CashFlowRE
Sign in Sign up
326 N Cedar Ave
B+ Composite 78.62
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 +30.0/30.0
  • 1% rule +10.0/10.0
  • DSCR +10.0/10.0
  • Appreciation +10.0/10.0
  • ARV discount +7.5/15.0
  • Livability +4.1/5.0
  • Rent growth +2.5/5.0
  • Schools +2.3/10.0
  • Condition / age +2.2/5.0

$65,000

326 N Cedar Ave · Independence, MO 64053
3 bd · 1.0 ba · 787 sqft · SingleFamily public records · 98 Days on market
Built 1970 Fair condition 5,979 sqft lot $83/sqft · 51% below area

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Welcome to this charming small ranch-style home with a fresh new look! In addition to the new paint inside, the exterior of the house has also been recently painted. This delightful property features new flooring throughout, creating a clean and inviting atmosphere. Some new windows have been installed, allowing natural light to flood the interior spaces, making them feel bright and airy. For your comfort, a new air conditioning and furnace system was installed in 2021, ensuring a pleasant indoor environment year-round. Step outside onto the covered back patio, which provides a cozy space for relaxation and enjoyment. The patio overlooks a cute backyard, perfect for gardening, outdoor activities, or simply unwinding in a peaceful setting. With its FHA loan eligibility and affordable price, this small ranch-style home presents an incredible opportunity for first-time homebuyers or those looking to downsize. Don't miss out on this fantastic deal – schedule a showing today and make this cozy property yours!

Key facts

  • Ranch style home
  • Highway access
  • Shopping

Tags

RANCH STYLE HOMEESTABLISHED NEIGHBORHOODHIGHWAY ACCESSSHOPPINGSPORTING EVENTS

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 3-bed/1.0-bath single-family listed at $65k. Condition is rated fair.

Deal economics

  • At list price, monthly cash flow is $523 ($6k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($1k rent vs $65k).
  • Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
  • Cap rate 16.0% 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: Abraham Mallinson Elementary (math 20% / reading 34%, grade F, #850 of 1,115 statewide, top 78%, 272 students, 80% FRL); Clifford H. Nowlin Middle (math 13% / reading 29%, grade F, #342 of 391 statewide, top 88%, 875 students, 80% FRL); Van Horn High (math 13% / reading 27%, grade F, #472 of 521 statewide, top 91%, 1,047 students, 72% FRL) — zoned schools average 77% FRL vs 58% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
  • Market conditions: 61 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
  • This rent runs 30% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

  • In year one you build about $7k of equity ($449 loan paydown + $6k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
  • By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

  • It's been on market 98 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
  • 5 sale attempts since 22y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Recommended offer $59,150 (9.0% below list)

Questions for the listing agent

  1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
  2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
  3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
  4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  6. 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?
  7. 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.
  8. 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.
  9. 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
1.84%
Cap rate
15.95%
Cash-on-cash
34.49%
DSCR
2.53
GRM
4.5

CMA / ARV

ARV (median comp)
$131,375
List price
$65,000
Delta
-50.52%
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
108 S Huttig Ave 0.40mi 2/1.0 (-1) 819 (+4%) 3mo $109,000 $133 67
230 S Huttig Ave 0.57mi 2/1.0 (-1) 756 (-4%) 2mo $125,000 $165 60
207 N Hawthorne Ave 0.21mi 3/2.0 875 (+11%) 9mo $150,000 $171 60
212 S Huttig Ave 0.50mi 2/1.0 (-1) 704 (-10%) 6mo $129,500 $184 49
128 S Arlington Ave 0.53mi 3/1.0 884 (+12%) 8mo $125,000 $141 48
125 S Brookside St 0.66mi 2/1.0 (-1) 855 (+9%) 6mo $90,000 $105 45
108 S Hedges St 0.54mi 2/1.0 (-1) 872 (+11%) 8mo $120,000 $138 45
502 S Willow Ave 0.69mi 2/1.0 (-1) 680 (-14%) 2mo $120,000 $176 38
112 N Brookside Ave 0.65mi 2/1.5 (-1) 729 (-7%) 18mo $115,000 $158 36
10031 E Wilson Rd 0.75mi 3/1.0 874 (+11%) 16mo $104,900 $120 34
114 S Appleton St 0.65mi 2/1.0 (-1) 895 (+14%) 11mo $129,900 $145 33

