17207 E 6th Terrace Ct N · Independence, MO 64056

$195,000

3 bd · 1.5 ba · 1,154 sqft · SingleFamily public records · 3 Days on market

Built 1973 7,796 sqft lot $169/sqft · 10% above area Est $251k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.4/30.0
• Livability +4.1/5.0
• DSCR +3.4/10.0
• Rent growth +3.4/5.0
• 1% rule +2.7/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful fenced corner lot in a great neighborhood. This home featues newer heating and cooling, roof and hot water heater. Laminate flooring in living room, dining room, hall and primary bedroom. Huge screened porch. Family room with fireplace and 1/2bath in Lower level. Multiple offers have been received. Please have all offers in by 9am on Saturday, May 2nd. Selller will respond by Sunday at 5pm.

Key facts

• 7,796 sq ft lot
• 2 garage spots
• Built 1973

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-66 ($-793/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (22.9% below list).
• Recommended offer: $150k (22.9% 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: Rents rising (+3.8%/yr); 106 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $6k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $150,344 (22.9% 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 1973 — 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: 0.77% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.45%
• DSCR: 0.94
• GRM: 10.8

CMA / ARV

• ARV (median comp): $250,791
• List price: $195,000
• Delta: -22.25%
• 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
17501 E Cheyenne Dr	0.14mi	3/1.5	1,125 (-2%)	6mo	$230,000	$204	84
17705 E Redwood Dr	0.38mi	3/1.5	1,162 (+1%)	4mo	$239,599	$206	78
801 N Redwood Dr	0.36mi	3/2.0	1,179 (+2%)	1mo	$179,900	$153	77
16104 E Cogan Ln	0.61mi	3/2.0	1,162 (+1%)	8mo	$255,000	$219	62
710 N Arapaho St	0.32mi	3/2.0	1,292 (+12%)	3mo	$290,000	$224	61
806 N Mohawk Ave	0.29mi	3/2.0	1,297 (+12%)	6mo	$230,000	$177	59
706 N Osage Trl	0.64mi	3/2.0	1,066 (-8%)	1mo	$225,000	$211	55
716 Osage Trl	0.68mi	3/1.0	1,116 (-3%)	9mo	$190,000	$170	53
1120 N Redwood Dr	0.67mi	3/1.0	1,225 (+6%)	5mo	$196,000	$160	52
1110 N Swope Dr	0.73mi	3/1.0	1,225 (+6%)	5mo	$195,000	$159	50
803 N Yuma Ave	0.54mi	3/2.5	1,297 (+12%)	1mo	$225,000	$173	50
901 N Choctaw Ave	0.72mi	4/1.5 (+1)	1,323 (+15%)	3mo	$199,000	$150	35

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 · 3.76% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.36×
• Total profit: $-34,684
• Equity at exit: $29,075

10-year hold

• IRR: -8.9%
• Equity multiple: 0.43×
• Total profit: $-30,936
• Equity at exit: $16,860

Cash invested: $54,600 (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 64056

• Rents YoY: 3.8%
• Active inventory: 106
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$150 /mo · $1,799/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $-66

Break-even live

Break-even rent $1,587

Max offer price $183,327

Occupancy floor 99%

Sensitivity live

Price	-10% $44	-5% $-11	+0% $-66	+5% $-121	+10% $-176
Rent	-10% $-185	-5% $-125	+0% $-66	+5% $-7	+10% $53
Rate	-1.0pp $32	-0.5pp $-16	base $-66	+0.5pp $-117	+1.0pp $-168

