1232 N Sioux Ct · Independence, MO 64056

$206,800

3 bd · 2.0 ba · 1,323 sqft · SingleFamily public records · 72 Days on market

Built 1988 0.48 ac lot $156/sqft · 18% below area Est $251k · 18% under ↓ 10% 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 +12.9/30.0
• 1% rule +4.1/10.0
• Livability +4.1/5.0
• DSCR +3.9/10.0
• Rent growth +3.4/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Split level home offers 3 bedrooms, and 2 bathrooms with approximately 1,323 square feet of living space. Built in 1988 this property features a functional layout with an unfinished basement providing opportunity for future expansion, storage, or additional living space. Auction Occupied – NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. "As is" CASH ONLY sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

Key facts

• 0.48 acre lot
• 2 garage spots
• Built 1988

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $207k.

Deal economics

• At list price, monthly cash flow is $-14 ($-165/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (9.3% below list).
• Recommended offer: $188k (9.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: schools C-, employment D+, crime F.
• Fort Osage R-I (rural): math 28% / reading 39% proficiency, ranked #213 of 324 in MO (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.8%/yr); 106 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 33% of the median local income ($68k/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

• It's been on market 72 days — a 6% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Recommended offer $187,535 (9.3% 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. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 9.2

CMA / ARV

• ARV (median comp): $250,879
• List price: $206,800
• Delta: -17.57%
• 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
1607 N Belvidere Ave	0.54mi	3/1.0	1,314 (-1%)	3mo	$160,000	$122	67
1621 N Belvidere Ave	0.57mi	3/1.5	1,362 (+3%)	1mo	$245,000	$180	66
906 N Ponca Dr	0.64mi	3/1.5	1,362 (+3%)	1mo	$225,000	$165	62
816 N Tepee Dr	0.57mi	4/2.5 (+1)	1,364 (+3%)	1mo	$243,000	$178	61
1600 N Dover St	0.57mi	3/2.0	1,216 (-8%)	1mo	$250,000	$206	59
18609 E Bundschu Pl	0.62mi	3/2.0	1,202 (-9%)	2mo	$270,000	$225	54
1413 N Geronimo Dr	0.53mi	4/2.0 (+1)	1,450 (+10%)	1mo	$185,000	$128	54
658 N Mohican Dr	0.71mi	3/1.0	1,388 (+5%)	4mo	$152,900	$110	51
1422 N Blue Mills Rd	0.69mi	3/1.5	1,447 (+9%)	3mo	$228,000	$158	48
834 N Ponca Dr	0.72mi	3/1.5	1,200 (-9%)	3mo	$219,900	$183	47
1117 N Ponca Dr	0.60mi	3/3.0	1,492 (+13%)	1mo	$245,000	$164	46
1511 Osage Trl	0.67mi	3/1.0	1,150 (-13%)	3mo	$174,900	$152	40

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 · 3.76% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.43×
• Total profit: $-32,872
• Equity at exit: $30,835

10-year hold

• IRR: -6.1%
• Equity multiple: 0.60×
• Total profit: $-23,450
• Equity at exit: $17,880

Cash invested: $57,904 (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 64056

• Rents YoY: 3.8%
• Active inventory: 106
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,875 high
• Mortgage (P&I): −$1,084
• Tax from tax record: −$325 /mo · $3,895/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-14

Break-even live

Break-even rent $1,893

Max offer price $204,372

Occupancy floor 96%

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: $51,700
• Closing costs: $6,204
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19246 E Ponca Dr Independence, MO	3.0	1.5	1300	$1,700	$1.31	4d	1	0.46mi
19200 E Ponca Ter Independence, MO	3.0	2.0	1195	$1,973	$1.65	43d	1	0.48mi
1604 N Glen Ellyn St Independence, MO	3.0	2.0	1330	$1,845	$1.39	16d	1	0.50mi
18813 Lexington Rd Independence, MO	2.0	1.5	1190	$1,250	$1.05	2d	1	0.55mi
1617 N Belvidere Ave Independence, MO	3.0	2.0	1642	$2,006	$1.22	1d	1	0.58mi
1406 N Ponca Dr Independence, MO	4.0	1.0	1400	$1,650	$1.18	4d	1	0.62mi
18410 E Shoshone Dr Independence, MO	3.0	2.0	1426	$1,450	$1.02	43d	1	0.70mi
19300 E Salisbury Rd Independence, MO	3.0	1.0	1257	$1,845	$1.47	1d	1	0.96mi
19200 E Salisbury Rd Independence, MO	4.0	2.0	1518	$2,000	$1.32	23d	1	0.96mi

