1952 S Powahatan Ct · Independence, MO 64057

$325,000

6 bd · 4.0 ba · 2,371 sqft · MultiFamily public records · 3 Days on market

Built 2004 9,566 sqft lot

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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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +4.1/5.0
• Rent growth +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Beautiful ranch duplex. Property has been owned and managed by the same owner and management company since it was first built. Well taken care of and the units look beautiful inside. Please schedule appointments in advance so tenants have enough time to not be disturbed.

Key facts

• 9,566 sq ft lot
• Garage
• Built 2004

Property features AI

Finance

• Financial info: Gross income reported: $37,440; Operating expenses include other items
• HOA & community: No association fees; No provided community maintenance

Exterior

• Parking: Attached garage (2 total parking spaces)
• Utilities: Public water; Public sewer; Other utilities
• Home design: Duplex (residential income); Single-story
• Construction: Brick veneer and frame construction; Other roof
• Exterior features: Not in a flood plain; Lot approximately 9,566 square feet

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Two 3-bedroom units
• Heating & cooling: Natural gas heating; Cooling system present
• Interior features: Dishwasher; Microwave; Refrigerator
• Laundry & utility: Interior laundry

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $906 ($11k/yr) — positive. Per door: $453/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Cap rate 9.6% 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: Spring Branch Elem. (math 32% / reading 42%, grade F, #611 of 1,115 statewide, top 59%, 250 students, 65% FRL); Bingham Middle (math 19% / reading 33%, grade F, #316 of 391 statewide, top 81%, 774 students, 69% FRL); William Chrisman High (math 21% / reading 45%, grade F, #351 of 521 statewide, top 68%, 1,406 students, 66% FRL).
• Market conditions: Rents rising (+2.3%/yr); 70 active listings in the ZIP; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $3,852/mo this rent would consume 65% of the median local household income ($71k/yr) (locally 637% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $325,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 1.19% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.94%
• DSCR: 1.53
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.32% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $2,384
• Equity at exit: $48,459

10-year hold

• IRR: 9.6%
• Equity multiple: 1.72×
• Total profit: $65,710
• Equity at exit: $28,100

Cash invested: $91,000 (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 64057

• Rents YoY: 2.3%
• Active inventory: 70
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $3,852 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$298 /mo · $3,573/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$809
• Net cashflow: $906

Break-even live

Break-even rent $2,706

Max offer price $325,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,090	-5% $998	+0% $906	+5% $814	+10% $722
Rent	-10% $601	-5% $753	+0% $906	+5% $1,058	+10% $1,210
Rate	-1.0pp $1,069	-0.5pp $988	base $906	+0.5pp $821	+1.0pp $736

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$3,852
Total (2 units)			$3,852

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-15
   statusdays on market $325,000 Pending 3 DOM
2. 2026-06-13
   remarks 271-char remark
3. 2026-06-13
   listed $325,000 Active 2 DOM

ⓘ 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: $3,573 · $298/mo
• Projected year-2 tax: $3,573 · $298/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 ≥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: $46,224
• − Mortgage interest: −$18,205
• − Property taxes: −$3,573
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,698
• − Management: −$3,698
• − Depreciation: −$9,455
• Taxable income: $5,970
• Est. tax owed @ 24.0%: −$1,433
• After-tax cash flow: $9,434/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): 14,328
• Household income: $71,402
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 637.0

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 (74%)
• Race & ethnicity: White 74% Black 14% Two or more races 4% Hispanic / Latino 4% Asian 2% Pacific Islander 2%
• Common ancestry: Italian 8% Slovak 3% Lithuanian 2%
• Foreign-born: 2%
• Languages at home: 97% English-only · Spanish 1% Vietnamese 1% Other Indo-European 1%

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: ▼ -178.01%
• Current HPI: 230.0639
• Rent YoY: ▲ 2.32%
• 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

+21639.1% since first listed

4 events — show timeline

• 2026-06-11 Listed $325,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-28 Rental Removed $1,450 SHOWMOJO
• 2026-02-04 Price Changed $1,450 SHOWMOJO
• 2025-10-24 Listed for Rent $1,495 SHOWMOJO

Property tax history

+4.6%/yr

Latest (2025): $3,573 · +7.8% YoY. Source: county tax records.