915 S Pope Ave · Independence, MO 64050

$115,000

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 4 Days on market

Built 1920 6,570 sqft lot Est $145k · 21% 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).

• Cash flow +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.9/10.0
• 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

This one pencils out for the investor who understands the value of steady cash flow and long-term upside. Currently leased through August 14, 2027, this 3-bedroom home delivers nearly $13,000 in gross annual rental income with the stability of an established tenant already in place. Features include a finished basement, 1-car garage, and a functional floor plan that continues to appeal to the long-term rental market. While the property could benefit from a little cosmetic polishing, that’s precisely where the opportunity lies—add value over time while collecting income from day one. At an asking price of just $115,000, opportunities like this are becoming increasingly difficult

Key facts

• 6,570 sq ft lot
• Garage
• Built 1920

Property features AI

Exterior

• Parking: Attached garage (garage faces rear); Basement access to parking; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence (Residential); Ranch-style; Faces east
• Construction: Frame and other construction materials; Composition roof
• Exterior features: Metal fencing; City lot; Paved road with private maintenance

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Wood flooring in main living areas and bedrooms; Vinyl in kitchen and bathroom; Carpet in lower-level family room
• Bathrooms: 1 full bathroom with shower-over-tub
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Wood windows; Eat-in kitchen; Ranch floor plan; Finished walk-out basement; Family room, great room, main-floor primary bedroom
• Laundry & utility: Laundry located on the lower level

🏷️ Possibly a rental listed for sale. The $115,000 price doesn't fit this home's estimated sale value (~$144,672) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/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 $114k (0.6% below list).
• Recommended offer: $114k (0.6% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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); 126 active listings in the ZIP; 22 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 $795 of loan paydown is wiped out by about $3k 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.

Risks & watch-outs

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

Recommended offer $114,253 (0.6% 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. 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: 0.99% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.20%
• DSCR: 1.28
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $144,672
• 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	0.38mi	2/1.0	1,008 (-4%)	0mo	$65,000	$64	74
1124 S Haden St	0.44mi	2/1.0	1,032 (-2%)	2mo	$135,000	$131	73
1319 S Crane St	0.43mi	2/1.0	1,028 (-3%)	4mo	$155,000	$151	72
211 S Pearl St	0.65mi	2/1.5	1,080 (+2%)	1mo	$147,500	$137	63
813 S Liberty St	0.67mi	2/1.0	1,024 (-3%)	2mo	$139,900	$137	62
1040 Stone St	0.30mi	2/2.0	1,176 (+11%)	1mo	$209,900	$178	62
325 S Crane St	0.48mi	3/1.0 (+1)	996 (-6%)	4mo	$124,000	$124	60
1340 S Emery Ave	0.43mi	3/1.0 (+1)	1,160 (+10%)	2mo	$95,000	$82	57
217 S Hunter St	0.63mi	3/1.0 (+1)	1,120 (+6%)	1mo	$170,000	$152	55
1217 S Osage St	0.74mi	3/1.0 (+1)	984 (-7%)	1mo	$65,000	$66	48
204 S Rogers St	0.68mi	2/1.0	930 (-12%)	1mo	$150,000	$161	48
103 N Wilson Ave	0.74mi	3/1.5 (+1)	1,132 (+7%)	0mo	$120,000	$106	46

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-7,146
• Equity at exit: $17,147

10-year hold

• IRR: 4.6%
• Equity multiple: 1.35×
• Total profit: $11,158
• Equity at exit: $9,943

Cash invested: $32,200 (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: 126
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,143 high
• Mortgage (P&I): −$603
• Tax from tax record: −$85 /mo · $1,024/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $166

Break-even live

Break-even rent $932

Max offer price $115,000

Occupancy floor 80%

Sensitivity live

Price	-10% $231	-5% $199	+0% $166	+5% $134	+10% $101
Rent	-10% $76	-5% $121	+0% $166	+5% $211	+10% $257
Rate	-1.0pp $224	-0.5pp $196	base $166	+0.5pp $137	+1.0pp $106