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17013 E US Highway 24 Apt 9 Independence, MO	2.0	1.0	780	$1,050	$1.35	24d	1	0.25mi
17013 E US Highway 24 Independence, MO	1.0–2.0	1.0	686	$1,050	$1.53	4d	4	0.25mi
17013 E US Highway 24 Independence, MO	1.0–2.0	1.0	687	$1,050	$1.53	11d	4	0.25mi
17004 E 3rd Ter N Independence, MO	3.0	1.5	1486	$1,495	$1.01	2d	1	0.29mi
111 N Gilbert St Independence, MO	3.0	1.0	1328	$1,511	$1.14	2d	1	0.48mi
16005 E Cogan Ln Independence, MO	4.0	2.0	1080	$1,851	$1.71	2d	1	0.68mi
18717 E Blackhawk Trl Independence, MO	2.0	1.0	780	$1,100	$1.41	44d	1	1.14mi
1043 Arrowhead Rdg Independence, MO	2.0	1.0	800	$1,095	$1.37	2d	1	1.19mi
1406 N Ponca Dr Independence, MO	4.0	1.0	1400	$1,650	$1.18	4d	1	1.23mi
16012 E T C Lea Rd Unit C Independence, MO	2.0	1.0	800	$795	$0.99	24d	1	1.30mi
19200 E Ponca Ter Independence, MO	3.0	2.0	1195	$1,973	$1.65	44d	1	1.32mi
1103 N Aztec Ct Unit 1 Independence, MO	2.0	1.0	800	$950	$1.19	44d	1	1.32mi
19300 E Salisbury Rd Independence, MO	3.0	1.0	1257	$1,845	$1.47	2d	1	1.33mi
19246 E Ponca Dr Independence, MO	3.0	1.5	1300	$1,700	$1.31	4d	1	1.38mi
18410 E Shoshone Dr Independence, MO	3.0	2.0	1426	$1,450	$1.02	44d	1	1.42mi

Listing history 5 events

1. 2026-05-03
   status Pending 403-char remark

   Show marketing remark (403 chars)

   Beautiful fenced corner lot in a great neighborhood. This home featues newer heating and cooling, roof and hot water heater. Laminate flooring in living room, dining room, hall and primary bedroom. Huge screened porch. Family room with fireplace and 1/2bath in Lower level. Multiple offers have been received. Please have all offers in by 9am on Saturday, May 2nd. Selller will respond by Sunday at 5pm.

2. 2026-05-01
   listed $195,000 Active 403-char remark

   Show marketing remark (403 chars)

   Beautiful fenced corner lot in a great neighborhood. This home featues newer heating and cooling, roof and hot water heater. Laminate flooring in living room, dining room, hall and primary bedroom. Huge screened porch. Family room with fireplace and 1/2bath in Lower level. Multiple offers have been received. Please have all offers in by 9am on Saturday, May 2nd. Selller will respond by Sunday at 5pm.

3. 2026-04-16
   historical $195,000 403-char remark

   Show marketing remark (403 chars)

   Beautiful fenced corner lot in a great neighborhood. This home featues newer heating and cooling, roof and hot water heater. Laminate flooring in living room, dining room, hall and primary bedroom. Huge screened porch. Family room with fireplace and 1/2bath in Lower level. Multiple offers have been received. Please have all offers in by 9am on Saturday, May 2nd. Selller will respond by Sunday at 5pm.

4. 2021-10-07
   soldstatus
5. 1996-08-20
   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: $1,799 · $150/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$92/yr (+$8/mo · 5.1%)

ⓘ 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 ≥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: $18,041
• − Mortgage interest: −$10,923
• − Property taxes: −$1,799
• − Insurance: −$975
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$5,673
• Taxable loss: −$4,215
• Est. tax savings @ 24.0%: +$1,012
• After-tax cash flow: $219/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): 17,395
• Household income: $67,685
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 747.0

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 (69%)
• Race & ethnicity: White 69% Black 14% Hispanic / Latino 8% Two or more races 7% Pacific Islander 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 9% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▼ -163.60%
• Current HPI: 286.349
• Rent YoY: ▲ 3.76%
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-01 Listed $195,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-16 Coming Soon $195,000 Heartland MLS as Distributed by MLS Grid
• 2021-10-07 Sold (Public Records) — Public Records
• 1996-08-20 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,799 · +0.1% YoY. Source: county tax records.