1749 Sinnott Cir · Independence, MO 64050

$99,900

2 bd · 1.0 ba · 828 sqft · SingleFamily public records · 97 Days on market

Built 1952 8,733 sqft lot Est $152k · 34% under ↓ 23% since listing

---

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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.6/10.0
• 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 MLS

Spacious 2 bedroom, 1 bathroom home featuring a functional layout, ample natural light, and comfortable living spaces. Ideal for a variety of living arrangements. Property is being sold as-is.

Key facts

• 8,733 sq ft lot
• Built 1952
• Listed 97 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: Korte Elem. (math 17% / reading 32%, grade F, #879 of 1,115 statewide, top 81%, 447 students, 85% FRL); Van Horn High (math 13% / reading 27%, grade F, #472 of 521 statewide, top 91%, 1,047 students, 72% FRL) — zoned schools average 78% FRL vs 58% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.8%/yr); 126 active listings in the ZIP; 12 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 $691 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

• It's been on market 97 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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: 1.06% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.59%
• DSCR: 1.34
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $152,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 E Walnut St	0.67mi	2/1.0	837 (+1%)	4mo	$150,000	$179	63
721 N Rogers St	0.50mi	3/1.0 (+1)	816 (-1%)	8mo	$125,000	$153	63
728 N Sunrise Dr	0.61mi	3/1.0 (+1)	864 (+4%)	1mo	$165,000	$191	58
514 N Westwood Dr	0.60mi	3/1.0 (+1)	816 (-1%)	9mo	$149,900	$184	57
203 and 209 S Hunter St	0.63mi	2/1.0	786 (-5%)	7mo	$116,500	$148	56
204 S Rogers St	0.61mi	2/1.0	930 (+12%)	1mo	$150,000	$161	50
1014 E Smith Ave	0.59mi	3/1.0 (+1)	914 (+10%)	2mo	$168,000	$184	49
1004 N Duvall Ave	0.67mi	2/2.0	755 (-9%)	2mo	$185,000	$245	48
16001 E 2nd St	0.68mi	2/1.0	744 (-10%)	11mo	$152,000	$204	42
16300 E Independence Ave	0.40mi	3/1.5 (+1)	950 (+15%)	10mo	$199,000	$209	41
1205 E Parker Ave	0.58mi	2/2.0	940 (+14%)	9mo	$160,000	$170	39
16305 E 17th St	0.74mi	3/1.0 (+1)	950 (+15%)	2mo	$205,000	$216	34

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-4,073
• Equity at exit: $14,895

10-year hold

• IRR: 6.7%
• Equity multiple: 1.52×
• Total profit: $14,475
• Equity at exit: $8,638

Cash invested: $27,972 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,055 high
• Mortgage (P&I): −$524
• Tax from tax record: −$91 /mo · $1,092/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $177

Break-even live

Break-even rent $831

Max offer price $99,900

Occupancy floor 78%

Sensitivity live

Price	-10% $234	-5% $205	+0% $177	+5% $149	+10% $120
Rent	-10% $94	-5% $135	+0% $177	+5% $219	+10% $260
Rate	-1.0pp $227	-0.5pp $202	base $177	+0.5pp $151	+1.0pp $125

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16012 E T C Lea Rd Unit C Independence, MO	2.0	1.0	800	$795	$0.99	24d	1	0.32mi
414 Hillside Dr Independence, MO	2.0	1.0–2.0	627	$1,199	$1.91	44d	3	0.47mi
1314 E Frederick St Independence, MO	2.0	1.0	800	$999	$1.25	44d	1	0.47mi
902 E Frederick St Independence, MO	2.0	1.0	850	$995	$1.17	22d	1	0.68mi
315 S Crane St Unit c Independence, MO	1.0	1.0	750	$625	$0.83	22d	1	0.80mi
630 N Hocker Ave Independence, MO	3.0	1.0	864	$1,325	$1.53	24d	1	0.98mi
1100 N Noland Rd Apt D Independence, MO	2.0	1.0	800	$1,025	$1.28	8d	1	1.27mi
912 E Stone St Independence, MO	1.0	1.0	800	$849	$1.06	17d	1	1.28mi
1118 S Pope Ave Independence, MO	2.0	1.0	988	$1,195	$1.21	17d	1	1.38mi
1612 N Dodgion Ave Independence, MO	3.0	1.0	1000	$1,345	$1.34	44d	1	1.43mi
1900 S Brookstone Village Dr Independence, MO	1.0–3.0	1.0–2.0	951	$1,546	$1.63	3d	8	1.44mi
1714 N Pearl St Independence, MO	2.0	1.0	792	$1,195	$1.51	44d	1	1.45mi

Listing history 12 events

1. 2026-03-30
   soldstatus
2. 2026-03-27
   soldstatus Closed 192-char remark

   Show marketing remark (192 chars)

   Spacious 2 bedroom, 1 bathroom home featuring a functional layout, ample natural light, and comfortable living spaces. Ideal for a variety of living arrangements. Property is being sold as-is.

3. 2026-03-24
   status Pending 192-char remark

   Show marketing remark (192 chars)

   Spacious 2 bedroom, 1 bathroom home featuring a functional layout, ample natural light, and comfortable living spaces. Ideal for a variety of living arrangements. Property is being sold as-is.

4. 2026-03-19
   status Pending
5. 2025-12-31
   status Active
6. 2025-12-31
   price $99,900
7. 2025-12-10
   price $99,900 192-char remark

   Show marketing remark (192 chars)

   Spacious 2 bedroom, 1 bathroom home featuring a functional layout, ample natural light, and comfortable living spaces. Ideal for a variety of living arrangements. Property is being sold as-is.

8. 2025-12-07
   listed $109,900 Active
9. 2025-11-18
   price $109,900 192-char remark

   Show marketing remark (192 chars)

   Spacious 2 bedroom, 1 bathroom home featuring a functional layout, ample natural light, and comfortable living spaces. Ideal for a variety of living arrangements. Property is being sold as-is.

10. 2025-10-07
    listed $129,900 Active 192-char remark

    Show marketing remark (192 chars)

    Spacious 2 bedroom, 1 bathroom home featuring a functional layout, ample natural light, and comfortable living spaces. Ideal for a variety of living arrangements. Property is being sold as-is.

11. 2022-07-28
    soldstatus
12. 2012-03-14
    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: $1,092 · $91/mo
• Projected year-2 tax: $1,092 · $91/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°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: $12,661
• − Mortgage interest: −$5,596
• − Property taxes: −$1,092
• − Insurance: −$500
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$2,906
• Taxable income: $542
• Est. tax owed @ 24.0%: −$130
• After-tax cash flow: $1,994/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

-23.1% since first listed

12 events — show timeline

• 2026-03-30 Sold (Public Records) — Public Records
• 2026-03-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2026-03-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-19 Pending — MARIS as Distributed by MLS Grid
• 2025-12-31 Relisted — MARIS as Distributed by MLS Grid
• 2025-12-31 Price Changed $99,900 MARIS as Distributed by MLS Grid
• 2025-12-10 Price Changed $99,900 Heartland MLS as Distributed by MLS Grid
• 2025-12-07 Listed $109,900 MARIS as Distributed by MLS Grid
• 2025-11-18 Price Changed $109,900 Heartland MLS as Distributed by MLS Grid
• 2025-10-07 Listed $129,900 Heartland MLS as Distributed by MLS Grid
• 2022-07-28 Sold (Public Records) — Public Records
• 2012-03-14 Sold (Public Records) — Public Records

Property tax history

+8.7%/yr

Latest (2025): $1,092 · -24.1% YoY. Source: county tax records.