3020 S Norton Ave · Independence, MO 64052

$139,500

2 bd · 1.0 ba · 827 sqft · SingleFamily public records · 7 Days on market

Built 1955 8,022 sqft lot Est $171k · 19% 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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• DSCR +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.9/5.0
• 1% rule +2.9/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2 -bedroom, 1 bath home featuring newly refinished hardwood floors throughout the living room and bedrooms . Enjoy peace of mind with a new roof and air conditioner installed in 2025. The home offers all replacement windows for added efficiency and comfort. The spacious inside-entry basement includes newly painted floors, providing excellent additional living space for recreation, hobbies, or storage. A possibility for a non-conforming bedroom in the basement offers added flexibility for guests, office space, or a workout room. Step outside to a fenced backyard perfect for pets, gardening, or outdoor entertaining. This home is a good opportunity for first-time home buyers, down-s

Key facts

• New air conditioner
• Fenced backyard
• New roof

Tags

• REFINISHED HARDWOOD FLOORS
• NEW ROOF
• NEW AIR CONDITIONER
• REPLACEMENT WINDOWS
• INSIDE-ENTRY BASEMENT
• FENCED BACKYARD

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Attached garage with garage door opener; garage faces front (1 car)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available, fiber available, high-speed internet available
• Home design: Single-family residence; Residential property; Ranch style; One story
• Construction: Frame construction with vinyl and wood siding; Composition roof; Basement (inside entrance, unfinished, partial)
• Exterior features: City lot in city limits; Level lot; Paved road with public maintenance

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Electric range; Kitchen/dining combo
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Ceiling fan(s); Smoke detector(s); Ranch floor plan
• Laundry & utility: Laundry in basement; Sump pump in 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 $19 ($227/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 $110k (20.9% below list).
• Recommended offer: $110k (20.9% 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: Three Trails Elem. (math 37% / reading 32%, grade F, #676 of 1,115 statewide, top 66%, 317 students, 75% FRL); Clifford H. Nowlin Middle (math 13% / reading 29%, grade F, #342 of 391 statewide, top 88%, 875 students, 80% FRL); Van Horn High (math 13% / reading 27%, grade F, #472 of 521 statewide, top 91%, 1,047 students, 72% FRL) — zoned schools average 76% FRL vs 58% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 135 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $964 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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,305 (20.9% below list)

Questions for the listing agent

1. Built in 1955 — 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: 0.79% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $171,189
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3037 South Scott Ave	0.11mi	2/1.0	804 (-3%)	2mo	$175,000	$218	89
3207 S Vermont Ave	0.27mi	2/1.0	792 (-4%)	0mo	$111,000	$140	80
3112 S Claremont Ave	0.30mi	2/1.0	792 (-4%)	7mo	$125,000	$158	73
2925 S Norwood Ave	0.17mi	2/1.0	926 (+12%)	4mo	$159,000	$172	69
3021 S Scott Ave	0.12mi	2/1.0	720 (-13%)	9mo	$165,000	$229	65
3221 S Crysler Ave	0.45mi	3/2.0 (+1)	864 (+4%)	3mo	$179,000	$207	60
1524 W Sheley Rd	0.41mi	3/1.0 (+1)	894 (+8%)	3mo	$157,000	$176	60
2900 S Appleton Ave	0.58mi	2/1.5	864 (+4%)	5mo	$149,800	$173	59
3339 S Vermont Ave	0.43mi	3/2.0 (+1)	912 (+10%)	0mo	$195,000	$214	53
1407 W Sheley Rd	0.47mi	2/1.0	720 (-13%)	4mo	$129,950	$180	53
1220 W 26th St S	0.64mi	2/1.0	902 (+9%)	7mo	$194,950	$216	50
2509 S Sterling Ave	0.73mi	2/1.0	720 (-13%)	1mo	$159,900	$222	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 · 5.43% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.52×
• Total profit: $-18,688
• Equity at exit: $20,800

10-year hold

• IRR: -1.0%
• Equity multiple: 0.92×
• Total profit: $-3,016
• Equity at exit: $12,061

