1310 S Maywood Ave · Independence, MO 64052

$139,900

2 bd · 1.0 ba · 1,054 sqft · SingleFamily public records · 4 Days on market

Built 1920 5,640 sqft lot Est $161k · 13% 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 +13.5/15.0
• DSCR +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.9/5.0
• 1% rule +3.2/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly Remodeled W/ Brick Fireplace * Spacious Floor Plan * Immediate Possesion * Perfect For Starter Or Retiree!!Won't Last Long!!Priced Right!!!!

Key facts

• New paint
• Redone foundation
• New counters

Tags

• NEW ROOF
• REDONE FOUNDATION
• NEW COUNTERS
• NEW CABINETS
• NEW PAINT
• NEW FIXTURES

Property features AI

Finance

• Other: Not located in a flood plain
• HOA & community: No association fees

Exterior

• Parking: Built-in garage that faces the rear (1 garage space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Metro Free telecom
• Home design: Single-family residence; Residential property; Bungalow; Approximately 1,060 above-grade living area
• Construction: Shingle siding and vinyl siding; Composition roof
• Exterior features: Deck; Wood and other fencing; City lot

Interior

• Kitchen: Free-standing electric oven; Gas range; Eat-in kitchen and formal dining area
• Bedrooms: 2 bedrooms (both on the first floor)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom (first floor)
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Ceiling fan(s); Window coverings; Bungalow floor plan; 1 fireplace in the living room; Full unfinished concrete basement with garage entrance
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $25 ($306/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 $115k (18.0% below list).
• Recommended offer: $115k (18.0% 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: 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); 135 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $967 of loan paydown is wiped out by about $4k 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 27y 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,714 (18.0% below list)

Questions for the listing agent

1. Built in 1920 — 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: 0.82% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $161,262
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1515 S Home Ave	0.19mi	3/1.5 (+1)	1,104 (+5%)	0mo	$150,000	$136	76
1600 S Ralston Ave	0.35mi	3/1.0 (+1)	1,025 (-3%)	2mo	$150,000	$146	72
823 S Huttig Ave	0.39mi	3/2.0 (+1)	1,052 (-0%)	2mo	$76,000	$72	71
10143 E Golf Ave	0.25mi	3/1.0 (+1)	1,135 (+8%)	0mo	$119,900	$106	70
1806 S Evanston Ave	0.52mi	3/2.0 (+1)	1,100 (+4%)	3mo	$175,000	$159	57
826 S Arlington Ave	0.55mi	2/1.5	968 (-8%)	3mo	$175,000	$181	56
10600 E 19th Ter	0.60mi	3/1.0 (+1)	1,120 (+6%)	2mo	$119,900	$107	55
10515 E Lake Dr	0.37mi	3/1.0 (+1)	913 (-13%)	1mo	$165,000	$181	55
809 S Carlisle Ave	0.62mi	2/1.0	950 (-10%)	2mo	$180,000	$189	53
705 S Hawthorne Ave	0.58mi	2/1.0	1,178 (+12%)	2mo	$159,000	$135	51
1815 S Ralston Ave	0.51mi	2/1.0	912 (-14%)	3mo	$165,000	$181	51
10531 E 9th St S	0.43mi	3/2.0 (+1)	1,175 (+12%)	2mo	$180,000	$153	50

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: 0.54×
• Total profit: $-18,210
• Equity at exit: $20,860

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-1,522
• Equity at exit: $12,096

Cash invested: $39,172 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,147 high
• Mortgage (P&I): −$734
• Tax from tax record: −$89 /mo · $1,066/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $25

Break-even live

Break-even rent $1,115

Max offer price $139,900

Occupancy floor 93%

Sensitivity live

Price	-10% $105	-5% $65	+0% $25	+5% $-14	+10% $-54
Rent	-10% $-65	-5% $-20	+0% $25	+5% $71	+10% $116
Rate	-1.0pp $96	-0.5pp $61	base $25	+0.5pp $-11	+1.0pp $-48

