1239 W South St · Independence, MO
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
- —
Risk factors via First Street. Map © Google.
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 +22.3/30.0
- ARV discount +15.0/15.0
- DSCR +7.1/10.0
- 1% rule +5.8/10.0
- Livability +4.1/5.0
- Condition / age +4.0/5.0
- Rent growth +3.4/5.0
- Schools +3.4/10.0
- Appreciation +0.0/10.0
$129,500
1239 W South St · Independence, MO 64050
2 bd · 2.0 ba · 1,920 sqft · SingleFamily
· 98 Days on market
Built 1954
6,849 sqft lot
$67/sqft
· 35% below area
Est $198k · 35% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
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.
Key facts
- 6,849 sq ft lot
- Built 1954
- Listed 98 days
Neighborhood map
Sold within
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 2-bed/2.0-bath single-family listed at $130k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $214 ($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: $118k (9.0% 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: 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: Procter Elem. (math 32% / reading 37%, grade F, #676 of 1,115 statewide, top 66%, 208 students, 82% FRL); Bridger Middle (math 32% / reading 38%, grade F, #240 of 391 statewide, top 62%, 770 students, 65% 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 (+3.8%/yr); 175 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% 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 34% 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 98 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
Recommended offer
$117,845
(9.0% below list)
Questions for the listing agent
- 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?
- Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.08% ✓
- Cap rate
- 8.27%
- Cash-on-cash
- 7.07%
- DSCR
- 1.31
- GRM
- 7.7
CMA / ARV
- ARV (median comp)
- $197,913
- List price
- $129,500
- Delta
- -34.57%
- 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%) | 2mo | $279,900 | $150 | 70 |
| 701 W 24th St | 0.46mi | 3/2.0 (+1) | 1,942 (+1%) | 3mo | $215,000 | $111 | 69 |
| 1415 W 25th St S | 0.56mi | 3/2.0 (+1) | 1,826 (-5%) | 0mo | $259,900 | $142 | 60 |
| 1113 W 25 Ter S | 0.62mi | 3/2.0 (+1) | 1,962 (+2%) | 5mo | $229,000 | $117 | 58 |
| 1358 S Delaware Ave | 0.51mi | 3/1.5 (+1) | 2,014 (+5%) | 5mo | $225,000 | $112 | 57 |
| 1110 24th St | 0.39mi | 3/2.5 (+1) | 1,747 (-9%) | 4mo | $245,900 | $141 | 56 |
| 201 S Crysler Ave | 0.64mi | 3/1.0 (+1) | 1,874 (-2%) | 6mo | $120,000 | $64 | 52 |
| 1115 W 26th St S | 0.67mi | 3/2.0 (+1) | 1,858 (-3%) | 12mo | $215,000 | $116 | 48 |
| 11620 E 25th St S | 0.56mi | 2/2.0 | 2,142 (+12%) | 14mo | $249,900 | $117 | 43 |
| 1795 S Norwood Ave | 0.58mi | 3/2.5 (+1) | 1,704 (-11%) | 13mo | $259,000 | $152 | 36 |
| 2435 S Vermont Ave | 0.69mi | 3/2.0 (+1) | 2,141 (+12%) | 16mo | $235,000 | $110 | 30 |
| 618 W Charles Ct | 0.72mi | 3/2.0 (+1) | 1,670 (-13%) | 14mo | $199,000 | $119 | 29 |
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
- -4.6%
- Equity multiple
- 0.83×
- Total profit
- $-6,238
- Equity at exit
- $19,309
10-year hold
- IRR
- 6.0%
- Equity multiple
- 1.46×
- Total profit
- $16,855
- 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.
