8840 E Wilson Rd · Independence, MO 64053

$73,750

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 111 Days on market

Built 1922 8,645 sqft lot $88/sqft · at area comps Est $141k · 48% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.6/10.0
• Livability +4.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This Fixer upper features a Roof within the Last 2 Years, 200 Amp Service, an Extended Garage in the Basement with ample Room for a Workshop. It also has a Main Floor Laundry plus, the Original Hardwood Floors throughout. The Bathroom has a Shower, No Tub. This house sits on a Treed Corner Lot with an irregular Lot size. Please see Supplements for the Public Lot Plat. Dehumidifier and Window A/C stays.

Key facts

• 8,645 sq ft lot
• Garage
• Built 1922

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $67k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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: 46 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).

Forward outlook

• In year one you build about $8k of equity ($510 loan paydown + $7k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $9k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,112 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — 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: 1.36% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.72%
• DSCR: 1.83
• GRM: 6.1

CMA / ARV

• ARV (median comp): $141,373
• List price: $73,750
• Delta: -47.83%
• 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
8908 E Thompson Ave	0.28mi	2/1.0	859 (+2%)	5mo	$68,500	$80	79
125 S Brookside St	0.42mi	2/1.0	855 (+2%)	4mo	$90,000	$105	74
8806 E Smart Ave	0.23mi	2/1.0	908 (+8%)	6mo	$95,000	$105	71
8703 E Morrell Ave	0.23mi	2/1.0	748 (-11%)	4mo	$79,900	$107	68
526 S Brookside Ave	0.48mi	2/1.0	821 (-2%)	14mo	$29,000	$35	62
548 S Brookside Ave	0.53mi	2/1.0	875 (+4%)	17mo	$45,000	$51	54
107 N Ditzler Ave	0.37mi	3/2.0 (+1)	934 (+11%)	2mo	$178,500	$191	54
128 S Arlington Ave	0.63mi	3/1.0 (+1)	884 (+5%)	7mo	$125,000	$141	51
604 S Glenwood Ave	0.69mi	3/1.0 (+1)	865 (+3%)	10mo	$50,000	$58	49
112 N Brookside Ave	0.40mi	2/1.5	729 (-13%)	16mo	$115,000	$158	44
119 N Evanston Ave	0.73mi	2/1.0	952 (+13%)	3mo	$140,000	$147	41
107 N Crescent Ave	0.61mi	2/1.0	942 (+12%)	14mo	$142,750	$152	40

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: 38.2%
• Equity multiple: 3.94×
• Total profit: $60,678
• Equity at exit: $66,440

10-year hold

• IRR: 32.9%
• Equity multiple: 8.87×
• Total profit: $162,530
• Equity at exit: $143,280

Cash invested: $20,650 (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 64053

• Home prices YoY: 17.9%
• Active inventory: 46
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,002 high
• Mortgage (P&I): −$387
• Tax from tax record: −$52 /mo · $625/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $322

Break-even live

Break-even rent $594

Max offer price $73,750

Occupancy floor 63%

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: $18,438
• Closing costs: $2,212
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8705 E Smart Ave Independence, MO	2.0	1.0	750	$1,000	$1.33	43d	1	0.31mi
576 S Oxford Ave Independence, MO	3.0	2.0	1098	$1,400	$1.28	43d	1	0.61mi
600 S Glenwood Ave Unit F Independence, MO	2.0	1.0	750	$995	$1.33	19d	1	0.70mi
600 S Glenwood Ave Unit E Independence, MO	1.0	1.0	600	$725	$1.21	43d	1	0.70mi
600 S Glenwood Ave Unit I Independence, MO	1.0	1.0	700	$695	$0.99	43d	1	0.71mi
9528 E Winner Rd Independence, MO	1.0–3.0	1.0	730	$999	$1.37	43d	1	1.05mi
563 S Ash Ave Unit 3 Independence, MO	2.0	1.0	650	$950	$1.46	1d	1	1.20mi
1601 Blue Ridge Blvd Independence, MO	1.0	1.0	515	$909	$1.77	12d	3	1.26mi
611 Ewing Ave Unit B Kansas City, MO	1.0	1.0	700	$800	$1.14	23d	1	1.48mi

