3527 S Adams Ave · Independence, MO 64055

$195,000

3 bd · 1.5 ba · 1,220 sqft · SingleFamily public records · 8 Days on market

Built 1962 9,583 sqft lot Est $220k · 11% 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).

• Cash flow +14.1/30.0
• ARV discount +12.5/15.0
• DSCR +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.8/5.0
• 1% rule +3.3/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect starter home in nice neighborhood. Home is in wonderful condition & has been very well cared for by the current owners. Hardwood floors throughout; updated cabinets, hardware & newer ceramic tile in the kitchen; good sized bedrooms; big laundry room on the garage level; newer roof, A/C & deck; large fenced back yard. 1st time buyer's dream. Lower level has over 300 sf that is clean, dry and could easily be finished as a rec room or home office. Or just leave it as it is and use it for a play room/exercise room/storage

Key facts

• 9,583 sq ft lot
• Garage
• Built 1962

Property features AI

Finance

• Other: Approximately 1,035 above-grade finished living area; Lot dimensions about 65 x 149 (0.22 acre)

Exterior

• Parking: Attached built-in garage with garage door opener; garage faces front (1 garage space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable, fiber, and high-speed internet available
• Home design: Single family residence (residential property); Tri-level / side-by-side split; Located inside city limits
• Construction: Frame construction with metal siding; Composition (asphalt) roof; Basement: concrete, daylight, inside entrance
• Exterior features: Deck; Fire pit; Metal fencing; City lot with paved road and public maintenance

Interior

• Kitchen: Dishwasher; Disposal; Exhaust fan; Microwave; Refrigerator; Electric range; Kitchen with ceramic tile flooring; eat-in/country kitchen layout
• Bedrooms: 3 bedrooms (all on the third level)
• Flooring: Wood flooring; Linoleum in some bathrooms and laundry; Ceramic tile in kitchen
• Bathrooms: 1 full bathroom with shower-over-tub; 1 half bathroom
• Heating & cooling: Forced air heating; Electric cooling (central air)
• Interior features: Window coverings; Smoke detector(s); Side/side split and tri-level floor plan
• Laundry & utility: Dedicated laundry room on the lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $30 ($358/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 $162k (16.8% below list).
• Recommended offer: $162k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.0% in Independence — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Sycamore Hills Elem. (math 42% / reading 47%, grade F, #413 of 1,115 statewide, top 42%, 543 students, 55% FRL); Truman High (math 18% / reading 34%, grade F, #430 of 521 statewide, top 83%, 1,662 students, 52% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents rising fast (+5.1%/yr); 202 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $6k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y 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 $162,261 (16.8% below list)

Questions for the listing agent

1. Built in 1962 — 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. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.66%
• DSCR: 1.03
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $219,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15300 E 36th Ter S	0.07mi	3/1.0	1,220 (0%)	0mo	$219,900	$180	94
3700 Randall Dr	0.14mi	3/1.5	1,180 (-3%)	4mo	$245,000	$208	85
3518 S Haden Dr	0.14mi	3/2.0	1,350 (+11%)	6mo	$240,500	$178	69
14507 E 39th Ter S	0.61mi	3/2.0	1,162 (-5%)	1mo	$225,000	$194	61
3601 S Hocker Ave	0.55mi	3/2.0	1,196 (-2%)	11mo	$169,900	$142	60
14600 E 33rd St	0.55mi	3/1.5	1,364 (+12%)	1mo	$241,000	$177	54
14805 E 40th St S	0.56mi	3/1.5	1,107 (-9%)	8mo	$185,000	$167	52
14224 E 36th St	0.59mi	3/2.0	1,300 (+7%)	10mo	$235,000	$181	51
14400 E 32nd Ter S	0.68mi	3/2.0	1,274 (+4%)	12mo	$248,800	$195	50
4222 E 42nd Street Ct	0.73mi	3/1.0	1,150 (-6%)	10mo	$229,900	$200	46
3830 S Summit Ridge Dr	0.72mi	3/2.0	1,324 (+8%)	8mo	$210,000	$159	43
521 S Leslie Dr	0.65mi	3/2.0	1,362 (+12%)	8mo	$240,000	$176	42

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: -13.1%
• Equity multiple: 0.52×
• Total profit: $-26,247
• Equity at exit: $29,075

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-5,628
• Equity at exit: $16,860

Cash invested: $54,600 (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: 202
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,623 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$148 /mo · $1,778/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $30

Break-even live

Break-even rent $1,585

Max offer price $195,000

Occupancy floor 93%

Sensitivity live

Price	-10% $140	-5% $85	+0% $30	+5% $-25	+10% $-81
Rent	-10% $-98	-5% $-34	+0% $30	+5% $94	+10% $158
Rate	-1.0pp $128	-0.5pp $79	base $30	+0.5pp $-21	+1.0pp $-72