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 30 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	0.30mi
10522 E 10th St S Independence, MO	2.0	1.0	1020	$1,099	$1.08	25d	1	0.34mi
10104 E Golf Ave Independence, MO	3.0	2.0	1205	$1,395	$1.16	16d	1	0.35mi
1712 S Ash Ave Independence, MO	2.0	1.0	800	$945	$1.18	45d	1	0.36mi
1712 S Ash Ave Unit 1714-3 Independence, MO	2.0	1.0	700	$895	$1.28	25d	1	0.36mi
10561 E Lake Dr Independence, MO	2.0	1.0	800	$1,000	$1.25	45d	1	0.39mi
1109 S Appleton Ave Independence, MO	3.0	2.0	1200	$1,195	$1.00	17d	1	0.42mi
1425 S Northern Blvd Independence, MO	3.0	1.5	1275	$1,200	$0.94	9d	1	0.45mi
9528 E Winner Rd Independence, MO	1.0–3.0	1.0	730	$999	$1.37	45d	1	0.45mi
1138 S Glenwood Ave Independence, MO	2.0	1.0	1180	$1,095	$0.93	21d	1	0.51mi
10714 E 19th St S Independence, MO	2.0	1.0	1010	$895	$0.89	4d	1	0.65mi
10323 E 20th St S Independence, MO	3.0	1.0	936	$1,400	$1.50	45d	1	0.72mi
600 S Glenwood Ave Unit I Independence, MO	1.0	1.0	700	$695	$0.99	45d	1	0.77mi
600 S Glenwood Ave Unit F Independence, MO	2.0	1.0	750	$995	$1.33	21d	1	0.77mi
10817 E 19th Ter S Independence, MO	3.0	1.0	1428	$1,801	$1.26	17d	1	0.80mi
576 S Oxford Ave Independence, MO	3.0	2.0	1098	$1,400	$1.28	45d	1	0.86mi
2222 S Overton Ave Independence, MO	2.0	1.0	800	$1,025	$1.28	22d	1	0.89mi
1810 S Vermont Ave Independence, MO	2.0	1.0	950	$948	$1.00	45d	1	0.99mi
2256 S Sterling Ave Independence, MO	3.0	1.5	1284	$1,399	$1.09	17d	1	1.08mi
11616 E 16th St S Independence, MO	2.0	1.0	1016	$1,125	$1.11	45d	1	1.11mi
2503 S Crescent Ave Independence, MO	2.0	2.0	864	$1,295	$1.50	17d	1	1.16mi
11601 E US Highway 24 Apt DA Independence, MO	2.0	1.0	900	$1,400	$1.56	45d	1	1.19mi
11709 E Winner Rd Independence, MO	3.0	1.5	1300	$1,195	$0.92	17d	1	1.22mi
100 S Oxford Ave Independence, MO	3.0	2.0	1141	$1,425	$1.25	45d	1	1.23mi
9613 E 25th Ter S Independence, MO	3.0	1.0	1214	$1,545	$1.27	25d	1	1.30mi
10604 E 26th St S Independence, MO	3.0	1.0	1068	$1,610	$1.51	9d	1	1.31mi
11500 E Anderson St Independence, MO	3.0	2.0	1200	$1,599	$1.33	18d	1	1.36mi
182 Novak St Sugar Creek, MO	3.0	2.0	1350	$1,800	$1.33	18d	1	1.39mi
8705 E Smart Ave Independence, MO	2.0	1.0	750	$1,000	$1.33	45d	1	1.42mi
523 S Crysler Ave Unit A Independence, MO	2.0	1.0	900	$650	$0.72	25d	1	1.49mi

Listing history 4 events

1. 2026-06-21
   days on market $139,900 Active 4 DOM
2. 2026-06-17
   remarks 576-char remark
3. 2026-06-17
   remarks 544-char remark
4. 2026-06-17
   listed $139,900 Active 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: $1,066 · $89/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$291/yr (+$24/mo · 27.3%)

ⓘ 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: $13,766
• − Mortgage interest: −$7,837
• − Property taxes: −$1,066
• − Insurance: −$700
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$4,070
• Taxable loss: −$2,109
• Est. tax savings @ 24.0%: +$506
• After-tax cash flow: $812/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

+164.5% since first listed

6 events — show timeline

• 2026-06-17 Listed $139,900 Heartland MLS as Distributed by MLS Grid
• 2021-08-18 Sold (Public Records) — Public Records
• 2021-05-21 Sold (Public Records) — Public Records
• 1999-04-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1999-03-13 Listed $52,900 Heartland MLS as Distributed by MLS Grid
• 1996-09-30 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,066 · -34.0% YoY. Source: county tax records.