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
50.7%
Equity multiple
4.78×
Total profit
$68,719
Equity at exit
$58,557
10-year hold
IRR
44.4%
Equity multiple
10.68×
Total profit
$176,164
Equity at exit
$126,281

Cash invested: $18,200 (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.
Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
6 active · 9 under contract
Months of supply
2.4 mo (42%/mo absorbed)
Median asking
$152,450 ($181/sqft)
Median days on market
17 d
This list price
lowest-priced of the active set
ARV vs active asking
-7.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 64053

Home prices YoY
17.9%
Active inventory
61
Price-to-rent
4.5×

Monthly cashflow live

Estimated rent
$1,194 high interval (Pro) →
Mortgage (P&I)
$341
Tax from tax record
$52 /mo · $625/yr
Insurance
$27
HOA
$0
Vacancy / Maint / Mgmt
$251
Net cashflow
$523

Break-even live

Break-even rent $532
Max offer price $65,000
Occupancy floor 51%

Sensitivity live

Price -10% $560 -5% $542 +0% $523 +5% $505 +10% $486
Rent -10% $429 -5% $476 +0% $523 +5% $570 +10% $617
Rate -1.0pp $556 -0.5pp $540 base $523 +0.5pp $506 +1.0pp $489

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
$16,250
Closing costs
$1,950
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 15 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
303 N Huttig Ave Independence, MO 2.0 1.0 640 $1,200 $1.88 47d 1 0.13mi
10606 E Kentucky Ave Sugar Creek, MO 2.0 1.0 700 $1,095 $1.56 39d 1 0.48mi
563 S Ash Ave Unit 3 Independence, MO 2.0 1.0 650 $799 $1.23 21d 1 0.80mi
11302 E Putnam St Sugar Creek, MO 2.0 1.0 750 $1,000 $1.33 11d 1 0.85mi
576 S Oxford Ave Independence, MO 3.0 2.0 1098 $1,400 $1.28 93d 1 0.90mi
578 S Oxford Ave Independence, MO 3.0 1.0 990 $1,400 $1.41 47d 1 0.91mi
600 S Glenwood Ave Unit F Independence, MO 2.0 1.0 750 $995 $1.33 69d 1 0.96mi
10516 E 10th St S Independence, MO 4.0 3.0 1100 $1,275 $1.16 38d 1 1.24mi
10516 E 10th St S Independence, MO 4.0 3.0 1100 $1,275 $1.16 36d 1 1.24mi
10561 E Lake Dr Independence, MO 2.0 1.0 800 $1,000 $1.25 93d 1 1.26mi
10522 E 10th St S Independence, MO 2.0 1.0 1020 $1,099 $1.08 72d 1 1.26mi
9528 E Winner Rd Independence, MO 1.0–3.0 1.0 730 $1,099 $1.51 93d 1 1.28mi
8705 E Smart Ave Independence, MO 2.0 1.0 750 $1,000 $1.33 93d 1 1.29mi
530 Sundown Dr Independence, MO 2.0 1.0 450 $1,049 $2.33 11d 12 1.29mi
11601 E US Highway 24 Apt DA Independence, MO 2.0 1.0 900 $1,400 $1.56 93d 1 1.38mi

Property features AI

Finance

Other
Property listed as residential single family; above-grade living area reported as 787 square feet
Financial info
Annual tax amount listed (not included in feature details)
HOA & community
No association fees

Exterior

Parking
Off-street parking
Utilities
Public waterPublic sewer
Home design
Single family residenceRanch floor plan
Construction
Board & batten sidingComposition roofBuilt approximately 51–75 years ago
Exterior features
Lot approximately 5,979 square feet

