3725 Blue Ridge Blvd · Independence, MO 64052

$185,000

3 bd · 2.5 ba · 2,258 sqft · SingleFamily public records · 9 Days on market

Built 1960 0.40 ac lot Est $271k · 32% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• 1% rule +4.6/10.0
• DSCR +4.2/10.0
• 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 MLS

Great Ranch, All Measurements Are Approx. On Level Lot. Call Agent For All Amenities. Large Formal Living And Dining Rooms And Huge Master Bedroom Also 2 Fireplaces. Big Screened In Back Porch. Lot Next Door For Sale. See Mls # 801115

Key facts

• Almost half-acre lot
• Formal dining room
• Four-seasons room

Tags

• ALMOST HALF-ACRE LOT
• FORMAL DINING ROOM
• LARGE LIVING ROOM
• EXPANSIVE GREAT ROOM
• OVERSIZED 2-CAR GARAGE
• FOUR-SEASONS ROOM

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch floor plan; Residential property
• Construction: Brick and other exterior materials; Composition roof
• Exterior features: Covered screened patio; Shed(s); City lot (approximately 0.4 acre, 108 x 140)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Wood and other flooring types
• Bathrooms: 1 full bath; 2 half baths
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Pantry; Storm door(s); Family room; Eat-in kitchen and formal dining area; Full basement
• Laundry & utility: Main level laundry (in hall)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $21 ($249/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 $177k (4.3% below list).
• Recommended offer: $177k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 36% of the median local income ($59k/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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 28y 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 $176,994 (4.3% below list)

Questions for the listing agent

1. Built in 1960 — 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: 0.96% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $270,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3612 S Ralston Ave	0.18mi	3/2.5	2,308 (+2%)	5mo	$165,000	$71	84
3804 Appleton Ave	0.14mi	4/3.0 (+1)	2,310 (+2%)	4mo	$310,000	$134	79
3603 S Hedges Ave	0.21mi	4/2.0 (+1)	2,160 (-4%)	5mo	$275,000	$127	72
3707 S Hardy Ave	0.18mi	3/1.5	2,200 (-3%)	16mo	$275,000	$125	70
3614 Harvard Ave	0.27mi	3/3.0	2,324 (+3%)	19mo	$264,000	$114	64
10621 E 32nd St	0.70mi	3/3.0	2,256 (-0%)	10mo	$255,000	$113	57
3716 Blue Ridge Blvd	0.04mi	4/2.0 (+1)	2,031 (-10%)	22mo	$265,000	$130	56
10904 E 36th Ter S	0.21mi	3/3.5	2,468 (+9%)	22mo	$265,000	$107	53
3501 S Claremont Ave	0.50mi	3/2.5	2,080 (-8%)	20mo	$240,000	$115	47
3713 S Vermont Ave	0.48mi	2/2.0 (-1)	2,362 (+5%)	23mo	$200,000	$85	44
10610 E 32nd St	0.71mi	3/2.0	2,145 (-5%)	21mo	$275,000	$128	39
3612 S Park Ave	0.74mi	3/2.0	2,080 (-8%)	14mo	$249,500	$120	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 · 5.43% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.53×
• Total profit: $-24,139
• Equity at exit: $27,584

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $152
• Equity at exit: $15,995

Cash invested: $51,800 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,770 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$330 /mo · $3,964/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $21

Break-even live

Break-even rent $1,744

Max offer price $185,000

Occupancy floor 94%

Sensitivity live

Price	-10% $125	-5% $73	+0% $21	+5% $-32	+10% $-84
Rent	-10% $-119	-5% $-49	+0% $21	+5% $91	+10% $161
Rate	-1.0pp $114	-0.5pp $68	base $21	+0.5pp $-27	+1.0pp $-76

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10410 E 45th Ter Kansas City, MO	3.0	2.0	1774	$1,849	$1.04	3d	1	0.95mi
10408 E 45th Ter Kansas City, MO	3.0	2.0	1774	$2,100	$1.18	45d	1	0.95mi
2815 Collin St Independence, MO	4.0	2.0	1860	$1,800	$0.97	45d	1	1.30mi

Listing history 14 events

1. 2026-06-05
   statusdays on market $185,000 Pending 9 DOM
2. 2026-06-03
   days on market $185,000 Active 8 DOM
3. 2026-06-02
   days on market $185,000 Active 7 DOM
4. 2026-06-01
   days on market $185,000 Active 6 DOM
5. 2026-05-31
   days on market $185,000 Active 5 DOM
6. 2026-05-26
   listed $185,000 Active
7. 2023-05-31
   soldstatus
8. 2023-05-22
   soldstatus
9. 1998-10-13
   soldstatus
10. 1998-10-09
    soldstatus 234-char remark

    Show marketing remark (234 chars)

    Great Ranch, All Measurements Are Approx. On Level Lot. Call Agent For All Amenities. Large Formal Living And Dining Rooms And Huge Master Bedroom Also 2 Fireplaces. Big Screened In Back Porch. Lot Next Door For Sale. See Mls # 801115

11. 1998-09-21
    soldstatus 87-char remark

    Show marketing remark (87 chars)

    Nice Level Lot To Build On. House On East Side Of Lot Is Also For Sale. See Mls #801130

12. 1998-08-06
    listed $147,500 234-char remark

    Show marketing remark (87 chars)

    Nice Level Lot To Build On. House On East Side Of Lot Is Also For Sale. See Mls #801130

13. 1998-08-06
    listed $30,000 87-char remark

    Show marketing remark (87 chars)

    Nice Level Lot To Build On. House On East Side Of Lot Is Also For Sale. See Mls #801130

14. 1992-12-17
    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: $3,964 · $330/mo
• Projected year-2 tax: $3,964 · $330/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 · 16 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: $21,239
• − Mortgage interest: −$10,363
• − Property taxes: −$3,964
• − Insurance: −$925
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$5,382
• Taxable loss: −$2,792
• Est. tax savings @ 24.0%: +$670
• After-tax cash flow: $919/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

+25.4% since first listed

9 events — show timeline

• 2026-05-26 Listed $185,000 Heartland MLS as Distributed by MLS Grid
• 2023-05-31 Sold (Public Records) — Public Records
• 2023-05-22 Sold (Public Records) — Public Records
• 1998-10-13 Sold (Public Records) — Public Records
• 1998-10-09 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1998-09-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1998-08-06 Listed $30,000 Heartland MLS as Distributed by MLS Grid
• 1998-08-06 Listed $147,500 Heartland MLS as Distributed by MLS Grid
• 1992-12-17 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $3,964 · +3.4% YoY. Source: county tax records.