1113 N Swope Dr · Independence, MO 64056

$139,000

3 bd · 1.0 ba · 1,225 sqft · SingleFamily public records · 104 Days on market

Built 1958 8,421 sqft lot Est $212k · 34% under

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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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.4/10.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home Fort Osage Schools, Hardwood floors, Great room with carpet, Nice large deck, property backs to woods- feels like country

Key facts

• Close to shopping
• 8,421 sq ft lot
• Garage

Tags

• CONVERTED GARAGE LIVING AREA
• FULL UNFINISHED BASEMENT
• CLOSE TO SHOPPING
• PUBLIC TRANSPORTATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $126k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• Fort Osage R-I (rural): math 28% / reading 39% proficiency, ranked #213 of 324 in MO (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Elm Grove Elem. (math 22% / reading 27%, grade F, #879 of 1,115 statewide, top 81%, 325 students, 69% FRL); Fort Osage High (math 33% / reading 48%, grade F, #240 of 521 statewide, top 46%, 1,557 students, 39% FRL).
• Market conditions: Rents rising (+3.8%/yr); 106 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 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 104 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y ago; this cycle's ask has dropped $40k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 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 1958 — 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: 1.14% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.87%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $211,925
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1116 N Swope Dr	0.04mi	3/1.0	1,225 (0%)	1mo	$220,000	$180	98
1113 N Swope Dr	0.00mi	2/1.0 (-1)	1,225 (0%)	0mo	$139,000	$113	95
801 N Redwood Dr	0.41mi	3/2.0	1,179 (-4%)	1mo	$179,900	$153	70
829 N Choctaw Ave	0.43mi	3/1.0	1,342 (+10%)	2mo	$197,000	$147	62
834 N Ponca Dr	0.67mi	3/1.5	1,200 (-2%)	3mo	$219,900	$183	61
803 N Yuma Ave	0.49mi	3/2.5	1,297 (+6%)	1mo	$225,000	$173	61
18609 E Bundschu Pl	0.65mi	3/2.0	1,202 (-2%)	2mo	$270,000	$225	61
901 N Choctaw Ave	0.42mi	4/1.5 (+1)	1,323 (+8%)	3mo	$199,000	$150	58
18508 E 8th St N	0.70mi	3/1.5	1,294 (+6%)	1mo	$210,000	$162	55
827 N Choctaw Ave	0.44mi	4/2.0 (+1)	1,350 (+10%)	2mo	$254,900	$189	51
906 N Ponca Dr	0.68mi	3/1.5	1,362 (+11%)	1mo	$225,000	$165	47
706 N Osage Trl	0.67mi	3/2.0	1,066 (-13%)	1mo	$225,000	$211	42

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 · 3.76% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.92×
• Total profit: $-2,956
• Equity at exit: $20,725

10-year hold

• IRR: 8.5%
• Equity multiple: 1.67×
• Total profit: $26,190
• Equity at exit: $12,018

Cash invested: $38,920 (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 64056

• Rents YoY: 3.8%
• Active inventory: 106
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,579 high
• Mortgage (P&I): −$729
• Tax from tax record: −$173 /mo · $2,071/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $288

Break-even live

Break-even rent $1,214

Max offer price $139,000

Occupancy floor 77%

Sensitivity live

Price	-10% $366	-5% $327	+0% $288	+5% $248	+10% $209
Rent	-10% $163	-5% $225	+0% $288	+5% $350	+10% $413
Rate	-1.0pp $358	-0.5pp $323	base $288	+0.5pp $252	+1.0pp $215

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1406 N Ponca Dr Independence, MO	4.0	1.0	1400	$1,650	$1.18	4d	1	0.48mi
18717 E Blackhawk Trl Independence, MO	2.0	1.0	780	$1,100	$1.41	44d	1	0.50mi
17013 E US Highway 24 Apt 9 Independence, MO	2.0	1.0	780	$1,050	$1.35	24d	1	0.66mi
17013 E US Highway 24 Independence, MO	1.0–2.0	1.0	687	$1,050	$1.53	11d	4	0.66mi
17013 E US Highway 24 Independence, MO	1.0–2.0	1.0	686	$1,050	$1.53	4d	4	0.66mi
18410 E Shoshone Dr Independence, MO	3.0	2.0	1426	$1,450	$1.02	44d	1	0.66mi
1043 Arrowhead Rdg Independence, MO	2.0	1.0	800	$1,095	$1.37	2d	1	0.67mi
1103 N Aztec Ct Unit 1 Independence, MO	2.0	1.0	800	$950	$1.19	44d	1	0.80mi
18813 Lexington Rd Independence, MO	2.0	1.5	1190	$1,250	$1.05	3d	1	0.84mi
19200 E Ponca Ter Independence, MO	3.0	2.0	1195	$1,973	$1.65	44d	1	0.96mi
19246 E Ponca Dr Independence, MO	3.0	1.5	1300	$1,700	$1.31	4d	1	1.01mi
17004 E 3rd Ter N Independence, MO	3.0	1.5	1486	$1,495	$1.01	2d	1	1.01mi
111 N Gilbert St Independence, MO	3.0	1.0	1328	$1,511	$1.14	2d	1	1.20mi
1604 N Glen Ellyn St Independence, MO	3.0	2.0	1330	$1,845	$1.39	16d	1	1.23mi
19300 E Salisbury Rd Independence, MO	3.0	1.0	1257	$1,845	$1.47	2d	1	1.24mi
16005 E Cogan Ln Independence, MO	4.0	2.0	1080	$1,851	$1.71	2d	1	1.34mi