Interior

Kitchen
Kitchen with space for dining (eat-in)
Bedrooms
2 bedrooms
Bathrooms
1 full bathroom
Heating & cooling
Natural gas heatingElectric cooling (has air conditioning)
Interior features
Eat-in kitchenUnfinished walk-up basement
Laundry & utility
Laundry located in bathroom

Listing history 50 events

  1. 2026-08-08
    days on market $65,000 Active 98 DOM
  2. 2026-08-07
    days on market $65,000 Active 97 DOM
  3. 2026-08-06
    days on market $65,000 Active 96 DOM
  4. 2026-08-05
    status $65,000 Active 95 DOM
  5. 2026-07-28
    statusdays on market $65,000 Pending 95 DOM
  6. 2026-07-26
    days on market $65,000 Active 93 DOM
  7. 2026-07-24
    days on market $65,000 Active 91 DOM
  8. 2026-07-23
    days on market $65,000 Active 90 DOM
  9. 2026-07-22
    days on market $65,000 Active 89 DOM
  10. 2026-07-21
    days on market $65,000 Active 88 DOM
  11. 2026-07-20
    days on market $65,000 Active 87 DOM
  12. 2026-07-18
    days on market $65,000 Active 85 DOM
  13. 2026-07-18
    days on market $65,000 Active 84 DOM
  14. 2026-07-16
    days on market $65,000 Active 83 DOM
  15. 2026-07-15
    days on market $65,000 Active 82 DOM
  16. 2026-07-14
    days on market $65,000 Active 81 DOM
  17. 2026-07-13
    days on market $65,000 Active 80 DOM
  18. 2026-07-13
    days on market $65,000 Active 79 DOM
  19. 2026-07-11
    days on market $65,000 Active 78 DOM
  20. 2026-07-10
    days on market $65,000 Active 77 DOM
  21. 2026-07-09
    days on market $65,000 Active 76 DOM
  22. 2026-07-07
    days on market $65,000 Active 74 DOM
  23. 2026-07-06
    days on market $65,000 Active 73 DOM
  24. 2026-07-05
    days on market $65,000 Active 72 DOM
  25. 2026-07-03
    days on market $65,000 Active 70 DOM
  26. 2026-07-02
    days on market $65,000 Active 69 DOM
  27. 2026-07-01
    days on market $65,000 Active 68 DOM
  28. 2026-06-30
    days on market $65,000 Active 67 DOM
  29. 2026-06-29
    days on market $65,000 Active 66 DOM
  30. 2026-06-28
    pricedays on market $65,000 Active 65 DOM
  31. 2026-06-27
    days on market $70,000 Active 64 DOM
  32. 2026-06-27
    days on market $70,000 Active 63 DOM
  33. 2026-06-25
    days on market $70,000 Active 61 DOM
  34. 2026-06-22
    days on market $70,000 Active 59 DOM
  35. 2026-06-21
    days on market $70,000 Active 58 DOM
  36. 2026-06-18
    days on market $70,000 Active 55 DOM
  37. 2026-06-17
    days on market $70,000 Active 54 DOM
  38. 2026-06-16
    days on market $70,000 Active 53 DOM
  39. 2026-06-15
    days on market $70,000 Active 52 DOM
  40. 2026-06-13
    days on market $70,000 Active 50 DOM
  41. 2026-06-09
    days on market $70,000 Active 46 DOM
  42. 2026-06-08
    days on market $70,000 Active 45 DOM
  43. 2026-06-07
    days on market $70,000 Active 44 DOM
  44. 2026-06-05
    days on market $70,000 Active 41 DOM
  45. 2026-06-03
    days on market $70,000 Active 40 DOM
  46. 2026-06-02
    days on market $70,000 Active 39 DOM
  47. 2026-06-01
    days on market $70,000 Active 38 DOM
  48. 2026-05-31
    pricedays on market $70,000 Active 37 DOM
  49. 2026-04-24
    listed $75,000 Active 208-char remark
  50. 2023-10-20
    soldstatus Closed 1025-char remark
    Show marketing remark (1025 chars)

