Dodgion St · Independence, MO 64050

$142,000

3 bd · 1.0 ba · 1,224 sqft · SingleFamily

Built 1956 7,913 sqft lot Est $168k · 15% under

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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 +14.4/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• Livability +4.1/5.0
• 1% rule +4.0/10.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 7,913 sq ft lot
• Built 1956

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $24 ($290/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (10.4% below list).
• Recommended offer: $127k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.0% in Independence — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Ott Elem. (math 33% / reading 44%, grade F, #599 of 1,115 statewide, top 54%, 398 students, 77% FRL); Bingham Middle (math 19% / reading 33%, grade F, #316 of 391 statewide, top 81%, 774 students, 69% 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 31% 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 $982 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,278 (10.4% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.73%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $167,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
912 E Frederick St	0.51mi	3/2.0	1,218 (-0%)	1mo	$145,000	$119	70
1207 N Main St	0.35mi	3/1.0	1,153 (-6%)	6mo	$129,000	$112	68
606 N Rogers St	0.65mi	2/1.0 (-1)	1,194 (-2%)	2mo	$150,000	$126	58
518 N Osage St	0.43mi	3/1.0	1,105 (-10%)	7mo	$129,950	$118	58
1604 N Emery St	0.68mi	3/1.0	1,150 (-6%)	1mo	$135,000	$117	57
620 E Walnut St	0.72mi	3/1.0	1,266 (+3%)	10mo	$175,000	$138	52
1227 Dickinson Rd	0.54mi	3/1.0	1,079 (-12%)	4mo	$149,000	$138	52
1223 N Pleasant St	0.60mi	3/2.0	1,120 (-8%)	3mo	$159,900	$143	51
14805 E Nickell Ave	0.49mi	3/2.0	1,335 (+9%)	9mo	$239,900	$180	51
211 S Pearl St	0.64mi	2/1.5 (-1)	1,080 (-12%)	1mo	$147,500	$137	42
1600 N Hocker Ave	0.64mi	3/1.0	1,382 (+13%)	9mo	$180,000	$130	41
1608 N Liberty St	0.73mi	3/1.5	1,064 (-13%)	3mo	$220,000	$207	39

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-20,432
• Equity at exit: $21,173

10-year hold

• IRR: -4.2%
• Equity multiple: 0.71×
• Total profit: $-11,480
• Equity at exit: $12,278

Cash invested: $39,760 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,273 high
• Mortgage (P&I): −$745
• Tax est. 1.5%: −$178 /mo · $2,130/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $24

Break-even live

Break-even rent $1,242

Max offer price $142,000

Occupancy floor 93%

Sensitivity live

Price	-10% $122	-5% $73	+0% $24	+5% $-25	+10% $-74
Rent	-10% $-76	-5% $-26	+0% $24	+5% $74	+10% $125
Rate	-1.0pp $96	-0.5pp $60	base $24	+0.5pp $-13	+1.0pp $-50

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
630 N Hocker Ave Independence, MO	3.0	1.0	864	$1,325	$1.53	25d	1	0.19mi
1100 N Noland Rd Apt D Independence, MO	2.0	1.0	800	$1,025	$1.28	9d	1	0.25mi
902 E Frederick St Independence, MO	2.0	1.0	850	$995	$1.17	23d	1	0.50mi
1207 N McCoy St Independence, MO	3.0	2.0	972	$1,295	$1.33	9d	1	0.64mi
523 W Maple Ave Unit 1A Independence, MO	2.0	1.0	815	$945	$1.16	9d	1	0.70mi
523 W Maple Ave Unit 2 A Independence, MO	3.0	2.0	964	$995	$1.03	45d	1	0.71mi
1314 E Frederick St Independence, MO	2.0	1.0	800	$999	$1.25	45d	1	0.74mi
1612 N Dodgion Ave Independence, MO	3.0	1.0	1000	$1,345	$1.34	45d	1	0.76mi
1214 N Union St Independence, MO	2.0	1.0	912	$975	$1.07	45d	1	0.79mi
315 S Crane St Unit A Independence, MO	3.0	1.0	1150	$1,250	$1.09	45d	1	0.85mi
315 S Crane St Unit A Independence, MO	3.0	1.0	1150	$1,250	$1.09	25d	1	0.85mi
1021 N Kiger Rd Independence, MO	3.0	2.0	1200	$1,500	$1.25	19d	1	0.86mi
1714 N Pearl St Independence, MO	2.0	1.0	792	$1,195	$1.51	45d	1	0.86mi
321 W South Ave Unit 8 Independence, MO	2.0	1.5	980	$1,895	$1.93	3d	1	1.28mi
321 W South Ave Unit 9 Independence, MO	2.0	1.5	980	$1,295	$1.32	45d	1	1.28mi
321 W South Ave Unit 11 Independence, MO	3.0	2.0	1000	$1,275	$1.27	23d	1	1.28mi
523 S Crysler Ave Unit A Independence, MO	2.0	1.0	900	$650	$0.72	25d	1	1.35mi
724 S Grand Ave Independence, MO	2.0	2.0	1000	$1,149	$1.15	45d	1	1.35mi
1118 S Pope Ave Independence, MO	2.0	1.0	988	$1,195	$1.21	18d	1	1.37mi
2405 N River Blvd Independence, MO	2.0	1.0	830	$1,095	$1.32	9d	1	1.39mi
16012 E T C Lea Rd Unit C Independence, MO	2.0	1.0	800	$795	$0.99	25d	1	1.39mi
11601 E US Highway 24 Apt DA Independence, MO	2.0	1.0	900	$1,400	$1.56	45d	1	1.44mi
182 Novak St Sugar Creek, MO	3.0	2.0	1350	$1,800	$1.33	19d	1	1.45mi
2522 N River Blvd Independence, MO	3.0	1.0	910	$1,495	$1.64	6d	1	1.48mi

Listing history 1 events

1. 2026-06-15
   listed $142,000 Pending

ⓘ 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: $15,273
• − Mortgage interest: −$7,954
• − Property taxes: −$2,130
• − Insurance: −$710
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$4,131
• Taxable loss: −$2,095
• Est. tax savings @ 24.0%: +$503
• After-tax cash flow: $793/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

2 events — show timeline

• 2026-06-14 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-06-14 Listed $142,000 Heartland MLS as Distributed by MLS Grid