1818 S Overton Ave · Independence, MO 64052

$70,000

2 bd · 1.0 ba · 1,340 sqft · SingleFamily public records · 13 Days on market

Built 1923 5,600 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Rent growth +3.9/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 1923 home in the heart of Independence offering classic character, a spacious lot, and convenient access to shopping, dining, and major highways. This property presents a great opportunity for homeowners or investors looking to add their personal touch and build equity. Enjoy a well-established neighborhood location with easy access to schools, parks, and everyday amenities.

Key facts

• Spacious lot
• Easy access to parks
• 5,600 sq ft lot

Tags

• SPACIOUS LOT
• WELL-ESTABLISHED NEIGHBORHOOD
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO PARKS
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

Property features AI

Finance

• Other: Living area approximately 1,248 (per public records); Home age estimated 76–100 years
• HOA & community: Association fees billed annually; No maintenance provided

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 1.5 story floor plan
• Construction: Frame construction; Composition roof
• Exterior features: Not in a flood plain

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Other cooling
• Interior features: Thermal windows; Formal living room; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 14.5% 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: schools C-, 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.
• Market conditions: Rents rising fast (+5.4%/yr); 127 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1923 — 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. 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: 1.80% ✓
• Cap rate: 14.50%
• Cash-on-cash: 29.32%
• DSCR: 2.30
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $184,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1511 S Evanston St	0.29mi	3/1.0 (+1)	1,258 (-6%)	3mo	$180,000	$143	68
9510 E 13th St S	0.47mi	3/1.0 (+1)	1,300 (-3%)	3mo	$138,000	$106	66
1822 S Hawthorne Ave	0.07mi	3/2.0 (+1)	1,174 (-12%)	5mo	$171,500	$146	63
9305 E 16th St	0.38mi	3/2.0 (+1)	1,266 (-6%)	3mo	$204,700	$162	61
2005 S Northern Blvd	0.70mi	2/1.0	1,300 (-3%)	2mo	$136,900	$105	60
1416 S Hardy Ave	0.54mi	3/2.0 (+1)	1,328 (-1%)	6mo	$95,000	$72	60
9701 E 24th St S	0.54mi	3/2.0 (+1)	1,311 (-2%)	5mo	$180,000	$137	58
2005 S Hedges Ave	0.64mi	2/1.0	1,220 (-9%)	2mo	$159,000	$130	54
9504 E 13th St S	0.48mi	3/1.5 (+1)	1,452 (+8%)	5mo	$199,900	$138	53
9809 E 25th St S	0.65mi	3/2.0 (+1)	1,395 (+4%)	5mo	$185,000	$133	50
9712 E Westport Rd	0.74mi	3/2.0 (+1)	1,250 (-7%)	1mo	$210,000	$168	44
2507 S Arlington Ave	0.66mi	3/2.0 (+1)	1,536 (+15%)	0mo	$214,900	$140	36

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 · 5.43% rent growth · sell at horizon

5-year hold

• IRR: 26.6%
• Equity multiple: 2.14×
• Total profit: $22,353
• Equity at exit: $10,437

10-year hold

• IRR: 35.7%
• Equity multiple: 4.70×
• Total profit: $72,514
• Equity at exit: $6,052

Cash invested: $19,600 (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: 127
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,261 high
• Mortgage (P&I): −$367
• Tax from tax record: −$121 /mo · $1,449/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $479

Break-even live

Break-even rent $654

Max offer price $70,000

Occupancy floor 57%

Sensitivity live

Price	-10% $519	-5% $499	+0% $479	+5% $459	+10% $439
Rent	-10% $379	-5% $429	+0% $479	+5% $529	+10% $578
Rate	-1.0pp $514	-0.5pp $497	base $479	+0.5pp $461	+1.0pp $442

