independence, MO	3.0	2.0	1722	$1,849	$1.07	16d	1	1.28mi
11709 E Winner Rd Independence, MO	3.0	1.5	1300	$1,195	$0.92	16d	1	1.33mi
2256 S Sterling Ave Independence, MO	3.0	1.5	1284	$1,399	$1.09	16d	1	1.38mi

Listing history 29 events

1. 2026-06-18
   days on market $190,000 Active 138 DOM
2. 2026-06-17
   days on market $190,000 Active 137 DOM
3. 2026-06-16
   days on market $190,000 Active 136 DOM
4. 2026-06-15
   days on market $190,000 Active 135 DOM
5. 2026-06-13
   days on market $190,000 Active 133 DOM
6. 2026-06-09
   days on market $190,000 Active 129 DOM
7. 2026-06-08
   days on market $190,000 Active 128 DOM
8. 2026-06-07
   days on market $190,000 Active 127 DOM
9. 2026-06-05
   days on market $190,000 Active 124 DOM
10. 2026-06-03
    days on market $190,000 Active 123 DOM
11. 2026-06-02
    days on market $190,000 Active 122 DOM
12. 2026-06-01
    days on market $190,000 Active 121 DOM
13. 2026-05-31
    days on market $190,000 Active 120 DOM
14. 2026-03-28
    price $190,000 685-char remark

    Show marketing remark (685 chars)

    Investors, don’t miss this turn-key opportunity at 807 S Hardy in Independence, MO—a FULLY REMODELED duplex that is fully occupied. Each unit features 2 bedrooms and 1 bathroom, new plank flooring, gorgeous cermanic tile in kitchens and bathrooms. Each unit is approximately 700 sq ft. Both have modern mini-split HVAC systems for efficient comfort. The property features a nice-sized front porch for one unit and a spacious backyard for the other, all in a desirable Independence neighborhood. This beautifully renovated duplex is now low-maintenance and ideal for investors seeking strong rental demand! Agents - please contact listing agent direct to schedule a showing!

15. 2026-01-31
    listed $195,000 Active 685-char remark

    Show marketing remark (685 chars)

    Investors, don’t miss this turn-key opportunity at 807 S Hardy in Independence, MO—a FULLY REMODELED duplex that is fully occupied. Each unit features 2 bedrooms and 1 bathroom, new plank flooring, gorgeous cermanic tile in kitchens and bathrooms. Each unit is approximately 700 sq ft. Both have modern mini-split HVAC systems for efficient comfort. The property features a nice-sized front porch for one unit and a spacious backyard for the other, all in a desirable Independence neighborhood. This beautifully renovated duplex is now low-maintenance and ideal for investors seeking strong rental demand! Agents - please contact listing agent direct to schedule a showing!

16. 2023-07-21
    soldstatus Closed 87-char remark

    Show marketing remark (87 chars)

    Up/down duplex, 2 bed, 1 ba each unit. Needs full rehab. Motivated sellers, make offer.

17. 2023-07-06
    status Pending 87-char remark

    Show marketing remark (87 chars)

    Up/down duplex, 2 bed, 1 ba each unit. Needs full rehab. Motivated sellers, make offer.

18. 2023-07-06
    status Active 87-char remark

    Show marketing remark (87 chars)

    Up/down duplex, 2 bed, 1 ba each unit. Needs full rehab. Motivated sellers, make offer.

19. 2023-06-28
    historical 87-char remark

    Show marketing remark (87 chars)

    Up/down duplex, 2 bed, 1 ba each unit. Needs full rehab. Motivated sellers, make offer.

20. 2023-06-12
    status Active 87-char remark

    Show marketing remark (87 chars)

    Up/down duplex, 2 bed, 1 ba each unit. Needs full rehab. Motivated sellers, make offer.

21. 2023-06-12
    price $80,000 87-char remark

    Show marketing remark (87 chars)

    Up/down duplex, 2 bed, 1 ba each unit. Needs full rehab. Motivated sellers, make offer.

22. 2023-06-03
    status Pending 87-char remark

    Show marketing remark (87 chars)

    Up/down duplex, 2 bed, 1 ba each unit. Needs full rehab. Motivated sellers, make offer.

23. 2023-05-23
    status Active 87-char remark

    Show marketing remark (87 chars)

    Up/down duplex, 2 bed, 1 ba each unit. Needs full rehab. Motivated sellers, make offer.

24. 2023-05-21
    status Pending 87-char remark

    Show marketing remark (87 chars)

    Up/down duplex, 2 bed, 1 ba each unit. Needs full rehab. Motivated sellers, make offer.

25. 2023-05-15
    listed $124,000 Active 87-char remark

    Show marketing remark (87 chars)

    Up/down duplex, 2 bed, 1 ba each unit. Needs full rehab. Motivated sellers, make offer.

26. 2001-11-30
    soldstatus
27. 2001-11-28
    soldstatus
28. 2001-08-10
    listed $59,000
29. 1997-06-16
    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: $909 · $76/mo
• Projected year-2 tax: $1,843 · $154/mo
• Expected delta: +$934/yr (+$78/mo · 102.8%)

ⓘ 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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,404
• − Mortgage interest: −$10,643
• − Property taxes: −$909
• − Insurance: −$950
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − Depreciation: −$5,527
• Taxable income: $790
• Est. tax owed @ 24.0%: −$190
• After-tax cash flow: $3,694/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): 6,775
• Household income: $47,285
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 330.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 59% Hispanic / Latino 28% Two or more races 14% Black 9% Native American 3%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 12% Lithuanian 3% Slovak 1%
• Foreign-born: 12% · Canada, China
• Languages at home: 78% English-only · Spanish 21%

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: ▲ 52.69%
• Current HPI: 347.9512
• Rent YoY: —
• 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

+222.0% since first listed

16 events — show timeline

• 2026-03-28 Price Changed $190,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-31 Listed $195,000 Heartland MLS as Distributed by MLS Grid
• 2023-07-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-07-06 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-07-06 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-06-28 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-06-12 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-06-12 Price Changed $80,000 Heartland MLS as Distributed by MLS Grid
• 2023-06-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-05-23 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-05-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-05-15 Listed $124,000 Heartland MLS as Distributed by MLS Grid
• 2001-11-30 Sold (Public Records) — Public Records
• 2001-11-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2001-08-10 Listed $59,000 Heartland MLS as Distributed by MLS Grid
• 1997-06-16 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2015): $909 · +1.9% YoY. Source: county tax records.