Cash invested: $39,060 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,103 high
• Mortgage (P&I): −$732
• Tax from tax record: −$63 /mo · $753/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $19

Break-even live

Break-even rent $1,079

Max offer price $139,500

Occupancy floor 93%

Sensitivity live

Price	-10% $98	-5% $58	+0% $19	+5% $-21	+10% $-60
Rent	-10% $-68	-5% $-25	+0% $19	+5% $63	+10% $106
Rate	-1.0pp $89	-0.5pp $54	base $19	+0.5pp $-17	+1.0pp $-54

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3115 S Forest Ave Apt 1 Independence, MO	1.0	1.0	700	$999	$1.43	45d	1	0.16mi
3115 S Forest Ave Apt 3 Independence, MO	1.0	1.0	700	$999	$1.43	25d	1	0.16mi
2912 Englewood Ter Independence, MO	3.0	2.0	792	$1,399	$1.77	17d	1	0.42mi
3213 S Ash Ave Independence, MO	2.0	1.0	879	$1,195	$1.36	9d	1	0.98mi
10604 E 26th St S Independence, MO	3.0	1.0	1068	$1,610	$1.51	9d	1	0.99mi
12400 E 40th St S Independence, MO	1.0	1.0	750	$850	$1.13	5d	1	1.18mi
12502 E 40th St S Unit C Independence, MO	2.0	1.5	950	$975	$1.03	5d	1	1.20mi
3927 Willow Ave Kansas City, MO	1.0–3.0	1.0–2.0	997	$1,152	$1.15	3d	11	1.32mi
3551 S Lynn St Unit 3551 Independence, MO	2.0	1.0	850	$899	$1.06	45d	1	1.35mi
724 S Grand Ave Independence, MO	2.0	2.0	1000	$1,149	$1.15	45d	1	1.39mi
1810 S Vermont Ave Independence, MO	2.0	1.0	950	$948	$1.00	45d	1	1.41mi
9715 E 35th Ter S Unit A-5 Independence, MO	2.0	1.0	750	$1,095	$1.46	16d	1	1.45mi
9715 E 35th Ter S Unit B-10 Independence, MO	2.0	1.0	750	$1,095	$1.46	45d	1	1.46mi
9715 E 35th Ter S Unit B-3 Independence, MO	1.0	1.0	750	$950	$1.27	22d	1	1.46mi
9715 E 35th Ter S Unit B-9 Independence, MO	2.0	1.0	750	$999	$1.33	22d	1	1.46mi
9715 E 35th Ter S Apt A8 Independence, MO	2.0	1.0	750	$999	$1.33	5d	1	1.47mi
321 W South Ave Unit 8 Independence, MO	2.0	1.5	980	$1,895	$1.93	3d	1	1.49mi
321 W South Ave Unit 9 Independence, MO	2.0	1.5	980	$1,295	$1.32	45d	1	1.49mi
321 W South Ave Unit 11 Independence, MO	3.0	2.0	1000	$1,275	$1.27	22d	1	1.49mi

Listing history 6 events

1. 2026-06-18
   status $139,500 Pending 7 DOM
2. 2026-06-17
   days on market $139,500 Active Under Contract 7 DOM
3. 2026-06-16
   days on market $139,500 Active Under Contract 6 DOM
4. 2026-06-15
   days on market $139,500 Active Under Contract 5 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $139,500 Active Under Contract 3 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: $753 · $63/mo
• Projected year-2 tax: $1,353 · $113/mo
• Expected delta: +$600/yr (+$50/mo · 79.6%)

ⓘ 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: $13,237
• − Mortgage interest: −$7,814
• − Property taxes: −$753
• − Insurance: −$698
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$4,058
• Taxable loss: −$2,204
• Est. tax savings @ 24.0%: +$529
• After-tax cash flow: $756/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

4 events — show timeline

• 2026-06-11 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-06-10 Listed $139,500 Heartland MLS as Distributed by MLS Grid
• 2002-09-18 Sold (Public Records) — Public Records
• 1996-05-22 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $753 · -34.4% YoY. Source: county tax records.