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10119 E Winner Rd Unit 2 Independence, MO	1.0	1.0	1000	$1,045	$1.04	22d	1	0.32mi
10323 E 20th St S Independence, MO	3.0	1.0	936	$1,400	$1.50	44d	1	0.44mi
10714 E 19th St S Independence, MO	2.0	1.0	1010	$895	$0.89	3d	1	0.62mi
1138 S Glenwood Ave Independence, MO	2.0	1.0	1180	$1,095	$0.93	20d	1	0.68mi
9528 E Winner Rd Independence, MO	1.0–3.0	1.0	730	$999	$1.37	44d	1	0.72mi
10817 E 19th Ter S Independence, MO	3.0	1.0	1428	$1,801	$1.26	17d	1	0.75mi
1425 S Northern Blvd Independence, MO	3.0	1.5	1275	$1,200	$0.94	8d	1	0.76mi
9613 E 25th Ter S Independence, MO	3.0	1.0	1214	$1,545	$1.27	24d	1	0.77mi
10104 E Golf Ave Independence, MO	3.0	2.0	1205	$1,395	$1.16	15d	1	0.86mi
10522 E 10th St S Independence, MO	2.0	1.0	1020	$1,099	$1.08	24d	1	0.87mi
1109 S Appleton Ave Independence, MO	3.0	2.0	1200	$1,195	$1.00	17d	1	0.92mi
2110 S Sterling Ave Independence, MO	3.0	2.0	1722	$1,849	$1.07	17d	1	0.94mi
10604 E 26th St S Independence, MO	3.0	1.0	1068	$1,610	$1.51	8d	1	0.97mi
2702 S Glenwood Ave Independence, MO	3.0	1.0	1056	$1,555	$1.47	24d	1	0.97mi
2256 S Sterling Ave Independence, MO	3.0	1.5	1284	$1,399	$1.09	17d	1	0.97mi
1810 S Vermont Ave Independence, MO	2.0	1.0	950	$948	$1.00	44d	1	1.10mi
600 S Glenwood Ave Unit G-2 Independence, MO	3.0	2.0	1600	$1,650	$1.03	22d	1	1.11mi
576 S Oxford Ave Independence, MO	3.0	2.0	1098	$1,400	$1.28	44d	1	1.21mi
8661 E 26th St Kansas City, MO	2.0	1.0	1145	$1,295	$1.13	44d	1	1.21mi
11418 E 13th St S Independence, MO	2.0	1.0	1760	$1,100	$0.62	44d	1	1.31mi
11616 E 16th St S Independence, MO	2.0	1.0	1016	$1,125	$1.11	44d	1	1.36mi
11709 E Winner Rd Independence, MO	3.0	1.5	1300	$1,195	$0.92	17d	1	1.37mi

Listing history 9 events

1. 2026-06-18
   days on market $70,000 Active 13 DOM
2. 2026-06-17
   days on market $70,000 Active 12 DOM
3. 2026-06-16
   days on market $70,000 Active 11 DOM
4. 2026-06-15
   days on market $70,000 Active 10 DOM
5. 2026-06-13
   days on market $70,000 Active 8 DOM
6. 2026-06-09
   days on market $70,000 Active 4 DOM
7. 2026-06-08
   days on market $70,000 Active 3 DOM
8. 2026-06-07
   remarks 386-char remark
9. 2026-06-07
   listed $70,000 Active 2 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: $1,449 · $121/mo
• Projected year-2 tax: $1,449 · $121/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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,127
• − Mortgage interest: −$3,921
• − Property taxes: −$1,449
• − Insurance: −$350
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$2,036
• Taxable income: $4,951
• Est. tax owed @ 24.0%: −$1,188
• After-tax cash flow: $4,558/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

4 events — show timeline

• 2026-06-05 Listed $70,000 Heartland MLS as Distributed by MLS Grid
• 2022-08-04 Sold (Public Records) — Public Records
• 1998-04-01 Sold (Public Records) — Public Records
• 1996-03-15 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,449 · -7.1% YoY. Source: county tax records.