Seller's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 3 active · 10 under contract
- Months of supply
- 1.1 mo (94%/mo absorbed)
- Median asking
- $189,900 ($118/sqft)
- Median days on market
- 29 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- -12.5% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 64050
- Home prices YoY
- -15.5%
- Rents YoY
- 3.8%
- Active inventory
- 175
- Price-to-rent
- 7.7×
Monthly cashflow live
↻
- Estimated rent
- $1,403 high interval (Pro) →
- Mortgage (P&I)
- −$679
- Tax est. 1.5%
- −$162 /mo · $1,942/yr
- Insurance
- −$54
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$295
- Net cashflow
- $214
Break-even live
Break-even rent
$1,133
Max offer price
$129,500
Occupancy floor
80%
Sensitivity live
| Price | -10% $303 | -5% $258 | +0% $214 | +5% $169 | +10% $124 |
|---|---|---|---|---|---|
| Rent | -10% $103 | -5% $158 | +0% $214 | +5% $269 | +10% $324 |
| Rate | -1.0pp $279 | -0.5pp $246 | base $214 | +0.5pp $180 | +1.0pp $146 |
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
- Club membership (one-time)
- —
- 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
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 810 S Woodland Ave Independence, MO | 2.0 | 2.0 | 1300 | $1,100 | $0.85 | 11d | 1 | 0.19mi |
| 2342 S Crysler Ave Independence, MO | 3.0 | 2.0 | 1400 | $1,395 | $1.00 | 47d | 1 | 0.27mi |
| 2356 S Crysler Ave Independence, MO | 3.0 | 2.0 | 1881 | $1,653 | $0.88 | 38d | 1 | 0.30mi |
| 2356 S Crysler Ave Independence, MO | 3.0 | 2.0 | 1881 | $1,653 | $0.88 | 72d | 1 | 0.30mi |
| 11709 E Winner Rd Independence, MO | 3.0 | 1.5 | 1300 | $1,195 | $0.92 | 65d | 1 | 0.42mi |
| 2110 S Sterling Ave Independence, MO | 3.0 | 2.0 | 1722 | $1,849 | $1.07 | 65d | 1 | 0.78mi |
| 2256 S Sterling Ave Independence, MO | 3.0 | 1.5 | 1284 | $1,399 | $1.09 | 65d | 1 | 0.78mi |
| 11418 E 13th St S Independence, MO | 2.0 | 1.0 | 1760 | $1,100 | $0.62 | 93d | 1 | 0.88mi |
| 305 N Crysler Ave Independence, MO | 3.0 | 1.0 | 1331 | $1,450 | $1.09 | 36d | 1 | 0.88mi |
| 10817 E 19th Ter S Independence, MO | 3.0 | 1.0 | 1428 | $1,396 | $0.98 | 11d | 1 | 0.95mi |
| 919 S Noland Rd Independence, MO | 3.0 | 2.5 | 1465 | $1,850 | $1.26 | 30d | 1 | 1.01mi |
| 3008 S Scott Ave Independence, MO | 3.0 | 1.0 | 1416 | $1,386 | $0.98 | 11d | 1 | 1.13mi |
| 1425 S Northern Blvd Independence, MO | 3.0 | 1.5 | 1275 | $1,200 | $0.94 | 56d | 1 | 1.19mi |
| 420 E Aberdeen St Independence, MO | 3.0 | 2.0 | 1568 | $1,850 | $1.18 | 22d | 1 | 1.26mi |
| 11816 E 32nd St S Independence, MO | 3.0 | 2.0 | 1849 | $1,735 | $0.94 | 33d | 1 | 1.30mi |
Property features AI
Finance
- Other
- Above-grade finished area reported as 1,920 (source: other)Lot size reported as 6,849 square feet (assessor)
Exterior
- Parking
- Off-street parking
- Security
- Smoke detector(s)
- Utilities
- Public waterPublic sewer
- Home design
- Single family residenceResidential propertyFaces northBungalow style
- Construction
- Block, stone and frame constructionComposition roofBuilt approximately 51–75 years agoFull unfinished basement
- Exterior features
- DeckPatioPrivacy wood fencingCity lot within city limitsLevel lotPaved road with public maintenance
Interior
- Kitchen
- DishwasherRefrigeratorBuilt-in ovenElectric rangeBreakfast area / kitchen-dining combo
- Bedrooms
- 2 bedrooms (both on the main level)
- Flooring
- CarpetCeramic tileLuxury vinylTile
- Bathrooms
- 2 full bathrooms (main level)
- Heating & cooling
- Natural gas heatingElectric cooling
