2811 Englewood Ter · Independence, MO 64052

$175,000

2 bd · 1.5 ba · 1,800 sqft · Townhouse public records · 8 Days on market

Built 1984 4,389 sqft lot $97/sqft · at area comps Est $175k · at est.

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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).

• Cash flow +12.3/30.0
• ARV discount +7.4/15.0
• Livability +4.1/5.0
• Rent growth +3.9/5.0
• DSCR +3.6/10.0
• 1% rule +3.0/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Custom Built -Anderson Thermo Casement Windows!deck'02,a/c'01,DW'01,comp roof, fenced yard (backs to the east) w/ storage barn, garage is very deep, could be tandem, remodeled baths, good sized rooms. Seller repainting/carpeting back bedroom. Otherside 1/2 duplex available mls#1241508 2809 Englewood TERR. Buy one side or whole duplex! Call agent for information/details.

Key facts

• One car garage
• Laundry room
• Fenced in backyard

Tags

• OWNER'S SUITE
• LAUNDRY ROOM
• FAMILY ROOM
• NEW DECK
• FENCED IN BACKYARD
• ONE CAR GARAGE

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Attached garage with garage door opener (1-car)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential half-duplex (attached); Raised ranch floor plan
• Construction: Board & batten siding with brick trim; Composition roof
• Exterior features: Deck; Shed(s); City lot; Paved road access; Fencing (other)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Electric range
• Bedrooms: 3 bedrooms total — two bedrooms on the first floor; one bedroom in the basement
• Flooring: Carpet in primary living areas and bedrooms; Vinyl in kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Attic fan; Electric cooling
• Interior features: Walk-in closet(s); Storm door(s); Finished basement; Country kitchen (dining area)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $-32 ($-386/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (20.1% below list).
• Recommended offer: $140k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Three Trails Elem. (math 37% / reading 32%, grade F, #676 of 1,115 statewide, top 66%, 317 students, 75% FRL); Clifford H. Nowlin Middle (math 13% / reading 29%, grade F, #342 of 391 statewide, top 88%, 875 students, 80% FRL); Van Horn High (math 13% / reading 27%, grade F, #472 of 521 statewide, top 91%, 1,047 students, 72% FRL) — zoned schools average 76% FRL vs 58% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 135 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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 $139,739 (20.1% 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. 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: 0.80% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.79%
• DSCR: 0.96
• GRM: 10.4

CMA / ARV

• ARV (median comp): $174,503
• List price: $175,000
• Delta: 0.28%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.43% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.45×
• Total profit: $-26,931
• Equity at exit: $26,093

10-year hold

• IRR: -3.1%
• Equity multiple: 0.77×
• Total profit: $-11,094
• Equity at exit: $15,131

Cash invested: $49,000 (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 64052

• Home prices YoY: -34.6%
• Rents YoY: 5.4%
• Active inventory: 135
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,397 high
• Mortgage (P&I): −$918
• Tax from tax record: −$145 /mo · $1,746/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $-32

Break-even live

Break-even rent $1,438

Max offer price $169,316

Occupancy floor 97%

Sensitivity live

Price	-10% $67	-5% $17	+0% $-32	+5% $-82	+10% $-131
Rent	-10% $-143	-5% $-87	+0% $-32	+5% $23	+10% $78
Rate	-1.0pp $56	-0.5pp $12	base $-32	+0.5pp $-78	+1.0pp $-124

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2256 S Sterling Ave Independence, MO	3.0	1.5	1284	$1,399	$1.09	18d	1	0.71mi
2356 S Crysler Ave Independence, MO	3.0	2.0	1881	$1,653	$0.88	25d	1	0.80mi
2110 S Sterling Ave Independence, MO	3.0	2.0	1722	$1,849	$1.07	18d	1	0.81mi
2342 S Crysler Ave Independence, MO	3.0	2.0	1400	$1,395	$1.00	0d	1	0.82mi
10817 E 19th Ter S Independence, MO	3.0	1.0	1428	$1,801	$1.26	18d	1	0.96mi
11709 E Winner Rd Independence, MO	3.0	1.5	1300	$1,195	$0.92	18d	1	1.13mi
1425 S Northern Blvd Independence, MO	3.0	1.5	1275	$1,200	$0.94	9d	1	1.46mi
3927 Willow Ave Kansas City, MO	1.0–3.0	1.0–2.0	997	$1,152	$1.15	0d	10	1.47mi

Listing history 6 events

1. 2026-05-13
   listed $175,000 Active 753-char remark
2. 2005-07-01
   soldstatus
3. 2005-06-30
   soldstatus 372-char remark

   Show marketing remark (372 chars)

   Custom Built -Anderson Thermo Casement Windows!deck'02,a/c'01,DW'01,comp roof, fenced yard (backs to the east) w/ storage barn, garage is very deep, could be tandem, remodeled baths, good sized rooms. Seller repainting/carpeting back bedroom. Otherside 1/2 duplex available mls#1241508 2809 Englewood TERR. Buy one side or whole duplex! Call agent for information/details.

4. 2005-04-06
   listed $89,500 372-char remark

   Show marketing remark (372 chars)

   Custom Built -Anderson Thermo Casement Windows!deck'02,a/c'01,DW'01,comp roof, fenced yard (backs to the east) w/ storage barn, garage is very deep, could be tandem, remodeled baths, good sized rooms. Seller repainting/carpeting back bedroom. Otherside 1/2 duplex available mls#1241508 2809 Englewood TERR. Buy one side or whole duplex! Call agent for information/details.

5. 1997-11-20
   soldstatus
6. 1984-05-01
   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: $1,746 · $145/mo
• Projected year-2 tax: $1,746 · $145/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 ≥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: $16,769
• − Mortgage interest: −$9,803
• − Property taxes: −$1,746
• − Insurance: −$875
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$5,091
• Taxable loss: −$3,429
• Est. tax savings @ 24.0%: +$823
• After-tax cash flow: $437/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): 22,138
• Household income: $59,007
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 965.0

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 0.56)
• Race & ethnicity: White 62% Hispanic / Latino 23% Two or more races 15% Black 7% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 12% Slovak 2% Lithuanian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 85% English-only · Spanish 13% 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: ▼ -160.06%
• Current HPI: 302.1124
• Rent YoY: ▲ 5.43%
• 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

+95.5% since first listed

7 events — show timeline

• 2026-05-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-13 Listed $175,000 Heartland MLS as Distributed by MLS Grid
• 2005-07-01 Sold (Public Records) — Public Records
• 2005-06-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-04-06 Listed $89,500 Heartland MLS as Distributed by MLS Grid
• 1997-11-20 Sold (Public Records) — Public Records
• 1984-05-01 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,746 · -23.2% YoY. Source: county tax records.