537 S Cedar Ave · Independence, MO 64053

$68,500

2 bd · 1.0 ba · 1,052 sqft · SingleFamily public records · 45 Days on market

Built 1900 1,838 sqft lot $65/sqft · 66% below area Est $121k · 43% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +4.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Calling all investors and savvy buyers! This charming 2-bedroom, 1 bath cottage offers great potential and may qualify for conventional financing. With just some TLC, this property can truly shine—perfect for a rental, flip, or cozy personal retreat. Great chance to add value with reasonable repairs! SELLING AS IS, IN IT'S PRESENT CONDITION

Key facts

• 1,838 sq ft lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $66k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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: schools C-, 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.
• Market conditions: 46 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($474 loan paydown + $7k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,445 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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: 1.71% ✓
• Cap rate: 14.49%
• Cash-on-cash: 29.28%
• DSCR: 2.30
• GRM: 4.9

CMA / ARV

• ARV (median comp): $120,799
• List price: $68,500
• Delta: -43.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
823 S Huttig Ave	0.38mi	3/2.0 (+1)	1,052 (0%)	2mo	$76,000	$72	72
566 S Overton Ave	0.22mi	2/1.0	940 (-11%)	3mo	$90,000	$96	70
10804 Felton St	0.63mi	2/1.0	1,063 (+1%)	2mo	$138,500	$130	67
536 S Evanston Ave	0.27mi	3/1.0 (+1)	1,144 (+9%)	0mo	$140,000	$122	67
705 S Hawthorne Ave	0.26mi	2/1.0	1,178 (+12%)	2mo	$159,000	$135	66
115 N Arlington Ave	0.54mi	3/2.0 (+1)	1,046 (-1%)	2mo	$169,000	$162	63
10402 E Kentucky Rd	0.43mi	2/1.0	932 (-11%)	2mo	$175,000	$188	60
578 S Oxford Ave	0.52mi	3/1.0 (+1)	990 (-6%)	2mo	$89,000	$90	59
10143 E Golf Ave	0.52mi	3/1.0 (+1)	1,135 (+8%)	0mo	$119,900	$106	58
809 S Carlisle Ave	0.62mi	2/1.0	950 (-10%)	2mo	$180,000	$189	53
10515 E Lake Dr	0.53mi	3/1.0 (+1)	913 (-13%)	1mo	$165,000	$181	48
10531 E 9th St S	0.52mi	3/2.0 (+1)	1,175 (+12%)	2mo	$180,000	$153	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.5%
• Equity multiple: 4.50×
• Total profit: $67,121
• Equity at exit: $61,710

10-year hold

• IRR: 40.4%
• Equity multiple: 10.08×
• Total profit: $174,239
• Equity at exit: $133,080

Cash invested: $19,180 (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 64053

• Home prices YoY: 17.9%
• Active inventory: 46
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,172 high
• Mortgage (P&I): −$359
• Tax from tax record: −$70 /mo · $845/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $468

Break-even live

Break-even rent $580

Max offer price $68,500

Occupancy floor 55%

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: $17,125
• Closing costs: $2,055
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10104 E Golf Ave Independence, MO	3.0	2.0	1205	$1,395	$1.16	14d	1	0.41mi
600 S Glenwood Ave Unit I Independence, MO	1.0	1.0	700	$695	$0.99	43d	1	0.49mi
600 S Glenwood Ave Unit F Independence, MO	2.0	1.0	750	$995	$1.33	20d	1	0.49mi
576 S Oxford Ave Independence, MO	3.0	2.0	1098	$1,400	$1.28	43d	1	0.51mi
10522 E 10th St S Independence, MO	2.0	1.0	1020	$1,099	$1.08	23d	1	0.60mi
100 S Oxford Ave Independence, MO	3.0	2.0	1141	$1,425	$1.25	44d	1	0.61mi
10561 E Lake Dr Independence, MO	2.0	1.0	800	$1,000	$1.25	43d	1	0.62mi
9528 E Winner Rd Independence, MO	1.0–3.0	1.0	730	$999	$1.37	43d	1	0.66mi
1109 S Appleton Ave Independence, MO	3.0	2.0	1200	$1,195	$1.00	16d	1	0.71mi
1138 S Glenwood Ave Independence, MO	2.0	1.0	1180	$1,095	$0.93	20d	1	0.77mi
11500 E Anderson St Independence, MO	3.0	2.0	1200	$1,599	$1.33	17d	1	0.98mi
1425 S Northern Blvd Independence, MO	3.0	1.5	1275	$1,200	$0.94	7d	1	1.00mi
10119 E Winner Rd Unit 2 Independence, MO	1.0	1.0	1000	$1,045	$1.04	21d	1	1.06mi
11601 E US Highway 24 Apt DA Independence, MO	2.0	1.0	900	$1,400	$1.56	43d	1	1.07mi
182 Novak St Sugar Creek, MO	3.0	2.0	1350	$1,800	$1.33	17d	1	1.11mi
1712 S Ash Ave Independence, MO	2.0	1.0	800	$945	$1.18	43d	1	1.11mi
1712 S Ash Ave Unit 1714-3 Independence, MO	2.0	1.0	700	$895	$1.28	23d	1	1.11mi
8705 E Smart Ave Independence, MO	2.0	1.0	750	$1,000	$1.33	43d	1	1.14mi
10714 E 19th St S Independence, MO	2.0	1.0	1010	$895	$0.89	3d	1	1.36mi
10323 E 20th St S Independence, MO	3.0	1.0	936	$1,400	$1.50	43d	1	1.47mi
11616 E 16th St S Independence, MO	2.0	1.0	1016	$1,125	$1.11	43d	1	1.49mi
10817 E 19th Ter S Independence, MO	3.0	1.0	1428	$1,801	$1.26	16d	1	1.49mi

