3022 S Norwood Ave · Independence, MO 64052

$155,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 4 Days on market

Built 1956 8,712 sqft lot Est $152k · at est.

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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 +13.2/30.0
• ARV discount +6.6/15.0
• Livability +4.1/5.0
• DSCR +4.0/10.0
• Rent growth +3.9/5.0
• 1% rule +3.1/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super cute, clean Ranch home. 3 bedroom, 1 bath with 1 car garage with opener. Hardwood floors Throughout. Owner/agent.

Key facts

• Attached garage
• Finished basement
• Spacious lot

Tags

• NATURAL HARDWOOD FLOORS
• FINISHED BASEMENT
• SPACIOUS LOT
• ATTACHED GARAGE
• UPDATED FIXTURES

Property features AI

Finance

• Other: Lot approximately 8,712 square feet
• HOA & community: No association fees

Exterior

• Parking: Built-in garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch floor plan
• Construction: Frame construction with vinyl siding; Shake roof; Full basement with garage entrance
• Exterior features: Front porch

Interior

• Kitchen: Gas range
• Bedrooms: Three bedrooms on the main level
• Flooring: Wood flooring
• Bathrooms: One full bathroom with ceramic tile and shower-over-tub
• Heating & cooling: Natural gas heating; Electric cooling with window unit(s) and other cooling
• Interior features: Wood flooring throughout main-level bedrooms; Gas range
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-3 ($-31/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (19.4% below list).
• Recommended offer: $125k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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); Van Horn High (math 13% / reading 27%, grade F, #472 of 521 statewide, top 91%, 1,047 students, 72% FRL) — zoned schools average 73% FRL vs 58% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 127 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $1k of loan paydown is wiped out by about $5k 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.
• 3 sale attempts since 7y 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 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,894 (19.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.81% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.07%
• DSCR: 1.00
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $152,064
• 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	0.05mi	2/1.0 (-1)	804 (-7%)	2mo	$175,000	$218	80
1524 W Sheley Rd	0.41mi	3/1.0	894 (+4%)	3mo	$157,000	$176	73
2925 S Norwood Ave	0.16mi	2/1.0 (-1)	926 (+7%)	4mo	$159,000	$172	72
3221 S Crysler Ave	0.50mi	3/2.0	864 (0%)	3mo	$179,000	$207	70
3207 S Vermont Ave	0.23mi	2/1.0 (-1)	792 (-8%)	0mo	$111,000	$140	70
3339 S Vermont Ave	0.41mi	3/2.0	912 (+6%)	0mo	$195,000	$214	67
2900 S Appleton Ave	0.52mi	2/1.5 (-1)	864 (0%)	5mo	$149,800	$173	64
3112 S Claremont Ave	0.24mi	2/1.0 (-1)	792 (-8%)	7mo	$125,000	$158	64
12300 E 32nd St	0.35mi	3/1.0	986 (+14%)	7mo	$188,000	$191	55
3012 S Hedges Ave	0.69mi	2/1.0 (-1)	818 (-5%)	1mo	$115,000	$141	53
1220 W 26th St S	0.68mi	2/1.0 (-1)	902 (+4%)	6mo	$194,950	$216	51
2419 S Vermont Ave	0.74mi	2/1.0 (-1)	892 (+3%)	6mo	$120,000	$135	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: -14.0%
• Equity multiple: 0.49×
• Total profit: $-22,183
• Equity at exit: $23,111

10-year hold

• IRR: -1.9%
• Equity multiple: 0.86×
• Total profit: $-6,165
• Equity at exit: $13,402

Cash invested: $43,400 (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: 127
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,249 high
• Mortgage (P&I): −$813
• Tax from tax record: −$112 /mo · $1,342/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-3

Break-even live

Break-even rent $1,252

Max offer price $154,549

Occupancy floor 95%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2912 Englewood Ter Independence, MO	3.0	2.0	792	$1,399	$1.77	16d	1	0.37mi
3213 S Ash Ave Independence, MO	2.0	1.0	879	$1,195	$1.36	7d	1	0.93mi
10604 E 26th St S Independence, MO	3.0	1.0	1068	$1,610	$1.51	7d	1	0.95mi
12502 E 40th St S Unit C Independence, MO	2.0	1.5	950	$975	$1.03	4d	1	1.22mi
3927 Willow Ave Kansas City, MO	1.0–3.0	1.0–2.0	997	$1,350	$1.35	2d	11	1.28mi
3551 S Lynn St Unit 3551 Independence, MO	2.0	1.0	850	$899	$1.06	43d	1	1.39mi
9715 E 35th Ter S Unit A-5 Independence, MO	2.0	1.0	750	$1,095	$1.46	14d	1	1.40mi
1810 S Vermont Ave Independence, MO	2.0	1.0	950	$948	$1.00	43d	1	1.40mi
9715 E 35th Ter S Unit B-10 Independence, MO	2.0	1.0	750	$1,095	$1.46	43d	1	1.41mi
724 S Grand Ave Independence, MO	2.0	2.0	1000	$1,149	$1.15	43d	1	1.41mi
9715 E 35th Ter S Unit B-9 Independence, MO	2.0	1.0	750	$999	$1.33	21d	1	1.41mi
9715 E 35th Ter S Apt A8 Independence, MO	2.0	1.0	750	$999	$1.33	4d	1	1.42mi
10323 E 20th St S Independence, MO	3.0	1.0	936	$1,400	$1.50	43d	1	1.49mi

Listing history 5 events

1. 2026-06-13
   statusdays on market $155,000 Pending 4 DOM
2. 2026-06-09
   days on market $155,000 Active 3 DOM
3. 2026-06-08
   days on market $155,000 Active 2 DOM
4. 2026-06-07
   remarks 699-char remark
5. 2026-06-07
   listed $155,000 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: $1,342 · $112/mo
• Projected year-2 tax: $1,504 · $125/mo
• Expected delta: +$162/yr (+$13/mo · 12.1%)

ⓘ 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: $14,987
• − Mortgage interest: −$8,682
• − Property taxes: −$1,342
• − Insurance: −$775
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$4,509
• Taxable loss: −$2,719
• Est. tax savings @ 24.0%: +$652
• After-tax cash flow: $622/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

+82.6% since first listed

9 events — show timeline

• 2026-06-06 Listed $155,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-29 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-09-26 Listed $145,000 Heartland MLS as Distributed by MLS Grid
• 2019-11-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-11-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-10-07 Price Changed $74,900 Heartland MLS as Distributed by MLS Grid
• 2019-09-09 Price Changed $79,900 Heartland MLS as Distributed by MLS Grid
• 2019-08-23 Listed $84,900 Heartland MLS as Distributed by MLS Grid
• 2019-07-12 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,342 · -6.1% YoY. Source: county tax records.