Listing history 28 events

1. 2026-06-18
   days on market $73,750 Active 111 DOM
2. 2026-06-17
   days on market $73,750 Active 110 DOM
3. 2026-06-16
   days on market $73,750 Active 109 DOM
4. 2026-06-15
   days on market $73,750 Active 108 DOM
5. 2026-06-13
   days on market $73,750 Active 106 DOM
6. 2026-06-09
   days on market $73,750 Active 102 DOM
7. 2026-06-08
   days on market $73,750 Active 101 DOM
8. 2026-06-07
   days on market $73,750 Active 100 DOM
9. 2026-06-05
   days on market $73,750 Active 97 DOM
10. 2026-06-03
    days on market $73,750 Active 96 DOM
11. 2026-06-02
    days on market $73,750 Active 95 DOM
12. 2026-06-01
    days on market $73,750 Active 94 DOM
13. 2026-05-31
    days on market $73,750 Active 93 DOM
14. 2026-05-05
    price $73,750 405-char remark

    Show marketing remark (405 chars)

    This Fixer upper features a Roof within the Last 2 Years, 200 Amp Service, an Extended Garage in the Basement with ample Room for a Workshop. It also has a Main Floor Laundry plus, the Original Hardwood Floors throughout. The Bathroom has a Shower, No Tub. This house sits on a Treed Corner Lot with an irregular Lot size. Please see Supplements for the Public Lot Plat. Dehumidifier and Window A/C stays.

15. 2026-03-31
    price $78,800 405-char remark

    Show marketing remark (405 chars)

    This Fixer upper features a Roof within the Last 2 Years, 200 Amp Service, an Extended Garage in the Basement with ample Room for a Workshop. It also has a Main Floor Laundry plus, the Original Hardwood Floors throughout. The Bathroom has a Shower, No Tub. This house sits on a Treed Corner Lot with an irregular Lot size. Please see Supplements for the Public Lot Plat. Dehumidifier and Window A/C stays.

16. 2026-02-28
    listed $82,800 Active 405-char remark

    Show marketing remark (405 chars)

    This Fixer upper features a Roof within the Last 2 Years, 200 Amp Service, an Extended Garage in the Basement with ample Room for a Workshop. It also has a Main Floor Laundry plus, the Original Hardwood Floors throughout. The Bathroom has a Shower, No Tub. This house sits on a Treed Corner Lot with an irregular Lot size. Please see Supplements for the Public Lot Plat. Dehumidifier and Window A/C stays.

17. 2026-02-25
    historical $82,800 405-char remark

    Show marketing remark (405 chars)

    This Fixer upper features a Roof within the Last 2 Years, 200 Amp Service, an Extended Garage in the Basement with ample Room for a Workshop. It also has a Main Floor Laundry plus, the Original Hardwood Floors throughout. The Bathroom has a Shower, No Tub. This house sits on a Treed Corner Lot with an irregular Lot size. Please see Supplements for the Public Lot Plat. Dehumidifier and Window A/C stays.

18. 2026-01-02
    historical
19. 2025-11-09
    price $92,850
20. 2025-09-05
    listed $100,000 Active
21. 2020-07-30
    historical
22. 2020-07-20
    historical Contingent - Accepting Backup Offers
23. 2020-05-01
    listed $37,500 Active
24. 2009-05-29
    historical
25. 2009-05-26
    soldstatus
26. 2009-05-22
    soldstatus
27. 2009-02-16
    listed $19,000
28. 1993-09-14
    soldstatus

ⓘ 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: $715 · $60/mo
• Expected delta: +$91/yr (+$8/mo · 14.5%)

ⓘ 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 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,027
• − Mortgage interest: −$4,131
• − Property taxes: −$625
• − Insurance: −$369
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$2,145
• Taxable income: $2,832
• Est. tax owed @ 24.0%: −$680
• After-tax cash flow: $3,187/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): 6,775
• Household income: $47,285
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 330.0

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: 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: —

Market trends

• HPI YoY: ▲ 52.69%
• Current HPI: 347.9512
• Rent YoY: —
• 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

+288.2% since first listed

15 events — show timeline

• 2026-05-05 Price Changed $73,750 Heartland MLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $78,800 Heartland MLS as Distributed by MLS Grid
• 2026-02-28 Listed $82,800 Heartland MLS as Distributed by MLS Grid
• 2026-02-25 Coming Soon $82,800 Heartland MLS as Distributed by MLS Grid
• 2026-01-02 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-11-09 Price Changed $92,850 Heartland MLS as Distributed by MLS Grid
• 2025-09-05 Listed $100,000 Heartland MLS as Distributed by MLS Grid
• 2020-07-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2020-07-20 Contingent — Heartland MLS as Distributed by MLS Grid
• 2020-05-01 Listed $37,500 Heartland MLS as Distributed by MLS Grid
• 2009-05-29 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2009-05-26 Sold (Public Records) — Public Records
• 2009-05-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-02-16 Listed $19,000 Heartland MLS as Distributed by MLS Grid
• 1993-09-14 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $625 · -15.9% YoY. Source: county tax records.