    Welcome to this charming small ranch-style home with a fresh new look! In addition to the new paint inside, the exterior of the house has also been recently painted. This delightful property features new flooring throughout, creating a clean and inviting atmosphere. Some new windows have been installed, allowing natural light to flood the interior spaces, making them feel bright and airy. For your comfort, a new air conditioning and furnace system was installed in 2021, ensuring a pleasant indoor environment year-round. Step outside onto the covered back patio, which provides a cozy space for relaxation and enjoyment. The patio overlooks a cute backyard, perfect for gardening, outdoor activities, or simply unwinding in a peaceful setting. With its FHA loan eligibility and affordable price, this small ranch-style home presents an incredible opportunity for first-time homebuyers or those looking to downsize. Don't miss out on this fantastic deal – schedule a showing today and make this cozy property yours!

ⓘ 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
$625 · $52/mo
Projected year-2 tax
$630 · $53/mo
Expected delta
+$6/yr ($0/mo · 0.9%)

ⓘ 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 · 15 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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$14,326
− Mortgage interest
−$3,641
− Property taxes
−$625
− Insurance
−$325
− Repairs & maintenance
−$1,146
− Management
−$1,146
− Depreciation
−$1,891
Taxable income
$5,552
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$1,333
After-tax cash flow
$4,945/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $19,675–$35,415 screening

The home is in fair condition with some exterior repairs and maintenance needed. Painting the exterior siding and roof, and trimming the landscaping would significantly increase its resale and rental value.

Repairs flagged

  • Major exterior siding — The exterior siding is weathered and in need of repainting.
  • Major roof — The roof shows signs of wear and tear, with visible discoloration and potential damage.
  • Major windows — The windows appear to be in poor condition, with visible damage and potential leaks.

Value-add opportunities

  • Resale painting the exterior siding and roof — Painting the exterior siding and roof will improve the curb appeal and make the home look more attractive to potential buyers.
  • Rental trimming and maintaining the landscaping — Trimming and maintaining the landscaping will improve the curb appeal and make the home more attractive to potential renters.

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 23/100

Zoned Schools

Elementary Abraham Mallinson Elementary F MO #850/1,115 Nat'l #28,475/41,679 Middle Clifford H. Nowlin Middle F MO #342/391 Nat'l #11,464/14,009 High Van Horn High F MO #472/521 Nat'l #14,027/17,239

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
A Composite livability gradescore 82/100

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 · 719,589 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
12% of renters

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

Price history

+79.5% since first listed
18 events — show timeline
  • 2026-05-30 Price Changed $70,000 Heartland MLS as Distributed by MLS Grid
  • 2026-04-24 Listed $75,000 Heartland MLS as Distributed by MLS Grid
  • 2023-10-20 Sold (Public Records) Public Records
  • 2023-10-20 Sold (MLS) Heartland MLS as Distributed by MLS Grid
  • 2023-09-21 Pending Heartland MLS as Distributed by MLS Grid
  • 2023-09-09 Price Changed $94,900 Heartland MLS as Distributed by MLS Grid
  • 2023-08-25 Price Changed $104,990 Heartland MLS as Distributed by MLS Grid
  • 2023-07-31 Relisted Heartland MLS as Distributed by MLS Grid
  • 2023-07-18 Listing Removed Heartland MLS as Distributed by MLS Grid
  • 2023-07-10 Pending Heartland MLS as Distributed by MLS Grid
  • 2023-06-30 Listed $110,000 Heartland MLS as Distributed by MLS Grid
  • 2011-08-26 Sold (MLS) Heartland MLS as Distributed by MLS Grid
  • 2011-07-20 Listed $4,900 Heartland MLS as Distributed by MLS Grid
  • 2004-11-23 Sold (Public Records) Public Records
  • 2004-11-19 Sold (MLS) Heartland MLS as Distributed by MLS Grid
  • 2004-05-14 Listed $39,000 Heartland MLS as Distributed by MLS Grid
  • 2000-05-03 Sold (Public Records) Public Records
  • 1996-12-19 Sold (Public Records) Public Records

Property tax history

+4.7%/yr

Latest (2025): $625 · -15.3% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…