1020 S Mccoy St · Independence, MO 64050

$215,000

3 bd · 2.0 ba · 1,664 sqft · SingleFamily public records · 4 Days on market

Built 1940 9,322 sqft lot $129/sqft · 33% above area Est $269k · 20% under ↓ 7% since listing

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +9.3/30.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Fully renovated 3 bedroom home with lots of updates. The property has a 2 car detached garage and a separate workshop. Living room, dining room, primary bedroom, new kitchen on main floor. Additional living area, two bedrooms and a full bathroom on 2nd floor.

Key facts

• New kitchen
• Separate workshop
• Detached garage

Tags

• DETACHED GARAGE
• SEPARATE WORKSHOP
• NEW KITCHEN
• ADDITIONAL LIVING AREA

Property features AI

Finance

• Other: Living area reported as 2,768 total; Above-grade finished area reported as 1,664; Below-grade finished area reported as 1,104; Age estimated between 76 and 100 years
• HOA & community: No association fees

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Bungalow style, 2 stories; Residential property
• Construction: Frame construction; Composition roof; Has basement
• Exterior features: Not in a flood plain; Lot approximately 9,322 square feet

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Three bedrooms (one on main level, two on second level)
• Bathrooms: Two full bathrooms (one on main level, one on second level)
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Unfinished basement with sump pump; Breakfast room; Fireplace serving dining room, family room, great room, kitchen, and living room (1 total)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (31.3% below list).
• Recommended offer: $148k (31.3% below list) — sets the bar for 1% rule.

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: Santa Fe Trail Elem. (math 37% / reading 47%, grade F, #481 of 1,115 statewide, top 46%, 386 students, 76% 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); 127 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 36% 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 $1k of loan paydown is wiped out by about $6k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,642 (31.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.69% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.10%
• DSCR: 0.86
• GRM: 12.1

CMA / ARV

• ARV (median comp): $268,576
• List price: $215,000
• Delta: -21.81%
• 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
611 W 23rd St	0.14mi	2/1.0 (-1)	1,520 (-9%)	2mo	$144,900	$95	69
1201 W 25th St	0.54mi	3/2.0	1,628 (-2%)	4mo	$229,900	$141	68
1110 24th St	0.45mi	3/2.5	1,747 (+5%)	3mo	$245,900	$141	66
926 S Washington St	0.36mi	3/1.0	1,558 (-6%)	5mo	$168,000	$108	64
1223 S Osage St	0.33mi	2/2.0 (-1)	1,786 (+7%)	7mo	$140,000	$78	62
1123 S Liberty St	0.36mi	4/2.5 (+1)	1,484 (-11%)	0mo	$207,000	$139	58
809 S Crysler Ave	0.50mi	2/2.0 (-1)	1,547 (-7%)	5mo	$150,000	$97	56
1104 W 27th St S	0.69mi	3/2.0	1,553 (-7%)	4mo	$190,000	$122	54
421 S Main St	0.63mi	2/1.0 (-1)	1,748 (+5%)	3mo	$199,900	$114	50
219 E South Ave	0.57mi	3/2.0	1,464 (-12%)	6mo	$194,900	$133	48
229 E Elm St	0.74mi	3/2.0	1,536 (-8%)	6mo	$234,990	$153	48
1525 W Lexington Ave	0.72mi	3/1.5	1,860 (+12%)	1mo	$279,900	$150	44

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: -20.8%
• Equity multiple: 0.28×
• Total profit: $-43,640
• Equity at exit: $32,057

10-year hold

• IRR: -12.7%
• Equity multiple: 0.23×
• Total profit: $-46,141
• Equity at exit: $18,589

Cash invested: $60,200 (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.

Methodology + full state rankings →

ZIP-level market 64050

• Home prices YoY: -15.5%
• Rents YoY: 3.8%
• Active inventory: 127
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,476 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$105 /mo · $1,258/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $-156

Break-even live

Break-even rent $1,673

Max offer price $187,528

Occupancy floor —

Sensitivity live

Price	-10% $-34	-5% $-95	+0% $-156	+5% $-216	+10% $-277
Rent	-10% $-272	-5% $-214	+0% $-156	+5% $-97	+10% $-39
Rate	-1.0pp $-47	-0.5pp $-101	base $-156	+0.5pp $-211	+1.0pp $-268

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1404 S Osage St Independence, MO	4.0	2.0	1300	$1,750	$1.35	16d	1	0.41mi
1502 S Pleasant St Independence, MO	3.0	2.0	1200	$1,399	$1.17	45d	1	0.44mi
2342 S Crysler Ave Independence, MO	3.0	2.0	1400	$1,395	$1.00	0d	1	0.56mi
2356 S Crysler Ave Independence, MO	3.0	2.0	1881	$1,653	$0.88	25d	1	0.57mi
11709 E Winner Rd Independence, MO	3.0	1.5	1300	$1,195	$0.92	18d	1	0.87mi
802 S Logan Ave Independence, MO	2.0	2.0	1500	$1,100	$0.73	0d	1	1.01mi
124 S Forest Ave Independence, MO	2.0	1.0	1092	$999	$0.91	0d	1	1.06mi
718 E Gudgell Ave Independence, MO	4.0	2.0	1624	$1,775	$1.09	18d	1	1.15mi
315 S Crane St Unit A Independence, MO	3.0	1.0	1150	$1,250	$1.09	25d	1	1.22mi
315 S Crane St Unit A Independence, MO	3.0	1.0	1150	$1,250	$1.09	45d	1	1.22mi
11418 E 13th St S Independence, MO	2.0	1.0	1760	$1,100	$0.62	45d	1	1.24mi
2256 S Sterling Ave Independence, MO	3.0	1.5	1284	$1,399	$1.09	18d	1	1.27mi
2110 S Sterling Ave Independence, MO	3.0	2.0	1722	$1,849	$1.07	18d	1	1.27mi
10817 E 19th Ter S Independence, MO	3.0	1.0	1428	$1,801	$1.26	18d	1	1.44mi

Listing history 13 events

1. 2026-06-07
   statusdays on market $215,000 Pending 4 DOM
2. 2026-06-05
   days on market $215,000 Active 3 DOM
3. 2026-06-03
   days on market $215,000 Active 2 DOM
4. 2026-06-02
   pricedays on marketlisting id $215,000 Active 1 DOM
5. 2026-05-14
   status Active 259-char remark
6. 2026-05-12
   status Pending 259-char remark
7. 2026-05-06
   status Active 259-char remark
8. 2026-04-26
   historical 259-char remark
9. 2026-04-23
   price $210,000 259-char remark
10. 2026-04-13
    price $220,000 259-char remark
11. 2026-04-01
    listed $230,000 Active 259-char remark
12. 2025-10-01
    soldstatus
13. 1987-09-25
    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: $1,258 · $105/mo
• Projected year-2 tax: $2,086 · $174/mo
• Expected delta: +$828/yr (+$69/mo · 65.8%)

ⓘ 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 ≥106°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: $17,717
• − Mortgage interest: −$12,043
• − Property taxes: −$1,258
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$6,255
• Taxable loss: −$5,748
• Est. tax savings @ 24.0%: +$1,380
• After-tax cash flow: $-487/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): 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

-6.5% since first listed

12 events — show timeline

• 2026-06-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-06-01 Listed $215,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-27 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-05-14 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-05-12 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-06 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-26 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $210,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $220,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-01 Listed $230,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-01 Sold (Public Records) — Public Records
• 1987-09-25 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,258 · +65.6% YoY. Source: county tax records.