1239 W South St · Independence, MO 64050

$129,500

2 bd · 2.0 ba · 1,920 sqft · SingleFamily · 62 Days on market

Built 1954 Good condition 6,849 sqft lot $67/sqft · 36% below area Est $202k · 36% 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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting 2-bedroom, 2-bath home perfectly situated on a desirable corner lot! This home offers a functional and comfortable layout with a spacious main living area featuring a convenient kitchenette bar perfect for entertaining or casual dining. Enjoy the ease of main-level living with laundry located just off the kitchen, making everyday tasks simple and efficient. The home’s layout provides both comfort and practicality, ideal for homeowners or investors alike. One of the standout features is the additional lot located directly to the east of the property, offering endless possibilities expand, build, garden, or simply enjoy the extra space. Located just minutes from the historic Independence Square, you’ll have quick access to a vibrant area filled with local restaurants, unique shops, entertainment, and rich historical landmarks. Seller is offering the option to purchase the shop/office located on the corner lot directly next to the home. This property currently holds an active license with the City of Independence for a heavy-duty auto repair shop, presenting a rare and valuable opportunity. Perfect for generating additional income or for an owner-operator needing a fully functional shop and office just steps from their residence. Ideal for those looking to combine business and home life with convenience and flexibility.

Key facts

• 6,849 sq ft lot
• Built 1954
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $122k (6.0% 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: Rents rising (+3.8%/yr); 125 active listings in the ZIP; 7 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 35% of the median local income ($49k/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 $895 of loan paydown is wiped out by about $4k 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

• It's been on market 62 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,730 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.19%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (median comp): $202,455
• List price: $129,500
• Delta: -36.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1525 W Lexington Ave	0.34mi	3/1.5 (+1)	1,860 (-3%)	0mo	$279,900	$150	72
701 W 24th St	0.46mi	3/2.0 (+1)	1,942 (+1%)	1mo	$215,000	$111	71
1841 S Vassar Ave	0.33mi	3/2.0 (+1)	1,970 (+3%)	16mo	$259,900	$132	62
1113 W 25 Ter S	0.62mi	3/2.0 (+1)	1,962 (+2%)	4mo	$229,000	$117	60
1358 S Delaware Ave	0.51mi	3/1.5 (+1)	2,014 (+5%)	4mo	$225,000	$112	58
1110 24th St	0.39mi	3/2.5 (+1)	1,747 (-9%)	3mo	$245,900	$141	58
201 S Crysler Ave	0.64mi	3/1.0 (+1)	1,874 (-2%)	4mo	$120,000	$64	54
1115 W 26th St S	0.67mi	3/2.0 (+1)	1,858 (-3%)	10mo	$215,000	$116	50
11620 E 25th St S	0.56mi	2/2.0	2,142 (+12%)	12mo	$249,900	$117	44
1795 S Norwood Ave	0.58mi	3/2.5 (+1)	1,704 (-11%)	12mo	$259,000	$152	38
2435 S Vermont Ave	0.69mi	3/2.0 (+1)	2,141 (+12%)	15mo	$235,000	$110	31
618 W Charles Ct	0.72mi	3/2.0 (+1)	1,670 (-13%)	12mo	$199,000	$119	30

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 · 3.79% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.83×
• Total profit: $-6,003
• Equity at exit: $19,309

10-year hold

• IRR: 6.2%
• Equity multiple: 1.48×
• Total profit: $17,372
• Equity at exit: $11,197

Cash invested: $36,260 (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 64050

• Home prices YoY: -15.5%
• Rents YoY: 3.8%
• Active inventory: 125
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,408 high
• Mortgage (P&I): −$679
• Tax est. 1.5%: −$162 /mo · $1,942/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $217

Break-even live

Break-even rent $1,133

Max offer price $129,500

Occupancy floor 80%

Sensitivity live

Price	-10% $307	-5% $262	+0% $217	+5% $172	+10% $128
Rent	-10% $106	-5% $162	+0% $217	+5% $273	+10% $328
Rate	-1.0pp $282	-0.5pp $250	base $217	+0.5pp $184	+1.0pp $149

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2356 S Crysler Ave Independence, MO	3.0	2.0	1881	$1,653	$0.88	24d	1	0.30mi
11709 E Winner Rd Independence, MO	3.0	1.5	1300	$1,195	$0.92	17d	1	0.42mi
2110 S Sterling Ave Independence, MO	3.0	2.0	1722	$1,849	$1.07	17d	1	0.78mi
2256 S Sterling Ave Independence, MO	3.0	1.5	1284	$1,399	$1.09	17d	1	0.78mi
11418 E 13th St S Independence, MO	2.0	1.0	1760	$1,100	$0.62	44d	1	0.88mi
10817 E 19th Ter S Independence, MO	3.0	1.0	1428	$1,801	$1.26	17d	1	0.95mi
1425 S Northern Blvd Independence, MO	3.0	1.5	1275	$1,200	$0.94	8d	1	1.19mi