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3605 S Stayton Ave Independence, MO	3.0	2.0	1078	$1,631	$1.51	8d	1	0.26mi
14405 E 37th St S Independence, MO	3.0	1.0	1300	$1,800	$1.38	4d	1	0.51mi
2905 S Lee's Summit Rd Independence, MO	1.0–3.0	1.0–2.0	853	$1,746	$2.05	2d	48	0.83mi
16504 E 33rd St S Independence, MO	4.0	2.0	1495	$2,055	$1.37	2d	1	0.87mi
16301 E 29 St S Independence, MO	1.0–2.0	1.0	718	$1,400	$1.95	17d	16	0.97mi
3551 S Lynn St Unit 3551 Independence, MO	2.0	1.0	850	$899	$1.06	44d	1	0.98mi
16421 E 29th Ter S Independence, MO	3.0	2.0	1225	$1,606	$1.31	44d	1	1.07mi
16428 E 29th Street Ct S Unit B Independence, MO	2.0	1.5	826	$1,277	$1.55	24d	1	1.13mi
3501 S Osage St Independence, MO	3.0	1.0	1300	$1,495	$1.15	17d	1	1.16mi
3501 S Osage St Independence, MO	3.0	1.0	1300	$1,495	$1.15	20d	1	1.16mi
3100 Quail Creek Dr Independence, MO	1.0–2.0	1.0	961	$1,330	$1.38	13d	1	1.19mi
13511 E 41st Ter S Independence, MO	3.0	2.0	925	$1,530	$1.65	24d	1	1.21mi
8061/2 E Devon St Independence, MO	2.0	1.0	824	$1,195	$1.45	8d	1	1.25mi
4232 S Liberty St Independence, MO	3.0	1.0	1152	$1,525	$1.32	24d	1	1.35mi
3936 S Pleasant St Independence, MO	3.0	2.0	1150	$1,750	$1.52	24d	1	1.36mi
16801 E Larkspur Ln Independence, MO	1.0–3.0	1.0–2.0	1042	$1,549	$1.49	44d	26	1.47mi
16801 E Larkspur Ln Independence, MO	1.0–3.0	1.0–2.0	1125	$1,650	$1.47	2d	7	1.47mi
15404 E 48th St Kansas City, MO	2.0	1.5	1325	$1,350	$1.02	24d	1	1.49mi
15312 E 48th St Kansas City, MO	3.0	2.0	1160	$1,700	$1.47	13d	1	1.50mi

Listing history 9 events

1. 2026-04-17
   status Pending
2. 2026-04-09
   listed $195,000 Active
3. 2026-03-25
   historical $195,000
4. 2019-09-17
   soldstatus
5. 2019-09-17
   soldstatus
6. 2013-05-10
   listed $90,000 549-char remark

   Show marketing remark (549 chars)

   Perfect starter home in nice neighborhood. Home is in wonderful condition & has been very well cared for by the current owners. Hardwood floors throughout; updated cabinets, hardware & newer ceramic tile in the kitchen; good sized bedrooms; big laundry room on the garage level; newer roof, A/C & deck; large fenced back yard. 1st time buyer's dream. Lower level has over 300 sf that is clean, dry and could easily be finished as a rec room or home office. Or just leave it as it is and use it for a play room/exercise room/storage

7. 2005-06-30
   soldstatus
8. 2005-06-21
   soldstatus 302-char remark

   Show marketing remark (302 chars)

   Great area and nice home. LR eat-in kitchen, washer & dryer hook-up on entrance level. 1 1/2 baths, basement & garage. Water heater & dispoal 1994. This home has wood windows and steel siding. Double sliding doors going out to backyard. Original owners, one family owned. Fenced yard.

9. 2005-04-06
   listed $99,950 302-char remark

   Show marketing remark (302 chars)

   Great area and nice home. LR eat-in kitchen, washer & dryer hook-up on entrance level. 1 1/2 baths, basement & garage. Water heater & dispoal 1994. This home has wood windows and steel siding. Double sliding doors going out to backyard. Original owners, one family owned. Fenced yard.

ⓘ 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: $1,778 · $148/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$114/yr (+$9/mo · 6.4%)

ⓘ 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 ≥107°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: $19,471
• − Mortgage interest: −$10,923
• − Property taxes: −$1,778
• − Insurance: −$975
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − Depreciation: −$5,673
• Taxable loss: −$2,993
• Est. tax savings @ 24.0%: +$718
• After-tax cash flow: $1,077/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

+95.1% since first listed

9 events — show timeline

• 2026-04-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-09 Listed $195,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-25 Coming Soon $195,000 Heartland MLS as Distributed by MLS Grid
• 2019-09-17 Sold (Public Records) — Public Records
• 2019-09-17 Sold (Public Records) — Public Records
• 2013-05-10 Listed $90,000 Heartland MLS as Distributed by MLS Grid
• 2005-06-30 Sold (Public Records) — Public Records
• 2005-06-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-04-06 Listed $99,950 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.5%/yr

Latest (2025): $1,778 · -22.5% YoY. Source: county tax records.