4552 S Saville Ct · Independence, MO 64055

$155,000

2 bd · 1.5 ba · 1,312 sqft · Townhouse public records · 17 Days on market

Built 1980 860 sqft lot Est $155k · at est. $72/mo HOA · 5% of rent

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Why this score? — see what drove the C- 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 +18.9/30.0
• ARV discount +7.4/15.0
• DSCR +5.9/10.0
• 1% rule +5.1/10.0
• Livability +4.1/5.0
• Rent growth +3.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome HOME! This open and airy townhouse is ready for you. Loads of space with a nice, neutral color palette. The living room and kitchen feature vaulted ceilings with clerestory windows for great natural light. New low maintenance floors in the living room, kitchen and lower level recreation room make for easy living. The kitchen features white cabinets, new designer black hardware, extra storage with a full size pantry, with a deck just out the sliding door for grilling or a bit of fresh air. It's open to the living area so you can be part of the conversation with friends and family. The lower level recreation room is great extra living space with a wet bar, half bath, laundry and garage on the same level. Easily darkened for movies too. The current owner has a workout space in the garage's bonus space. At one time it was walled off for a third non-conforming bedroom or bonus room by a previous owner. The homeowners fees are super affordable and include lawn maintenance, street snow removal, trash and dirveway replacement.

Key facts

• Private deck
• Wet bar
• Quiet cul-de-sac

Tags

• QUIET CUL-DE-SAC
• PRIVATE DECK
• REC ROOM
• WET BAR
• CENTRAL HEAT AND AIR
• LOW-MAINTENANCE EXTERIOR

Property features AI

Finance

• Other: Seller provides warranty
• HOA & community: Roundtree Home Owners Association; Monthly HOA fee of $72 covering lawn service, management, snow removal and trash; Lawn and snow maintenance provided

Exterior

• Parking: Attached garage with garage door opener (garage faces front) — 1 garage space
• Utilities: Public water; Public sewer; Metro-paid telecom
• Home design: Attached townhouse; Raised ranch floor plan; North-facing
• Construction: Brick veneer and vinyl siding exterior; Composition roof
• Exterior features: Deck; City lot; Not in a flood plain

Interior

• Kitchen: Dishwasher; Disposal; Exhaust fan; Microwave; Refrigerator; Electric range; Eat-in kitchen; Pantry
• Bedrooms: 2 bedrooms (both on the upper level)
• Flooring: Carpet; Other
• Bathrooms: 1 full bath (upper level) with shower over tub and ceramic tile; 1 half bath
• Heating & cooling: Forced air heat; Electric cooling (central)
• Interior features: Ceiling fans; Painted cabinets; Pantry; Vaulted ceiling(s); Window coverings; Storm door(s)
• Laundry & utility: Dedicated laundry room on the lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $155k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: 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: William Southern Elem. (math 27% / reading 37%, grade F, #761 of 1,115 statewide, top 72%, 430 students, 73% FRL); Truman High (math 18% / reading 34%, grade F, #430 of 521 statewide, top 83%, 1,662 students, 52% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: Rents rising fast (+5.1%/yr); 202 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $5k 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 17 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y ago 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.

Recommended offer $152,675 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.36%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $154,816
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4573 S Saville Ct	0.04mi	2/1.5	1,312 (0%)	9mo	$155,000	$118	91
4556 S Saville Ct	0.01mi	2/1.5	1,312 (0%)	23mo	$155,000	$118	80
4731 Haden Ct	0.27mi	2/2.5	1,464 (+12%)	1mo	$150,000	$102	63
4735 Haden Ct	0.28mi	2/2.5	1,258 (-4%)	22mo	$145,000	$115	58
15411 E 48th St	0.26mi	3/2.5 (+1)	1,464 (+12%)	13mo	$179,000	$122	49
16106 E 49th St	0.63mi	3/2.0 (+1)	1,498 (+14%)	17mo	$235,000	$157	26

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 · 5.09% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.73×
• Total profit: $-11,694
• Equity at exit: $23,111

10-year hold

• IRR: 4.9%
• Equity multiple: 1.40×
• Total profit: $17,188
• Equity at exit: $13,402

Cash invested: $43,400 (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 64055

• Rents YoY: 5.1%
• Active inventory: 202
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,558 high
• Mortgage (P&I): −$813
• Tax from tax record: −$124 /mo · $1,483/yr
• Insurance: −$65
• HOA: −$72
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $158

Break-even live

Break-even rent $1,358

Max offer price $155,000

Occupancy floor 85%

Sensitivity live

Price	-10% $246	-5% $202	+0% $158	+5% $114	+10% $70
Rent	-10% $35	-5% $96	+0% $158	+5% $219	+10% $281
Rate	-1.0pp $236	-0.5pp $197	base $158	+0.5pp $118	+1.0pp $77

