113 N Arlington Ave · Independence, MO 64053

$177,999

3 bd · 1.0 ba · 878 sqft · SingleFamily public records · 5 Days on market

Built 1940

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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).

• Appreciation +10.0/10.0
• Cash flow +9.2/30.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Schools +2.7/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0

Listing remarks MLS

This home is owned by the U. S. Department of Housing and Urban Development (HUD). This home is sold "as is with all faults" & “where is”. Agents must be registered with HUD for the bidding process. This home is case number: 291-283452. Call listing office for help bidding any price you want to offer. AGENTS: Bids can get cancelled or contracts rejected, check bidselect.com daily for status. When showing this house HUD needs you to sign the log in sheet at the house. Please lock the doors when done showing.

Key facts

• Built 1940
• Listed 5 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (33.2% below list).
• Recommended offer: $119k (33.2% below list) — sets the bar for 1% rule.

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: 45 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 30% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 29y 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.

Recommended offer $118,891 (33.2% 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 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. 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: 0.67% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.19%
• DSCR: 0.86
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $116,774
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 S Brookside St	0.27mi	2/1.0 (-1)	855 (-3%)	4mo	$90,000	$105	75
119 N Evanston Ave	0.13mi	2/1.0 (-1)	952 (+8%)	3mo	$140,000	$147	72
107 N Ditzler Ave	0.31mi	3/2.0	934 (+6%)	2mo	$178,500	$191	69
108 S Huttig Ave	0.36mi	2/1.0 (-1)	819 (-7%)	2mo	$109,000	$133	66
10402 E Kentucky Rd	0.50mi	2/1.0 (-1)	932 (+6%)	2mo	$175,000	$188	60
566 S Overton Ave	0.48mi	2/1.0 (-1)	940 (+7%)	3mo	$90,000	$96	58
108 S Hedges St	0.66mi	2/1.0 (-1)	872 (-1%)	6mo	$120,000	$138	58
726 S Hawthorne Ave	0.70mi	2/1.0 (-1)	872 (-1%)	6mo	$95,000	$109	56
8908 E Thompson Ave	0.72mi	2/1.0 (-1)	859 (-2%)	5mo	$68,500	$80	54
578 S Oxford Ave	0.54mi	3/1.0	990 (+13%)	2mo	$89,000	$90	52
230 S Huttig Ave	0.44mi	2/1.0 (-1)	756 (-14%)	1mo	$125,000	$165	51
508 S Huttig Ave	0.49mi	2/1.0 (-1)	998 (+14%)	5mo	$119,999	$120	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: 22.0%
• Equity multiple: 2.77×
• Total profit: $88,413
• Equity at exit: $160,356

10-year hold

• IRR: 19.8%
• Equity multiple: 6.35×
• Total profit: $266,849
• Equity at exit: $345,813

Cash invested: $49,840 (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: 45
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,189 high
• Mortgage (P&I): −$933
• Tax from tax record: −$64 /mo · $772/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-133

Break-even live

Break-even rent $1,357

Max offer price $154,559

Occupancy floor —

Sensitivity live

Price	-10% $-32	-5% $-82	+0% $-133	+5% $-183	+10% $-233
Rent	-10% $-227	-5% $-180	+0% $-133	+5% $-86	+10% $-39
Rate	-1.0pp $-43	-0.5pp $-87	base $-133	+0.5pp $-179	+1.0pp $-226

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
576 S Oxford Ave Independence, MO	3.0	2.0	1098	$1,400	$1.28	44d	1	0.52mi
600 S Glenwood Ave Unit F Independence, MO	2.0	1.0	750	$995	$1.33	20d	1	0.59mi
563 S Ash Ave Unit 3 Independence, MO	2.0	1.0	650	$950	$1.46	3d	1	0.66mi
8705 E Smart Ave Independence, MO	2.0	1.0	750	$1,000	$1.33	44d	1	0.93mi
9528 E Winner Rd Independence, MO	1.0–3.0	1.0	730	$1,099	$1.51	44d	1	0.95mi
10522 E 10th St S Independence, MO	2.0	1.0	1020	$1,099	$1.08	24d	1	1.10mi
10561 E Lake Dr Independence, MO	2.0	1.0	800	$1,000	$1.25	44d	1	1.11mi
530 Sundown Dr Independence, MO	2.0	1.0	450	$1,029	$2.29	2d	13	1.33mi
11601 E US Highway 24 Apt DA Independence, MO	2.0	1.0	900	$1,400	$1.56	44d	1	1.46mi
1704 S Brookside Ave Independence, MO	4.0	1.0	834	$1,450	$1.74	15d	1	1.50mi

Listing history 4 events

1. 2026-06-21
   days on market $177,999 Active 5 DOM
2. 2026-06-18
   days on market $177,999 Active 2 DOM
3. 2026-06-16
   remarks 691-char remark
4. 2026-06-16
   listed $177,999 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: $772 · $64/mo
• Projected year-2 tax: $1,727 · $144/mo
• Expected delta: +$955/yr (+$80/mo · 123.7%)

ⓘ 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 ≥107°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: $14,267
• − Mortgage interest: −$9,971
• − Property taxes: −$772
• − Insurance: −$890
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$5,178
• Taxable loss: −$4,826
• Est. tax savings @ 24.0%: +$1,158
• After-tax cash flow: $-434/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

+447.7% since first listed

13 events — show timeline

• 2026-06-12 Listed $177,999 Fizber.com
• 2025-10-20 Sold (Public Records) — Public Records
• 2019-08-12 Sold (Public Records) — Public Records
• 2007-10-04 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-07-06 Listed $20,500 Heartland MLS as Distributed by MLS Grid
• 2007-04-30 Sold (Public Records) — Public Records
• 2001-06-13 Sold (Public Records) — Public Records
• 2001-06-12 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2001-05-02 Listed $55,900 Heartland MLS as Distributed by MLS Grid
• 1998-08-13 Sold (Public Records) — Public Records
• 1998-08-13 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1997-12-10 Sold (Public Records) — Public Records
• 1997-12-07 Listed $32,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2025): $772 · -47.7% YoY. Source: county tax records.