Listing history 20 events

1. 2026-05-06
   price $139,000
2. 2026-04-21
   status Pending
3. 2026-04-07
   status Active
4. 2026-04-03
   status Pending
5. 2026-03-25
   price $169,000
6. 2026-01-02
   listed $179,000 Active
7. 2023-06-21
   soldstatus
8. 2015-12-03
   soldstatus
9. 2015-11-30
   soldstatus 140-char remark

   Show marketing remark (140 chars)

   Great starter home Fort Osage Schools, Hardwood floors, Great room with carpet, Nice large deck, property backs to woods- feels like country

10. 2015-07-07
    listed $75,000 140-char remark

    Show marketing remark (140 chars)

    Great starter home Fort Osage Schools, Hardwood floors, Great room with carpet, Nice large deck, property backs to woods- feels like country

11. 2015-07-06
    soldstatus 401-char remark

    Show marketing remark (401 chars)

    This property now under Auction Terms. Online Auction dates 5-26 and ends 5-29. Subject to 5% buyer's premium pursuant to Terms & Condition (minimums may apply). Asset sold subject to seller approval. Contact listing agent for details. Cozy 2 Bedroom Ranch with full Basement. Large back yard and deck, perfect for entertaining. New paint and carpet. Easy access to 24 Hwy and 291 Hwy. MUST SEE!

12. 2015-01-06
    listed $56,500 401-char remark

    Show marketing remark (401 chars)

    This property now under Auction Terms. Online Auction dates 5-26 and ends 5-29. Subject to 5% buyer's premium pursuant to Terms & Condition (minimums may apply). Asset sold subject to seller approval. Contact listing agent for details. Cozy 2 Bedroom Ranch with full Basement. Large back yard and deck, perfect for entertaining. New paint and carpet. Easy access to 24 Hwy and 291 Hwy. MUST SEE!

13. 2013-06-06
    listed $45,000
14. 2004-08-20
    soldstatus
15. 2004-06-28
    listed $75,900
16. 2003-12-04
    soldstatus
17. 2003-11-28
    soldstatus
18. 2003-09-12
    listed $98,950
19. 2003-07-11
    soldstatus
20. 1997-03-18
    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: $2,071 · $173/mo
• Projected year-2 tax: $2,071 · $173/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: $18,945
• − Mortgage interest: −$7,786
• − Property taxes: −$2,071
• − Insurance: −$695
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$4,044
• Taxable income: $1,318
• Est. tax owed @ 24.0%: −$316
• After-tax cash flow: $3,137/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: Fort Osage R-I
• NCES district ID: 2912290
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $57,441
• Composite: 29.78/100
• National rank: #6428
• State rank: #213 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): 17,395
• Household income: $67,685
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 747.0

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 (69%)
• Race & ethnicity: White 69% Black 14% Hispanic / Latino 8% Two or more races 7% Pacific Islander 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 9% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▼ -163.60%
• Current HPI: 286.349
• Rent YoY: ▲ 3.76%
• 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

+40.5% since first listed

20 events — show timeline

• 2026-05-06 Price Changed $139,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-07 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $169,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-02 Listed $179,000 Heartland MLS as Distributed by MLS Grid
• 2023-06-21 Sold (Public Records) — Public Records
• 2015-12-03 Sold (Public Records) — Public Records
• 2015-11-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-07-07 Listed $75,000 Heartland MLS as Distributed by MLS Grid
• 2015-07-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-01-06 Listed $56,500 Heartland MLS as Distributed by MLS Grid
• 2013-06-06 Listed $45,000 Heartland MLS as Distributed by MLS Grid
• 2004-08-20 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-06-28 Listed $75,900 Heartland MLS as Distributed by MLS Grid
• 2003-12-04 Sold (Public Records) — Public Records
• 2003-11-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-09-12 Listed $98,950 Heartland MLS as Distributed by MLS Grid
• 2003-07-11 Sold (Public Records) — Public Records
• 1997-03-18 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,071 · +2.4% YoY. Source: county tax records.