1129 S Dodgion Ave · Independence, MO 64050

$65,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 1 Days on market

Built 1920 9,408 sqft lot

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This 2-bedroom, 1-bath home has been lovingly passed down through generations and is ready for its next chapter. The home has a new roof and solid bones and a functional layout. The property offers a great opportunity for buyers looking to add their own updates and build instant equity. The home is in overall good condition but could benefit from repairs and cosmetic improvements. Buyer to perform all inspections and verify all information independently. If you're looking for value, history, and the chance to make a home your own, this is an opportunity you won't want to miss. Buyer's agent to confirm square footage and all other pertinent informationn. This is an AS-IS Sale.

Key facts

• 9,408 sq ft lot
• 2 garage spots
• Built 1920

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch-style; Residential property
• Construction: Composition roof; Other construction materials; Approximately 101+ years old
• Exterior features: Lot approximately 9,408 square feet; Not in a flood plain

Interior

• Kitchen: Kitchen/dining combo
• Bedrooms: 2 bedrooms
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Wood flooring; Ranch floor plan; Dining area combined with kitchen; Unfinished stone/rock basement
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 17.4% 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: Thomas Hart Benton Elem. (math 27% / reading 37%, grade F, #761 of 1,115 statewide, top 72%, 397 students, 82% FRL); William Chrisman High (math 21% / reading 45%, grade F, #351 of 521 statewide, top 68%, 1,406 students, 66% FRL) — zoned schools average 74% FRL vs 58% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.8%/yr); 125 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 ($49k/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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

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. 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: 2.08% ✓
• Cap rate: 17.41%
• Cash-on-cash: 39.72%
• DSCR: 2.77
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $141,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1129 S Dodgion Ave	0.00mi	2/1.0 (-1)	1,008 (0%)	0mo	$65,000	$64	95
1217 S Osage St	0.36mi	3/1.0	984 (-2%)	1mo	$65,000	$66	78
813 S Liberty St	0.41mi	2/1.0 (-1)	1,024 (+2%)	1mo	$139,900	$137	72
1312 S Emery St	0.30mi	3/2.0	960 (-5%)	5mo	$195,000	$203	70
1410 S Logan St	0.46mi	3/2.0	1,026 (+2%)	5mo	$209,900	$205	67
1319 S Crane St	0.56mi	2/1.0 (-1)	1,028 (+2%)	4mo	$155,000	$151	63
1424 S Liberty St	0.45mi	2/2.0 (-1)	1,044 (+4%)	4mo	$179,500	$172	60
324 W South Ave	0.43mi	2/1.0 (-1)	1,094 (+8%)	2mo	$125,000	$114	59
324 W Southside Blvd	0.46mi	2/2.0 (-1)	1,070 (+6%)	2mo	$99,900	$93	58
1502 S Pleasant St	0.66mi	3/2.0	1,075 (+7%)	6mo	$165,000	$153	49
211 S Pearl St	0.74mi	2/1.5 (-1)	1,080 (+7%)	1mo	$147,500	$137	46
1500 S Logan St	0.49mi	2/2.0 (-1)	894 (-11%)	7mo	$125,000	$140	44

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 · 3.79% rent growth · sell at horizon

5-year hold

• IRR: 37.0%
• Equity multiple: 2.59×
• Total profit: $28,943
• Equity at exit: $9,692

10-year hold

• IRR: 44.0%
• Equity multiple: 5.35×
• Total profit: $79,231
• Equity at exit: $5,620

Cash invested: $18,200 (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 64050

• Home prices YoY: -15.5%
• Rents YoY: 3.8%
• Active inventory: 125
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,349 high
• Mortgage (P&I): −$341
• Tax from tax record: −$96 /mo · $1,149/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $602

Break-even live

Break-even rent $587

Max offer price $65,000

Occupancy floor 50%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1118 S Pope Ave Independence, MO	2.0	1.0	988	$1,195	$1.21	16d	1	0.33mi
321 W South Ave Unit 8 Independence, MO	2.0	1.5	980	$1,895	$1.93	1d	1	0.43mi
321 W South Ave Unit 11 Independence, MO	3.0	2.0	1000	$1,275	$1.27	21d	1	0.43mi
321 W South Ave Unit 9 Independence, MO	2.0	1.5	980	$1,295	$1.32	43d	1	0.43mi
1404 S Osage St Independence, MO	4.0	2.0	1300	$1,750	$1.35	14d	1	0.53mi
8061/2 E Devon St Independence, MO	2.0	1.0	824	$1,195	$1.45	7d	1	0.60mi
1502 S Pleasant St Independence, MO	3.0	2.0	1200	$1,399	$1.17	43d	1	0.67mi
315 S Crane St Unit A Independence, MO	3.0	1.0	1150	$1,250	$1.09	23d	1	0.79mi
315 S Crane St Unit A Independence, MO	3.0	1.0	1150	$1,250	$1.09	43d	1	0.79mi
724 S Grand Ave Independence, MO	2.0	2.0	1000	$1,149	$1.15	43d	1	0.96mi
523 W Maple Ave Unit 2 A Independence, MO	3.0	2.0	964	$995	$1.03	43d	1	1.04mi
523 W Maple Ave Unit 1A Independence, MO	2.0	1.0	815	$945	$1.16	7d	1	1.04mi
523 S Crysler Ave Unit A Independence, MO	2.0	1.0	900	$650	$0.72	23d	1	1.17mi
630 N Hocker Ave Independence, MO	3.0	1.0	864	$1,325	$1.53	23d	1	1.20mi
11709 E Winner Rd Independence, MO	3.0	1.5	1300	$1,195	$0.92	16d	1	1.44mi
902 E Frederick St Independence, MO	2.0	1.0	850	$995	$1.17	21d	1	1.46mi

Listing history 1 events

1. 2026-05-21
   historical $65,000

ⓘ 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: $1,149 · $96/mo
• Projected year-2 tax: $1,149 · $96/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 · 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: $16,194
• − Mortgage interest: −$3,641
• − Property taxes: −$1,149
• − Insurance: −$325
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$1,891
• Taxable income: $6,597
• Est. tax owed @ 24.0%: −$1,583
• After-tax cash flow: $5,645/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): 21,079
• Household income: $48,834
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 972.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 11% Two or more races 9% Black 7% Pacific Islander 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 4% Serbian 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% 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: ▼ -56.24%
• Current HPI: 305.796
• Rent YoY: ▲ 3.79%
• 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

1 event — show timeline

• 2026-05-21 Coming Soon $65,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2025): $1,149 · +13.1% YoY. Source: county tax records.