4100 S Coventry Dr · Independence, MO 64055

$225,000

4 bd · 2.5 ba · 1,912 sqft · SingleFamily public records · 14 Days on market

Built 1967 10,258 sqft lot $118/sqft · 9% below area Est $249k · 9% under

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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 +16.1/30.0
• ARV discount +11.8/15.0
• Schools +5.1/10.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Livability +4.1/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remarks inc.

Key facts

• 0.24 acre lot
• 3 garage spots
• Built 1967

Property features AI

Finance

• Other: Property age listed as 101 years or more

Exterior

• Parking: Attached garage that faces the front; 3-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Raised ranch; Approximately 1,912 above-grade living area; Not in a flood plain
• Construction: Wood siding exterior; Composition roof
• Exterior features: Deck; Metal fencing; Adjoins greenspace; Corner, level lot

Interior

• Kitchen: Eat-in kitchen / kitchen-dining combo; Kitchen with wood flooring
• Bedrooms: Four bedrooms (all on the first/main level); Bedroom 1 with ceiling fan and wood flooring; Bedroom 2 with ceiling fan; Bedroom 3 with ceiling fan; Bedroom 4 with built-in features and ceiling fan
• Flooring: Wood flooring in bedrooms, dining room, and kitchen; Vinyl and ceramic tile in basement bathroom
• Bathrooms: Three full bathrooms; One bathroom with shower only (main level); One bathroom with separate shower and tub (main level); One basement bathroom with shower (ceramic tile/vinyl)
• Heating & cooling: Forced air heating; Electric cooling (central air)
• Interior features: Raised ranch floor plan; Family room on main level; Main floor primary bedroom; Main floor bedrooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (5.6% below list).
• Recommended offer: $212k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• Blue Springs R-IV (suburban): math 55% / reading 60% proficiency, ranked #17 of 324 in MO (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.1%/yr); 200 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 41% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $212,448 (5.6% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.20%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (median comp): $248,615
• List price: $225,000
• Delta: -9.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4013 S Maybrook Ave	0.11mi	3/2.0 (-1)	2,100 (+10%)	3mo	$325,000	$155	69
17317 E 41st St S	0.08mi	3/1.0 (-1)	1,724 (-10%)	2mo	$225,000	$131	67
17401 E 37th Ter	0.43mi	3/3.0 (-1)	1,962 (+3%)	7mo	$275,000	$140	63
16405 E 40th St	0.63mi	3/3.0 (-1)	1,900 (-1%)	3mo	$260,000	$137	60
4005 S Coachman Dr	0.41mi	3/1.5 (-1)	1,789 (-6%)	3mo	$267,500	$150	59
16800 E 43rd St S	0.46mi	3/2.5 (-1)	1,816 (-5%)	10mo	$299,000	$165	56
3920 S Milton Dr	0.51mi	3/3.0 (-1)	1,800 (-6%)	8mo	$229,000	$127	53
3524 S Maybrook Ave	0.67mi	3/3.0 (-1)	2,091 (+9%)	2mo	$325,000	$155	45
4225 S Milton Dr	0.54mi	5/2.0 (+1)	2,184 (+14%)	1mo	$285,999	$131	43
17507 E 35th Ter	0.64mi	4/3.0	2,110 (+10%)	10mo	$310,000	$147	43
16213 E 40th St S	0.73mi	3/2.0 (-1)	1,748 (-9%)	11mo	$249,000	$142	35
4217 E 42nd Street Way S	0.60mi	3/1.0 (-1)	1,638 (-14%)	8mo	$235,000	$143	30

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 · 5.09% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.61×
• Total profit: $-24,496
• Equity at exit: $33,548

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $7,836
• Equity at exit: $19,454

Cash invested: $63,000 (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 64055

• Rents YoY: 5.1%
• Active inventory: 200
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,124 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$289 /mo · $3,468/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $116

Break-even live

Break-even rent $1,978

Max offer price $225,000

Occupancy floor 90%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4020 S Crackerneck Rd Independence, MO	3.0	3.0	1488	$2,200	$1.48	1d	1	0.10mi
4815 S Kendall Dr Independence, MO	3.0	2.5	2128	$2,070	$0.97	1d	1	1.04mi
17304 E 49th Terrace Ct S Independence, MO	3.0	2.0	2500	$2,250	$0.90	1d	1	1.06mi
16504 E 33rd St S Independence, MO	4.0	2.0	1495	$2,055	$1.37	1d	1	1.16mi
16816 E 31st St S Independence, MO	3.0	2.5	1696	$1,749	$1.03	1d	1	1.17mi
17312 E 50th Terrace Ct S Independence, MO	3.0	2.0	1244	$2,050	$1.65	21d	1	1.19mi
16700 E 31st Ter S Independence, MO	3.0	2.0	1639	$2,150	$1.31	19d	1	1.22mi
15403 E 43rd Ter S Independence, MO	3.0	2.0	1689	$2,046	$1.21	1d	1	1.31mi
4631 S Eastland Center Dr Independence, MO	1.0–3.0	1.0–3.0	1022	$2,044	$2.00	43d	29	1.32mi
4631 S Eastland Center Dr Independence, MO	1.0–3.0	1.0–3.0	1022	$1,919	$1.88	1d	22	1.32mi
15001 E 39th Ter S Independence, MO	3.0	2.0	1769	$1,811	$1.02	43d	1	1.42mi

Listing history 8 events

1. 2026-05-11
   status Pending 12-char remark

   Show marketing remark (12 chars)

   Remarks inc.

2. 2026-05-11
   historical Active Under Contract 362-char remark

   Show marketing remark (12 chars)

   Remarks inc.

3. 2026-05-06
   listed $225,000 Active 362-char remark
4. 2026-04-23
   historical $225,000 362-char remark
5. 2026-04-22
   listed $225,000 Active 12-char remark

   Show marketing remark (12 chars)

   Remarks inc.

6. 2001-08-22
   soldstatus
7. 1999-05-05
   soldstatus
8. 1994-02-23
   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: $3,468 · $289/mo
• Projected year-2 tax: $3,468 · $289/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°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: $25,494
• − Mortgage interest: −$12,603
• − Property taxes: −$3,468
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,040
• − Management: −$2,040
• − Depreciation: −$6,545
• Taxable loss: −$2,327
• Est. tax savings @ 24.0%: +$559
• After-tax cash flow: $1,946/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: Blue Springs R-IV
• NCES district ID: 2905310
• Math proficiency: 55% ▼ -10.00%
• Reading proficiency: 60% ▼ -6.00%
• Median HH income: $67,959
• Composite: 50.71/100
• National rank: #1819
• State rank: #17 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): 35,960
• Household income: $62,439
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 1404.0

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 (71%)
• Race & ethnicity: White 71% Black 13% Hispanic / Latino 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Italian 9% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% 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: ▼ -180.54%
• Current HPI: 245.3636
• Rent YoY: ▲ 5.09%
• 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

9 events — show timeline

• 2026-05-19 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-11 Pending — WCAR
• 2026-05-11 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-05-06 Listed $225,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Coming Soon $225,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-22 Listed $225,000 WCAR
• 2001-08-22 Sold (Public Records) — Public Records
• 1999-05-05 Sold (Public Records) — Public Records
• 1994-02-23 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $3,468 · +7.6% YoY. Source: county tax records.