121 N Ash Ave · Independence, MO 64053

$53,000

3 bd · 1.5 ba · 1,190 sqft · SingleFamily public records · 10 Days on market

Built 1920 6,098 sqft lot $45/sqft · 65% below area

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Why this score? — see what drove the B+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Built in 1920, this 1.5 story home offers rustic charm and character with approximately 1,218 square feet of living space. This floor plan includes 3 bedrooms, 1.5 baths along with a partial basement. A covered front porch welcomes you and provides a spot to relax and enjoy the mature trees. Auction- Needs updates and repairs, bring the contractor, and start planning your remodel.

Key facts

• Covered front porch
• Partial basement
• Mature trees

Tags

• COVERED FRONT PORCH
• MATURE TREES
• PARTIAL BASEMENT

Property features AI

Finance

• Other: Living area reported as 1,218 (source: appraiser); Lot size approximately 6,098 square feet (source: appraiser); Property age listed as 101+ years
• HOA & community: No association fees

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Face/entry level not specified
• Construction: Concrete construction; Other roof
• Exterior features: Lot includes other features; Not in a flood plain

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 3 bedrooms (all on the first floor)
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Partial basement; 6 total rooms; 1.5-story floor plan
• Laundry & utility: No laundry area specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $53k.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).
• Cap rate 20.8% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 34% 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 $6k of equity ($366 loan paydown + $5k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $53,000

Questions for the listing agent

1. Built in 1920 — 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: 2.51% ✓
• Cap rate: 20.78%
• Cash-on-cash: 51.75%
• DSCR: 3.30
• GRM: 3.3

CMA / ARV

• ARV (median comp): $153,741
• List price: $53,000
• Delta: -65.53%
• 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
536 S Evanston Ave	0.58mi	3/1.0	1,144 (-4%)	0mo	$140,000	$122	64
534 S Evanston Ave	0.58mi	4/1.0 (+1)	1,176 (-1%)	3mo	$129,900	$110	61
573 S Crescent Ave	0.70mi	3/1.5	1,154 (-3%)	4mo	$120,000	$104	59
536 S Evanston Ave	0.58mi	3/1.0	1,144 (-4%)	7mo	$40,000	$35	59
10804 Felton St	0.32mi	2/1.0 (-1)	1,063 (-11%)	2mo	$138,500	$130	58
11208 Chicago Ave	0.67mi	3/1.0	1,250 (+5%)	0mo	$135,000	$108	58
705 S Hawthorne Ave	0.69mi	2/1.0 (-1)	1,178 (-1%)	2mo	$159,000	$135	57
115 N Arlington Ave	0.43mi	3/2.0	1,046 (-12%)	2mo	$169,000	$162	56
320 N Cedar Ave	0.32mi	3/1.5	1,013 (-15%)	5mo	$159,999	$158	56
11225 Felton St	0.66mi	3/2.0	1,300 (+9%)	2mo	$299,000	$230	50
529 S Northern Blvd	0.52mi	3/1.5	1,012 (-15%)	4mo	$227,900	$225	47
107 S Claremont Ave	0.70mi	3/2.0	1,342 (+13%)	3mo	$199,900	$149	41

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: 65.1%
• Equity multiple: 5.69×
• Total profit: $69,673
• Equity at exit: $47,747

10-year hold

• IRR: 58.7%
• Equity multiple: 12.67×
• Total profit: $173,216
• Equity at exit: $102,967

Cash invested: $14,840 (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: 46
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$278
• Tax from tax record: −$110 /mo · $1,323/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $640

Break-even live

Break-even rent $519

Max offer price $53,000

Occupancy floor 47%

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
554 S Arlington Ave Independence, MO	4.0	1.0	1161	$1,395	$1.20	14d	1	0.65mi
100 S Oxford Ave Independence, MO	3.0	2.0	1141	$1,425	$1.25	44d	1	0.66mi
576 S Oxford Ave Independence, MO	3.0	2.0	1098	$1,400	$1.28	43d	1	0.81mi
11500 E Anderson St Independence, MO	3.0	2.0	1200	$1,599	$1.33	17d	1	0.83mi
600 S Glenwood Ave Unit F Independence, MO	2.0	1.0	750	$995	$1.33	19d	1	0.84mi
10104 E Golf Ave Independence, MO	3.0	2.0	1205	$1,395	$1.16	14d	1	0.85mi
10561 E Lake Dr Independence, MO	2.0	1.0	800	$1,000	$1.25	43d	1	0.96mi
10522 E 10th St S Independence, MO	2.0	1.0	1020	$1,099	$1.08	23d	1	0.96mi
182 Novak St Sugar Creek, MO	3.0	2.0	1350	$1,800	$1.33	17d	1	1.01mi
1109 S Appleton Ave Independence, MO	3.0	2.0	1200	$1,195	$1.00	16d	1	1.03mi
11601 E US Highway 24 Apt DA Independence, MO	2.0	1.0	900	$1,400	$1.56	43d	1	1.08mi
9528 E Winner Rd Independence, MO	1.0–3.0	1.0	730	$1,099	$1.51	43d	1	1.09mi
1138 S Glenwood Ave Independence, MO	2.0	1.0	1180	$1,095	$0.93	19d	1	1.20mi
8705 E Smart Ave Independence, MO	2.0	1.0	750	$1,000	$1.33	43d	1	1.34mi
1425 S Northern Blvd Independence, MO	3.0	1.5	1275	$1,200	$0.94	7d	1	1.35mi

Listing history 2 events

1. 2026-05-07
   status Pending 383-char remark
2. 2026-04-27
   listed $53,000 Active 383-char remark

ⓘ 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: $1,323 · $110/mo
• Projected year-2 tax: $1,323 · $110/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 ≥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: $15,953
• − Mortgage interest: −$2,969
• − Property taxes: −$1,323
• − Insurance: −$265
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$1,542
• Taxable income: $7,302
• Est. tax owed @ 24.0%: −$1,752
• After-tax cash flow: $5,927/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

2 events — show timeline

• 2026-05-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-27 Listed $53,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2025): $1,323 · +8.2% YoY. Source: county tax records.