20118 E Truman Rd · Independence, MO 64056

$200,000

3 bd · 1.0 ba · 1,085 sqft · SingleFamily public records · 70 Days on market

Built 1940 2.76 ac lot Est $196k · at est.

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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).

• Cash flow +20.6/30.0
• ARV discount +6.7/15.0
• DSCR +6.5/10.0
• 1% rule +4.8/10.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Home on 2.75 Acres! This charming and cozy ranch home is perfectly positioned on approximately 2.75 acres, backing to peaceful wooded space for added privacy and scenic views. The kitchen is filled with natural sunlight and offers generous counter space and cabinetry, creating a functional and inviting area for everyday living. The home features three nicely sized bedrooms and a separate detached garage that provides additional storage, space for one vehicle, and a great workshop area ideal for hobbies or projects. Outdoor living is just as enjoyable with a spacious patio and large deck, perfect for entertaining or relaxing while taking in the surrounding acreage. New interior paint and a b

Key facts

• Workshop area
• 2.75 acres
• Wooded space

Tags

• 2.75 ACRES
• WOODED SPACE
• GENEROUS COUNTER SPACE
• DETACHED GARAGE
• WORKSHOP AREA
• SPACIOUS PATIO

Property features AI

Finance

• HOA & community: Community trails available; No association fees

Exterior

• Parking: Detached garage facing front; 1-car garage
• Utilities: Public water; Septic tank
• Home design: Single-family residence; Ranch floor plan; One-story (main/first floor living)
• Construction: Frame construction; Composition roof; Crawl space foundation; Home age approximately 76–100 years
• Exterior features: Porch; Property includes acreage and wooded areas; Approximately 2.76 acres

Interior

• Kitchen: Gas range
• Bedrooms: 3 bedrooms (all on the main/first floor); Main floor primary bedroom
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom with shower-over-tub (on the main/first floor)
• Heating & cooling: Natural gas heat; Attic fan and electric cooling
• Interior features: Ceiling fans; Central vacuum; Thermal windows; Storm doors
• Laundry & utility: Washer and dryer; Main level laundry located off the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/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 $196k (2.0% below list).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 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: Spring Branch Elem. (math 32% / reading 42%, grade F, #611 of 1,115 statewide, top 59%, 250 students, 65% FRL); William Chrisman High (math 21% / reading 45%, grade F, #351 of 521 statewide, top 68%, 1,406 students, 66% FRL).
• Market conditions: Rents rising (+3.8%/yr); 106 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 35% 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 70 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 18y 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 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $188,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.69%
• DSCR: 1.25
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $196,385
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1313 S Clark Ave	0.20mi	3/1.0	1,152 (+6%)	8mo	$190,500	$165	74
907 S Jones Rd	0.21mi	2/2.0 (-1)	1,040 (-4%)	2mo	$200,000	$192	73
1206 Ranson Pl	0.49mi	3/1.0	1,060 (-2%)	3mo	$235,000	$222	71
20021 E 13th St	0.18mi	3/1.0	1,220 (+12%)	3mo	$219,000	$180	68
20904 E 13th Terrace Ct S	0.50mi	3/2.0	1,056 (-3%)	1mo	$235,000	$223	67
20108 E 12th Ter S	0.08mi	4/2.0 (+1)	1,232 (+14%)	3mo	$220,000	$179	62
908 S Butler Ln	0.21mi	2/1.0 (-1)	1,029 (-5%)	23mo	$192,500	$187	57
1203 S Ranson St	0.46mi	3/1.0	1,173 (+8%)	17mo	$195,000	$166	51
931 S Jones Ct	0.35mi	4/2.5 (+1)	1,242 (+14%)	1mo	$260,000	$209	48
1208 Ranson Pl	0.50mi	3/1.0	1,241 (+14%)	9mo	$195,000	$157	45
19400 E Truman Rd	0.30mi	2/1.5 (-1)	1,240 (+14%)	21mo	$225,000	$181	38

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-14,025
• Equity at exit: $29,821

10-year hold

• IRR: 3.7%
• Equity multiple: 1.28×
• Total profit: $15,723
• Equity at exit: $17,292

Cash invested: $56,000 (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 64056

• Rents YoY: 3.8%
• Active inventory: 106
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,960 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$151 /mo · $1,814/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $265