Listing history 10 events

1. 2026-06-03
   status $68,500 Pending 45 DOM
2. 2026-06-02
   days on market $68,500 Active 45 DOM
3. 2026-06-01
   days on market $68,500 Active 44 DOM
4. 2026-05-31
   days on market $68,500 Active 43 DOM
5. 2026-05-18
   status Active 349-char remark

   Show marketing remark (349 chars)

   Calling all investors and savvy buyers! This charming 2-bedroom, 1 bath cottage offers great potential and may qualify for conventional financing. With just some TLC, this property can truly shine—perfect for a rental, flip, or cozy personal retreat. Great chance to add value with reasonable repairs! SELLING AS IS, IN IT'S PRESENT CONDITION

6. 2026-05-06
   status Pending 349-char remark

   Show marketing remark (349 chars)

   Calling all investors and savvy buyers! This charming 2-bedroom, 1 bath cottage offers great potential and may qualify for conventional financing. With just some TLC, this property can truly shine—perfect for a rental, flip, or cozy personal retreat. Great chance to add value with reasonable repairs! SELLING AS IS, IN IT'S PRESENT CONDITION

7. 2026-04-07
   listed $68,500 Active 349-char remark

   Show marketing remark (349 chars)

   Calling all investors and savvy buyers! This charming 2-bedroom, 1 bath cottage offers great potential and may qualify for conventional financing. With just some TLC, this property can truly shine—perfect for a rental, flip, or cozy personal retreat. Great chance to add value with reasonable repairs! SELLING AS IS, IN IT'S PRESENT CONDITION

8. 2015-08-31
   soldstatus 423-char remark

   Show marketing remark (423 chars)

   Total commission paid on auction properties is 5% of the contract sales price: 2.5% to the listing broker with a $1,500 minimum and 2.5% to the cooperating broker with a $1,500 minimum. No other incentives apply. Seller has the right (a) to change the date, place, and terms of the sale; (b) to remove the property from the market; and (c) to sell the property prior to the sale. Talk to Listing Agent for details. ”

9. 2015-07-03
   listed $6,500 423-char remark

   Show marketing remark (423 chars)

   Total commission paid on auction properties is 5% of the contract sales price: 2.5% to the listing broker with a $1,500 minimum and 2.5% to the cooperating broker with a $1,500 minimum. No other incentives apply. Seller has the right (a) to change the date, place, and terms of the sale; (b) to remove the property from the market; and (c) to sell the property prior to the sale. Talk to Listing Agent for details. ”

10. 1992-08-27
    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: $845 · $70/mo
• Projected year-2 tax: $845 · $70/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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,069
• − Mortgage interest: −$3,837
• − Property taxes: −$845
• − Insurance: −$342
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$1,993
• Taxable income: $4,800
• Est. tax owed @ 24.0%: −$1,152
• After-tax cash flow: $4,464/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): 6,775
• Household income: $47,285
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 330.0

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 0.57)
• Race & ethnicity: White 59% Hispanic / Latino 28% Two or more races 14% Black 9% Native American 3%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 12% Lithuanian 3% Slovak 1%
• Foreign-born: 12% · Canada, China
• Languages at home: 78% English-only · Spanish 21%

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: ▲ 52.69%
• Current HPI: 347.9512
• Rent YoY: —
• 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

+953.8% since first listed

6 events — show timeline

• 2026-05-18 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-05-06 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-07 Listed $68,500 Heartland MLS as Distributed by MLS Grid
• 2015-08-31 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-07-03 Listed $6,500 Heartland MLS as Distributed by MLS Grid
• 1992-08-27 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $845 · -43.5% YoY. Source: county tax records.