- Interior features
- OfficeBungalow floor planSmoke detectors
- Laundry & utility
- Laundry on main level
Listing history 44 events
-
2026-07-24days on market $129,500 Active 98 DOM
-
2026-07-23days on market $129,500 Active 97 DOM
-
2026-07-22days on market $129,500 Active 96 DOM
-
2026-07-21days on market $129,500 Active 95 DOM
-
2026-07-20days on market $129,500 Active 94 DOM
-
2026-07-18days on market $129,500 Active 92 DOM
-
2026-07-18days on market $129,500 Active 91 DOM
-
2026-07-16days on market $129,500 Active 90 DOM
-
2026-07-15days on market $129,500 Active 89 DOM
-
2026-07-14days on market $129,500 Active 88 DOM
-
2026-07-13days on market $129,500 Active 87 DOM
-
2026-07-13days on market $129,500 Active 86 DOM
-
2026-07-11days on market $129,500 Active 85 DOM
-
2026-07-10days on market $129,500 Active 84 DOM
-
2026-07-09days on market $129,500 Active 83 DOM
-
2026-07-07days on market $129,500 Active 81 DOM
-
2026-07-06days on market $129,500 Active 80 DOM
-
2026-07-05days on market $129,500 Active 79 DOM
-
2026-07-03days on market $129,500 Active 77 DOM
-
2026-07-02days on market $129,500 Active 76 DOM
-
2026-07-01days on market $129,500 Active 75 DOM
-
2026-06-30days on market $129,500 Active 74 DOM
-
2026-06-29days on market $129,500 Active 73 DOM
-
2026-06-28days on market $129,500 Active 72 DOM
-
2026-06-27days on market $129,500 Active 71 DOM
-
2026-06-27days on market $129,500 Active 70 DOM
-
2026-06-25days on market $129,500 Active 68 DOM
-
2026-06-22days on market $129,500 Active 66 DOM
-
2026-06-21days on market $129,500 Active 65 DOM
-
2026-06-18days on market $129,500 Active 62 DOM
-
2026-06-17days on market $129,500 Active 61 DOM
-
2026-06-16days on market $129,500 Active 60 DOM
-
2026-06-15days on market $129,500 Active 59 DOM
-
2026-06-13days on market $129,500 Active 57 DOM
-
2026-06-09days on market $129,500 Active 53 DOM
-
2026-06-08days on market $129,500 Active 52 DOM
-
2026-06-07days on market $129,500 Active 51 DOM
-
2026-06-05days on market $129,500 Active 48 DOM
-
2026-06-03days on market $129,500 Active 47 DOM
-
2026-06-02days on market $129,500 Active 46 DOM
-
2026-06-01days on market $129,500 Active 45 DOM
-
2026-05-31days on market $129,500 Active 44 DOM
-
2026-04-17$129,500 Active 1375-char remark
-
2026-04-16historical $129,500 1375-char remark
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $16,838
- − Mortgage interest
- −$7,254
- − Property taxes
- −$1,942
- − Insurance
- −$648
- − Repairs & maintenance
- −$1,347
- − Management
- −$1,347
- − Depreciation
- −$3,767
- Taxable income
- $533
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$128
- After-tax cash flow
- $2,435/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
80/100
Cosmetic rehab
Est. rehab $9,600–$28,800 screening
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 ↑
ⓘ Rehab cost is a screening estimate — Cosmetic 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 34/100
Zoned Schools
Elementary
Procter Elem.
F
MO #676/1,115
Nat'l #23,081/41,679
Middle
Bridger Middle
F
MO #240/391
Nat'l #7,460/14,009
High
William Chrisman High
F
MO #351/521
Nat'l #10,273/17,239
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)
- 21,079
- Household income
- $48,834
- Rent vs Own
- Severe rent burden
- 7% 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
- 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 listed2 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
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…