Break-even live

Break-even rent $1,624

Max offer price $200,000

Occupancy floor 81%

Sensitivity live

Price	-10% $379	-5% $322	+0% $265	+5% $209	+10% $152
Rent	-10% $111	-5% $188	+0% $265	+5% $343	+10% $420
Rate	-1.0pp $366	-0.5pp $316	base $265	+0.5pp $214	+1.0pp $161

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1318 S Kaydeen Ct Independence, MO	2.0–3.0	2.0	1200	$1,745	$1.45	3d	1	0.35mi
20201 E 23rd Ter Ct S Independence, MO	4.0	3.0	1427	$2,595	$1.82	3d	1	1.03mi
301 S Sue Ellen Ave Independence, MO	3.0	2.0	1216	$1,550	$1.27	3d	1	1.11mi
19300 E Salisbury Rd Independence, MO	3.0	1.0	1257	$1,845	$1.47	3d	1	1.46mi

Listing history 35 events

1. 2026-06-13
   statusdays on market $200,000 Pending 70 DOM
2. 2026-06-09
   days on market $200,000 Active Under Contract 69 DOM
3. 2026-06-08
   days on market $200,000 Active Under Contract 68 DOM
4. 2026-06-07
   days on market $200,000 Active Under Contract 67 DOM
5. 2026-06-05
   days on market $200,000 Active Under Contract 64 DOM
6. 2026-06-03
   days on market $200,000 Active Under Contract 63 DOM
7. 2026-06-02
   days on market $200,000 Active Under Contract 62 DOM
8. 2026-06-01
   days on market $200,000 Active Under Contract 61 DOM
9. 2026-05-31
   days on market $200,000 Active Under Contract 60 DOM
10. 2026-04-09
    historical Active Under Contract
11. 2026-04-01
    listed $200,000 Active
12. 2026-04-01
    historical
13. 2026-03-31
    status Active
14. 2026-03-09
    status Pending
15. 2026-02-26
    listed $200,000 Active
16. 2026-02-24
    historical
17. 2022-11-09
    soldstatus
18. 2022-11-09
    soldstatus
19. 2022-11-08
    soldstatus
20. 2022-11-07
    listed $135,000
21. 2020-01-13
    soldstatus
22. 2020-01-10
    soldstatus Sold
23. 2019-11-17
    status Pending
24. 2019-11-15
    price $124,900
25. 2019-11-07
    listed $134,500 Active
26. 2019-10-31
    listed $119,999 Active
27. 2019-10-31
    historical
28. 2015-09-17
    soldstatus
29. 2014-12-29
    historical
30. 2014-10-13
    listed $98,500
31. 2010-09-27
    soldstatus
32. 2010-09-24
    soldstatus
33. 2010-05-06
    listed $89,900
34. 2009-10-29
    soldstatus
35. 2008-11-01
    listed $40,000

ⓘ 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: $1,814 · $151/mo
• Projected year-2 tax: $1,940 · $162/mo
• Expected delta: +$126/yr (+$11/mo · 7.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 16 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: $23,525
• − Mortgage interest: −$11,203
• − Property taxes: −$1,814
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,882
• − Management: −$1,882
• − Depreciation: −$5,818
• Taxable loss: −$74
• Est. tax savings @ 24.0%: +$18
• After-tax cash flow: $3,203/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): 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

+400.0% since first listed

26 events — show timeline

• 2026-04-09 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-04-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-01 Listed $200,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-31 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-26 Listed $200,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-24 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2022-11-09 Sold (Public Records) — Public Records
• 2022-11-09 Sold (Public Records) — Public Records
• 2022-11-08 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-11-07 Listed $135,000 Heartland MLS as Distributed by MLS Grid
• 2020-01-13 Sold (Public Records) — Public Records
• 2020-01-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-11-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-11-15 Price Changed $124,900 Heartland MLS as Distributed by MLS Grid
• 2019-11-07 Listed $134,500 Heartland MLS as Distributed by MLS Grid
• 2019-10-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-10-31 Listed $119,999 Heartland MLS as Distributed by MLS Grid
• 2015-09-17 Sold (Public Records) — Public Records
• 2014-12-29 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2014-10-13 Listed $98,500 Heartland MLS as Distributed by MLS Grid
• 2010-09-27 Sold (Public Records) — Public Records
• 2010-09-24 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-05-06 Listed $89,900 Heartland MLS as Distributed by MLS Grid
• 2009-10-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-11-01 Listed $40,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+6.8%/yr

Latest (2025): $1,814 · -13.1% YoY. Source: county tax records.