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15312 E 48th St Kansas City, MO	3.0	2.0	1160	$1,700	$1.47	13d	1	0.19mi
15404 E 48th St Kansas City, MO	2.0	1.5	1325	$1,350	$1.02	24d	1	0.20mi
3100 Quail Creek Dr Independence, MO	1.0–2.0	1.0	961	$1,330	$1.38	13d	1	0.31mi
15403 E 43rd Ter S Independence, MO	3.0	2.0	1689	$2,046	$1.21	2d	1	0.40mi
5006 Breckenridge Ave Kansas City, MO	3.0	2.0	1220	$1,695	$1.39	22d	1	0.68mi
16301 E 48th Ter Kansas City, MO	1.0–2.0	1.0–2.0	945	$1,270	$1.34	22d	7	0.73mi
15001 E 39th Ter S Independence, MO	3.0	2.0	1769	$1,811	$1.02	44d	1	0.87mi
4232 S Liberty St Independence, MO	3.0	1.0	1152	$1,525	$1.32	24d	1	1.11mi
14405 E 37th St S Independence, MO	3.0	1.0	1300	$1,800	$1.38	4d	1	1.20mi
14216 E 37th Ter S Independence, MO	3.0	3.0	1800	$2,100	$1.17	8d	1	1.26mi
13511 E 41st Ter S Independence, MO	3.0	2.0	925	$1,530	$1.65	24d	1	1.26mi
3610 S Pope Ave Independence, MO	3.0	2.0	1640	$1,725	$1.05	15d	1	1.29mi
3605 S Stayton Ave Independence, MO	3.0	2.0	1078	$1,631	$1.51	8d	1	1.30mi
17312 E 50th Terrace Ct S Independence, MO	3.0	2.0	1244	$2,050	$1.65	22d	1	1.35mi
12817 E 47th St S Independence, MO	2.0–3.0	1.0–2.0	1000	$990	$0.99	17d	1	1.35mi

HOA detail

• Monthly dues: $72 · $864/yr
• Likely covers: trashsnow removal

Listing history 10 events

1. 2026-06-21
   days on market $155,000 Active 17 DOM
2. 2026-06-18
   days on market $155,000 Active 14 DOM
3. 2026-06-17
   days on market $155,000 Active 13 DOM
4. 2026-06-16
   days on market $155,000 Active 12 DOM
5. 2026-06-15
   days on market $155,000 Active 11 DOM
6. 2026-06-13
   days on market $155,000 Active 9 DOM
7. 2026-06-09
   days on market $155,000 Active 5 DOM
8. 2026-06-08
   days on market $155,000 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $155,000 Active 3 DOM

ⓘ 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: $1,483 · $124/mo
• Projected year-2 tax: $1,504 · $125/mo
• Expected delta: +$20/yr (+$2/mo · 1.4%)

ⓘ 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,697
• − Mortgage interest: −$8,682
• − Property taxes: −$1,483
• − Insurance: −$775
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − HOA: −$864
• − Depreciation: −$4,509
• Taxable loss: −$608
• Est. tax savings @ 24.0%: +$146
• After-tax cash flow: $2,040/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): 35,960
• Household income: $62,439
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 1404.0

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 (71%)
• Race & ethnicity: White 71% Black 13% Hispanic / Latino 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Italian 9% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% 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: ▼ -180.54%
• Current HPI: 245.3636
• Rent YoY: ▲ 5.09%
• 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

+138.8% since first listed

19 events — show timeline

• 2026-06-04 Listed $155,000 Heartland MLS as Distributed by MLS Grid
• 2021-11-05 Sold (Public Records) — Public Records
• 2021-10-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-09-04 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-09-01 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 2017-12-29 Sold (Public Records) — Public Records
• 2017-12-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2017-11-27 Pending — Heartland MLS as Distributed by MLS Grid
• 2017-11-16 Contingent — Heartland MLS as Distributed by MLS Grid
• 2017-11-03 Listed $79,900 Heartland MLS as Distributed by MLS Grid
• 2015-12-01 Sold (Public Records) — Public Records
• 2015-11-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-10-12 Listed $68,500 Heartland MLS as Distributed by MLS Grid
• 2013-11-13 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2013-09-03 Listed $31,000 Heartland MLS as Distributed by MLS Grid
• 2002-07-12 Sold (Public Records) — Public Records
• 2002-07-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2002-04-15 Listed $64,900 Heartland MLS as Distributed by MLS Grid
• 1993-05-28 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,483 · +18.6% YoY. Source: county tax records.