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 E Stone St Independence, MO	1.0	1.0	800	$849	$1.06	17d	1	0.13mi
1118 S Pope Ave Independence, MO	2.0	1.0	988	$1,195	$1.21	17d	1	0.17mi
315 S Crane St Unit A Independence, MO	3.0	1.0	1150	$1,250	$1.09	25d	1	0.50mi
315 S Crane St Unit c Independence, MO	1.0	1.0	750	$625	$0.83	22d	1	0.50mi
315 S Crane St Unit A Independence, MO	3.0	1.0	1150	$1,250	$1.09	45d	1	0.50mi
8061/2 E Devon St Independence, MO	2.0	1.0	824	$1,195	$1.45	9d	1	0.66mi
321 W South Ave Unit 8 Independence, MO	2.0	1.5	980	$1,895	$1.93	3d	1	0.80mi
321 W South Ave Unit 9 Independence, MO	2.0	1.5	980	$1,295	$1.32	45d	1	0.80mi
321 W South Ave Unit 11 Independence, MO	3.0	2.0	1000	$1,275	$1.27	22d	1	0.80mi
1502 S Pleasant St Independence, MO	3.0	2.0	1200	$1,399	$1.17	45d	1	1.06mi
630 N Hocker Ave Independence, MO	3.0	1.0	864	$1,325	$1.53	25d	1	1.08mi
523 W Maple Ave Unit 2 A Independence, MO	3.0	2.0	964	$995	$1.03	45d	1	1.19mi
523 W Maple Ave Unit 1A Independence, MO	2.0	1.0	815	$945	$1.16	9d	1	1.19mi
414 Hillside Dr Independence, MO	2.0	1.0–2.0	627	$1,199	$1.91	45d	3	1.20mi
902 E Frederick St Independence, MO	2.0	1.0	850	$995	$1.17	22d	1	1.24mi
1314 E Frederick St Independence, MO	2.0	1.0	800	$999	$1.25	45d	1	1.28mi
724 S Grand Ave Independence, MO	2.0	2.0	1000	$1,149	$1.15	45d	1	1.29mi
2905 S Lee's Summit Rd Independence, MO	1.0–3.0	1.0–2.0	853	$1,330	$1.56	3d	48	1.40mi
1021 N Kiger Rd Independence, MO	3.0	2.0	1200	$1,500	$1.25	18d	1	1.40mi
523 S Crysler Ave Unit A Independence, MO	2.0	1.0	900	$650	$0.72	25d	1	1.48mi
1100 N Noland Rd Apt D Independence, MO	2.0	1.0	800	$1,025	$1.28	9d	1	1.48mi
16428 E 29th Street Ct S Unit B Independence, MO	2.0	1.5	826	$1,277	$1.55	25d	1	1.49mi

Listing history 6 events

1. 2026-05-11
   status Pending
2. 2026-05-08
   listed $115,000 Active
3. 2026-05-08
   historical $115,000
4. 2023-08-16
   soldstatus
5. 2016-01-25
   soldstatus
6. 1981-12-01
   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: $1,024 · $85/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$92/yr (+$8/mo · 9.0%)

ⓘ 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: $13,710
• − Mortgage interest: −$6,442
• − Property taxes: −$1,024
• − Insurance: −$575
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$3,345
• Taxable income: $131
• Est. tax owed @ 24.0%: −$31
• After-tax cash flow: $1,964/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

+0.0% since first listed

6 events — show timeline

• 2026-05-11 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-08 Listed $115,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-08 Coming Soon $115,000 Heartland MLS as Distributed by MLS Grid
• 2023-08-16 Sold (Public Records) — Public Records
• 2016-01-25 Sold (Public Records) — Public Records
• 1981-12-01 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,024 · -1.2% YoY. Source: county tax records.