3518 S Liberty St · Independence, MO 64055

$234,900

3 bd · 2.0 ba · 2,101 sqft · SingleFamily public records · 4 Days on market

Built 1956 8,194 sqft lot Est $275k · 15% under

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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 +14.3/30.0
• ARV discount +14.1/15.0
• DSCR +4.4/10.0
• Livability +4.1/5.0
• Rent growth +3.8/5.0
• 1% rule +3.1/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this spacious gem on Liberty Street! This 3-bedroom, 2-full bath residence boasts an impressive layout designed for comfort and modern living. Step into the heart of the home—a kitchen that's a dream come true for chefs and entertainers alike. With tons of cabinet and counter space, meal prep becomes a joy, and the adjacent formal dining area offers a perfect setting for shared meals and gatherings. The airy, open floor plan is accentuated by vaulted ceilings, creating a sense of spaciousness and light throughout. Picture-perfect moments await by the beautiful brick fireplace in the living room, offering warmth and charm for cozy evenings. Venture downstairs to discover the newly carpeted basement—ideal for unwinding or entertaining. A great living space awaits, complete with a bar for creating unforgettable moments with friends and family. Both bathrooms boast new shower inserts, elevating your daily routines with a touch of modern elegance. And don't miss the non-conforming bedroom in the basement—perfect for guests, an office, or a private retreat. This home offers the perfect blend of comfort, style, and functionality, making it an ideal haven in a desirable Independence location. Don't miss the opportunity to make this house your home sweet home! All information deemed reliable, but not guaranteed. Square footage, acreage, and taxes are approximate and buyer and buyer's agent to verify.

Key facts

• 8,194 sq ft lot
• 2 garage spots
• Built 1956

Property features AI

Finance

• Other: Living area approximately 2,101 (above and below grade finished area reported); Age: 51-75 years

Exterior

• Parking: Detached 2-car garage; Garage(s) on site
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence (ranch floor plan); Residential property; Located inside city limits
• Construction: Frame construction; Composition roof
• Exterior features: Deck; Metal fencing; City lot, level; Paved road access

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 bedrooms; Main floor primary bedroom; Main floor bedroom(s)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric cooling (has air conditioning)
• Interior features: Ceiling fan(s); Finished basement with sump pump; Two fireplaces (living room and basement)
• Laundry & utility: Laundry room on lower level; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $44 ($530/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 $191k (18.9% below list).
• Recommended offer: $191k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: John W. Luff Elem. (math 52% / reading 57%, grade C, #190 of 1,115 statewide, top 19%, 354 students, 64% FRL); Bridger Middle (math 32% / reading 38%, grade F, #240 of 391 statewide, top 62%, 770 students, 65% FRL); Truman High (math 18% / reading 34%, grade F, #430 of 521 statewide, top 83%, 1,662 students, 52% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising fast (+5.1%/yr); 203 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 37% of the median local income ($62k/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 $2k of loan paydown is wiped out by about $7k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $190,582 (18.9% below list)

Questions for the listing agent

1. Built in 1956 — 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. 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: 0.81% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $275,231
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3709 S Main St	0.20mi	4/2.0 (+1)	2,091 (-0%)	4mo	$189,900	$91	82
13601 E 35th St	0.11mi	4/2.5 (+1)	2,088 (-1%)	9mo	$325,000	$156	79
3517 S Pleasant St	0.14mi	4/2.0 (+1)	2,190 (+4%)	7mo	$205,000	$94	76
3506 S Spring St	0.12mi	3/2.0	1,800 (-14%)	6mo	$240,000	$133	65
13713 E 38th Ter S	0.38mi	4/2.0 (+1)	2,029 (-3%)	9mo	$230,000	$113	64
606 W 35th Ter S	0.25mi	3/2.0	1,799 (-14%)	1mo	$235,000	$131	64
12804 E 39th Ter	0.59mi	3/2.0	2,132 (+2%)	11mo	$180,000	$84	61
4009 S Delaware Ave	0.61mi	3/2.5	1,950 (-7%)	1mo	$220,000	$113	56
3525 S Cottage Ave	0.38mi	3/3.0	2,362 (+12%)	9mo	$365,000	$155	50
14401 E 36th Ter E	0.66mi	3/2.0	1,895 (-10%)	6mo	$235,000	$124	48
12909 E 40th St S	0.62mi	3/2.5	1,904 (-9%)	10mo	$255,000	$134	45
12913 E 41st St S	0.71mi	3/3.0	1,896 (-10%)	10mo	$309,900	$163	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 · 5.09% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.53×
• Total profit: $-31,229
• Equity at exit: $35,024

10-year hold

• IRR: -1.3%
• Equity multiple: 0.90×
• Total profit: $-6,335
• Equity at exit: $20,310

Cash invested: $65,772 (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: 203
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,906 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$132 /mo · $1,580/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $44

Break-even live

Break-even rent $1,850

Max offer price $234,900

Occupancy floor 93%

Sensitivity live

Price	-10% $177	-5% $111	+0% $44	+5% $-22	+10% $-89
Rent	-10% $-106	-5% $-31	+0% $44	+5% $119	+10% $195
Rate	-1.0pp $162	-0.5pp $104	base $44	+0.5pp $-17	+1.0pp $-79

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14220 E 36th St S Independence, MO	4.0	2.5	1540	$1,826	$1.19	9d	1	0.52mi
14216 E 37th Ter S Independence, MO	3.0	3.0	1800	$2,100	$1.17	9d	1	0.56mi
14521 E 36th Pl S Independence, MO	3.0	3.5	1984	$2,195	$1.11	4d	1	0.70mi
3610 S Pope Ave Independence, MO	3.0	2.0	1640	$1,725	$1.05	16d	1	0.73mi
15001 E 39th Ter S Independence, MO	3.0	2.0	1769	$1,811	$1.02	45d	1	1.19mi
718 E Gudgell Ave Independence, MO	4.0	2.0	1624	$1,775	$1.09	18d	1	1.38mi
12701 E 47th Terrace Ct S Independence, MO	3.0	2.0	1597	$2,000	$1.25	5d	1	1.48mi

Listing history 4 events

1. 2026-06-08
   statusdays on market $234,900 Pending 4 DOM
2. 2026-06-07
   statusdays on market $234,900 Active 3 DOM
3. 2026-06-05
   remarks 699-char remark
4. 2026-06-05
   listed $234,900 Coming Soon 1 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: $1,580 · $132/mo
• Projected year-2 tax: $2,279 · $190/mo
• Expected delta: +$698/yr (+$58/mo · 44.2%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,870
• − Mortgage interest: −$13,158
• − Property taxes: −$1,580
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,830
• − Management: −$1,830
• − Depreciation: −$6,833
• Taxable loss: −$3,536
• Est. tax savings @ 24.0%: +$849
• After-tax cash flow: $1,379/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

+27.0% since first listed

7 events — show timeline

• 2026-06-05 Listed $234,900 Heartland MLS as Distributed by MLS Grid
• 2026-06-03 Coming Soon $234,900 Heartland MLS as Distributed by MLS Grid
• 2024-01-05 Sold (Public Records) — Public Records
• 2024-01-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-12-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-12-07 Listed $185,000 Heartland MLS as Distributed by MLS Grid
• 1994-02-01 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,580 · -37.2% YoY. Source: county tax records.