1625 Irving St · Independence, KS 67301

$99,000

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 43 Days on market

Built 1940 7,670 sqft lot Est $128k · 23% under

---

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 +5.7/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1625 Irving in Independence, KS! This charming and spacious home is perfect for families or individuals looking for a comfortable place to call home. Features: 3 bedrooms 1 bathroom Nice kitchen with stainless steel appliances Close to schools, parks, and shopping Don't miss out on the opportunity to make this lovely home yours! Contact us today to schedule a showing.

Key facts

• Close to parks
• Close to schools
• Spacious backyard

Tags

• BUNGALOW
• LIVING ROOM
• SPACIOUS BACKYARD
• CLOSE TO SCHOOLS
• CLOSE TO PARKS
• CLOSE TO SHOPPING

Property features AI

Finance

• Other: Directions: From US-75 into Independence take the Main St exit, continue on Main St, turn onto Myrtle St, then Irving St; 1625 Irving will be on the right
• HOA & community: No association fees

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Bungalow; One story (above-grade living area listed as 1,296)
• Construction: Frame construction; Composition roof; Approximately 76–100 years old
• Exterior features: Not in a flood plain; Lot approximately 7,670 square feet

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling (has cooling)
• Interior features: Crawl space basement; Bungalow floor plan

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.0% 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 65/100 on livability (#285 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools D+, crime F, amenities F.
• Independence (town): math 31% / reading 36% proficiency, ranked #76 of 169 in KS (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 69 active listings in the ZIP; 10 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Montgomery County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1940 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.07% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.23%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $128,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1915 N 8th St	0.23mi	3/1.0	1,256 (-3%)	6mo	$99,000	$79	79
1312 Irving St	0.28mi	3/1.0	1,308 (+1%)	10mo	$99,900	$76	77
601 Pearl Ave	0.44mi	3/2.0	1,350 (+4%)	1mo	$236,000	$175	68
1601 Halsey Ave	0.33mi	3/1.0	1,166 (-10%)	4mo	$115,000	$99	64
2311 Sue Ln	0.75mi	3/2.0	1,313 (+1%)	1mo	$165,000	$126	58
1228 N 6th St	0.36mi	3/2.0	1,456 (+12%)	1mo	$129,900	$89	58
300 Mulberry St	0.45mi	2/2.0 (-1)	1,400 (+8%)	3mo	$134,900	$96	54
112 W Oak St	0.31mi	2/1.0 (-1)	1,108 (-14%)	3mo	$10,000	$9	54
706 Landon Dr	0.46mi	3/2.0	1,450 (+12%)	3mo	$189,900	$131	52
609 W Beech St	0.52mi	2/2.0 (-1)	1,189 (-8%)	10mo	$135,000	$114	44
724 N 10th St	0.72mi	3/1.0	1,108 (-14%)	2mo	$70,000	$63	41
912 Circle Dr	0.75mi	3/2.0	1,462 (+13%)	9mo	$169,900	$116	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-6,852
• Equity at exit: $14,761

10-year hold

• IRR: 3.0%
• Equity multiple: 1.21×
• Total profit: $5,926
• Equity at exit: $8,560

Cash invested: $27,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Kansas: 83 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; moderate court pace.

Methodology + full state rankings →

ZIP-level market 67301

• Active inventory: 69
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,059 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$132 /mo · $1,583/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $144

Break-even live

Break-even rent $876

Max offer price $99,000

Occupancy floor 81%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $99,000 Active 43 DOM
2. 2026-06-17
   days on market $99,000 Active 42 DOM
3. 2026-06-16
   days on market $99,000 Active 41 DOM
4. 2026-06-15
   days on market $99,000 Active 40 DOM
5. 2026-06-13
   days on market $99,000 Active 38 DOM
6. 2026-06-12
   days on market $99,000 Active 37 DOM
7. 2026-06-09
   days on market $99,000 Active 34 DOM
8. 2026-06-08
   days on market $99,000 Active 33 DOM
9. 2026-06-07
   days on market $99,000 Active 32 DOM
10. 2026-06-05
    days on market $99,000 Active 30 DOM
11. 2026-06-04
    days on market $99,000 Active 28 DOM
12. 2026-06-02
    days on market $99,000 Active 27 DOM
13. 2026-06-01
    days on market $99,000 Active 26 DOM
14. 2026-05-31
    days on market $99,000 Active 25 DOM
15. 2026-05-31
    days on market $99,000 Active 24 DOM
16. 2026-05-06
    listed $99,000 Active
17. 2024-05-14
    soldstatus
18. 2024-05-13
    soldstatus 382-char remark

    Show marketing remark (382 chars)

    Welcome to 1625 Irving in Independence, KS! This charming and spacious home is perfect for families or individuals looking for a comfortable place to call home. Features: 3 bedrooms 1 bathroom Nice kitchen with stainless steel appliances Close to schools, parks, and shopping Don't miss out on the opportunity to make this lovely home yours! Contact us today to schedule a showing.

19. 2024-03-05
    listed $89,900 382-char remark

    Show marketing remark (382 chars)

    Welcome to 1625 Irving in Independence, KS! This charming and spacious home is perfect for families or individuals looking for a comfortable place to call home. Features: 3 bedrooms 1 bathroom Nice kitchen with stainless steel appliances Close to schools, parks, and shopping Don't miss out on the opportunity to make this lovely home yours! Contact us today to schedule a showing.

20. 2014-10-01
    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 KS · Resets to sale price

• Current annual tax: $1,583 · $132/mo
• Projected year-2 tax: $1,583 · $132/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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,704
• − Mortgage interest: −$5,546
• − Property taxes: −$1,583
• − Insurance: −$495
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$2,880
• Taxable income: $167
• Est. tax owed @ 24.0%: −$40
• After-tax cash flow: $1,687/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
• NCES district ID: 2007650
• Math proficiency: 31% ▼ -4.00%
• Reading proficiency: 36% ▲ 1.00%
• Median HH income: $43,327
• Composite: 28.45/100
• National rank: #6750
• State rank: #76 of 169 in KS

Livability — Independence

• Score: 65/100
• State rank: #285
• US rank: #12779

Category grades

Amenities F Commute F 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, KS
• Population (ZIP): 12,996

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 29,729 people
• By 2030: 27,786 · -6.5%
• By 2040: 24,201 · -18.6%
• By 2050: 21,280 · -28.4%
• By 2075: 16,754 · -43.6%
• By 2100: 14,088 · -52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 10% Hispanic / Latino 6% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+51.1) · D 23.6% · R 74.7% · Other 1.8%
• 2008→2024 swing: -15.3pp toward R · 2008: -35.8pp · 2024: -51.1pp
• All cycles: 2024: R+51.1 2020: R+50.2 2016: R+50.8 2012: R+41.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.85%
• Current HPI: 126.8212
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+10.1% since first listed

5 events — show timeline

• 2026-05-06 Listed $99,000 Heartland MLS as Distributed by MLS Grid
• 2024-05-14 Sold (Public Records) — Public Records
• 2024-05-13 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-03-05 Listed $89,900 Heartland MLS as Distributed by MLS Grid
• 2014-10-01 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,583 · +6.3% YoY. Source: county tax records.