Listing history 17 events

1. 2026-06-18
   days on market $206,800 Active 72 DOM
2. 2026-06-17
   days on market $206,800 Active 71 DOM
3. 2026-06-16
   days on market $206,800 Active 70 DOM
4. 2026-06-15
   days on market $206,800 Active 69 DOM
5. 2026-06-13
   pricedays on market $206,800 Active 67 DOM
6. 2026-06-09
   days on market $213,800 Active 63 DOM
7. 2026-06-08
   days on market $213,800 Active 62 DOM
8. 2026-06-07
   days on market $213,800 Active 61 DOM
9. 2026-06-03
   days on market $213,800 Active 57 DOM
10. 2026-06-02
    days on market $213,800 Active 56 DOM
11. 2026-06-01
    days on market $213,800 Active 55 DOM
12. 2026-05-31
    days on market $213,800 Active 54 DOM
13. 2026-05-08
    price $223,200 529-char remark

    Show marketing remark (529 chars)

    This Split level home offers 3 bedrooms, and 2 bathrooms with approximately 1,323 square feet of living space. Built in 1988 this property features a functional layout with an unfinished basement providing opportunity for future expansion, storage, or additional living space. Auction Occupied – NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. "As is" CASH ONLY sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

14. 2026-04-22
    price $235,000 529-char remark

    Show marketing remark (529 chars)

    This Split level home offers 3 bedrooms, and 2 bathrooms with approximately 1,323 square feet of living space. Built in 1988 this property features a functional layout with an unfinished basement providing opportunity for future expansion, storage, or additional living space. Auction Occupied – NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. "As is" CASH ONLY sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

15. 2026-04-07
    listed $249,100 Active 529-char remark

    Show marketing remark (529 chars)

    This Split level home offers 3 bedrooms, and 2 bathrooms with approximately 1,323 square feet of living space. Built in 1988 this property features a functional layout with an unfinished basement providing opportunity for future expansion, storage, or additional living space. Auction Occupied – NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. "As is" CASH ONLY sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

16. 2026-04-07
    historical $249,100 529-char remark

    Show marketing remark (529 chars)

    This Split level home offers 3 bedrooms, and 2 bathrooms with approximately 1,323 square feet of living space. Built in 1988 this property features a functional layout with an unfinished basement providing opportunity for future expansion, storage, or additional living space. Auction Occupied – NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. "As is" CASH ONLY sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

17. 1990-04-16
    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: $3,895 · $325/mo
• Projected year-2 tax: $3,895 · $325/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 ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,504
• − Mortgage interest: −$11,584
• − Property taxes: −$3,895
• − Insurance: −$1,034
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$6,016
• Taxable loss: −$3,626
• Est. tax savings @ 24.0%: +$870
• After-tax cash flow: $705/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: Fort Osage R-I
• NCES district ID: 2912290
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $57,441
• Composite: 29.78/100
• National rank: #6428
• State rank: #213 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): 17,395
• Household income: $67,685
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 747.0

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 (69%)
• Race & ethnicity: White 69% Black 14% Hispanic / Latino 8% Two or more races 7% Pacific Islander 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 9% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% 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: ▼ -163.60%
• Current HPI: 286.349
• Rent YoY: ▲ 3.76%
• 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

-10.4% since first listed

5 events — show timeline

• 2026-05-08 Price Changed $223,200 MARIS as Distributed by MLS Grid
• 2026-04-22 Price Changed $235,000 MARIS as Distributed by MLS Grid
• 2026-04-07 Listed $249,100 MARIS as Distributed by MLS Grid
• 2026-04-07 Coming Soon $249,100 MARIS as Distributed by MLS Grid
• 1990-04-16 Sold (Public Records) — Public Records

Property tax history

+9.3%/yr

Latest (2025): $3,895 · -3.9% YoY. Source: county tax records.