Listing history 15 events

1. 2026-06-18
   days on market $129,500 Active 62 DOM
2. 2026-06-17
   days on market $129,500 Active 61 DOM
3. 2026-06-16
   days on market $129,500 Active 60 DOM
4. 2026-06-15
   days on market $129,500 Active 59 DOM
5. 2026-06-13
   days on market $129,500 Active 57 DOM
6. 2026-06-09
   days on market $129,500 Active 53 DOM
7. 2026-06-08
   days on market $129,500 Active 52 DOM
8. 2026-06-07
   days on market $129,500 Active 51 DOM
9. 2026-06-05
   days on market $129,500 Active 48 DOM
10. 2026-06-03
    days on market $129,500 Active 47 DOM
11. 2026-06-02
    days on market $129,500 Active 46 DOM
12. 2026-06-01
    days on market $129,500 Active 45 DOM
13. 2026-05-31
    days on market $129,500 Active 44 DOM
14. 2026-04-17
    listed $129,500 Active 1375-char remark

    Show marketing remark (1375 chars)

    Welcome to this inviting 2-bedroom, 2-bath home perfectly situated on a desirable corner lot! This home offers a functional and comfortable layout with a spacious main living area featuring a convenient kitchenette bar perfect for entertaining or casual dining. Enjoy the ease of main-level living with laundry located just off the kitchen, making everyday tasks simple and efficient. The home’s layout provides both comfort and practicality, ideal for homeowners or investors alike. One of the standout features is the additional lot located directly to the east of the property, offering endless possibilities expand, build, garden, or simply enjoy the extra space. Located just minutes from the historic Independence Square, you’ll have quick access to a vibrant area filled with local restaurants, unique shops, entertainment, and rich historical landmarks. Seller is offering the option to purchase the shop/office located on the corner lot directly next to the home. This property currently holds an active license with the City of Independence for a heavy-duty auto repair shop, presenting a rare and valuable opportunity. Perfect for generating additional income or for an owner-operator needing a fully functional shop and office just steps from their residence. Ideal for those looking to combine business and home life with convenience and flexibility.

15. 2026-04-16
    historical $129,500 1375-char remark

    Show marketing remark (1375 chars)

    Welcome to this inviting 2-bedroom, 2-bath home perfectly situated on a desirable corner lot! This home offers a functional and comfortable layout with a spacious main living area featuring a convenient kitchenette bar perfect for entertaining or casual dining. Enjoy the ease of main-level living with laundry located just off the kitchen, making everyday tasks simple and efficient. The home’s layout provides both comfort and practicality, ideal for homeowners or investors alike. One of the standout features is the additional lot located directly to the east of the property, offering endless possibilities expand, build, garden, or simply enjoy the extra space. Located just minutes from the historic Independence Square, you’ll have quick access to a vibrant area filled with local restaurants, unique shops, entertainment, and rich historical landmarks. Seller is offering the option to purchase the shop/office located on the corner lot directly next to the home. This property currently holds an active license with the City of Independence for a heavy-duty auto repair shop, presenting a rare and valuable opportunity. Perfect for generating additional income or for an owner-operator needing a fully functional shop and office just steps from their residence. Ideal for those looking to combine business and home life with convenience and flexibility.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,893
• − Mortgage interest: −$7,254
• − Property taxes: −$1,942
• − Insurance: −$648
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$3,767
• Taxable income: $579
• Est. tax owed @ 24.0%: −$139
• After-tax cash flow: $2,467/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, recently updated home with a good condition score is move-in ready and offers a great value for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and adding outdoor lighting — Enhances curb appeal and safety
• Both Upgrading appliances in kitchen and bath — Modern appliances improve functionality and attract potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and adding outdoor lighting — Enhances curb appeal and safety ↑
• Both Upgrading appliances in kitchen and bath — Modern appliances improve functionality and attract potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 21,079
• Household income: $48,834
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 972.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 11% Two or more races 9% Black 7% Pacific Islander 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 4% Serbian 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Asian/Pacific 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: ▼ -56.24%
• Current HPI: 305.796
• Rent YoY: ▲ 3.79%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-17 Listed $129,500 Heartland MLS as Distributed by MLS Grid
• 2026-04-16 Coming Soon $129,500 Heartland MLS as Distributed by MLS Grid