822 N Crysler Ave · Independence, MO 64050

$144,900

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 151 Days on market

Built 1922 7,405 sqft lot $122/sqft · 14% below area Est $174k · 17% 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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Livability +4.1/5.0
• 1% rule +4.0/10.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1-story home featuring 3 bedrooms and 2 full baths in a convenient Independence location. This inviting home offers a comfortable, functional layout with spacious living areas, a well-appointed kitchen, and large bedrooms. The single-level design provides ease of living and accessibility. Enjoy the outdoor space with a yard perfect for relaxing or entertaining. Conveniently located near shopping, schools, parks, and major roadways, this home is ideal for homeowners or investors seeking comfort and convenience.

Key facts

• Large bedrooms
• 1 story home
• Outdoor space

Tags

• 1 STORY HOME
• SPACIOUS LIVING AREAS
• WELL-APPOINTED KITCHEN
• OUTDOOR SPACE
• LARGE BEDROOMS
• SINGLE-LEVEL DESIGN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $90 ($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 $131k (9.6% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: Rents rising (+3.8%/yr); 126 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 32% of the median local income ($49k/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 $1k of loan paydown is wiped out by about $4k 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

• It's been on market 151 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.90% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.67%
• DSCR: 1.12
• GRM: 9.2

CMA / ARV

• ARV (median comp): $173,903
• List price: $144,900
• Delta: -16.68%
• 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
11828 E Roberts St	0.23mi	3/1.0	1,192 (+0%)	11mo	$130,000	$109	80
728 N Fuller St	0.10mi	3/1.5	1,300 (+9%)	1mo	$185,000	$142	77
723 N Crysler Ave	0.08mi	3/1.5	1,092 (-8%)	9mo	$185,000	$169	73
1416 W College St	0.14mi	3/1.0	1,066 (-10%)	4mo	$159,900	$150	73
615 S Vassar Ave	0.28mi	2/1.0 (-1)	1,212 (+2%)	11mo	$197,500	$163	70
808 N Crysler Ave	0.03mi	2/2.0 (-1)	1,064 (-10%)	11mo	$169,500	$159	63
11800 Henry St	0.60mi	3/2.0	1,214 (+2%)	5mo	$175,000	$144	60
11214 E 10th St S	0.64mi	3/2.0	1,247 (+5%)	2mo	$210,000	$168	56
121 Cottage Ln	0.45mi	2/2.5 (-1)	1,267 (+7%)	5mo	$285,000	$225	53
1223 N Pleasant St	0.69mi	3/2.0	1,120 (-6%)	3mo	$159,900	$143	51
11813 & 11815 E Scarritt Ave	0.74mi	3/2.0	1,326 (+12%)	1mo	$235,000	$177	41
802 W Jones St	0.70mi	3/2.5	1,316 (+11%)	2mo	$259,000	$197	41

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 · 3.79% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.59×
• Total profit: $-16,700
• Equity at exit: $21,605

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-2,830
• Equity at exit: $12,528

Cash invested: $40,572 (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 64050

• Home prices YoY: -15.5%
• Rents YoY: 3.8%
• Active inventory: 126
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,310 high
• Mortgage (P&I): −$760
• Tax from tax record: −$124 /mo · $1,490/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $90

Break-even live

Break-even rent $1,196

Max offer price $144,900

Occupancy floor 88%

Sensitivity live

Price	-10% $172	-5% $131	+0% $90	+5% $49	+10% $8
Rent	-10% $-13	-5% $38	+0% $90	+5% $142	+10% $194
Rate	-1.0pp $163	-0.5pp $127	base $90	+0.5pp $53	+1.0pp $14

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11601 E US Highway 24 Apt DA Independence, MO	2.0	1.0	900	$1,400	$1.56	45d	1	0.38mi
182 Novak St Sugar Creek, MO	3.0	2.0	1350	$1,800	$1.33	18d	1	0.51mi
1214 N Union St Independence, MO	2.0	1.0	912	$975	$1.07	45d	1	0.52mi
1207 N McCoy St Independence, MO	3.0	2.0	972	$1,295	$1.33	8d	1	0.64mi
11500 E Anderson St Independence, MO	3.0	2.0	1200	$1,599	$1.33	18d	1	0.70mi
523 W Maple Ave Unit 1A Independence, MO	2.0	1.0	815	$945	$1.16	8d	1	0.72mi
523 W Maple Ave Unit 2 A Independence, MO	3.0	2.0	964	$995	$1.03	45d	1	0.72mi
11616 E 16th St S Independence, MO	2.0	1.0	1016	$1,125	$1.11	45d	1	0.76mi
523 S Crysler Ave Unit A Independence, MO	2.0	1.0	900	$650	$0.72	25d	1	0.90mi
11709 E Winner Rd Independence, MO	3.0	1.5	1300	$1,195	$0.92	17d	1	0.99mi
1100 N Noland Rd Apt D Independence, MO	2.0	1.0	800	$1,025	$1.28	8d	1	1.03mi
1109 S Appleton Ave Independence, MO	3.0	2.0	1200	$1,195	$1.00	17d	1	1.04mi
724 S Grand Ave Independence, MO	2.0	2.0	1000	$1,149	$1.15	45d	1	1.08mi
10561 E Lake Dr Independence, MO	2.0	1.0	800	$1,000	$1.25	45d	1	1.10mi
1810 S Vermont Ave Independence, MO	2.0	1.0	950	$948	$1.00	45d	1	1.11mi
1425 S Northern Blvd Independence, MO	3.0	1.5	1275	$1,200	$0.94	8d	1	1.13mi
10522 E 10th St S Independence, MO	2.0	1.0	1020	$1,099	$1.08	25d	1	1.16mi
2405 N River Blvd Independence, MO	2.0	1.0	830	$1,095	$1.32	8d	1	1.22mi
630 N Hocker Ave Independence, MO	3.0	1.0	864	$1,325	$1.53	25d	1	1.24mi
2522 N River Blvd Independence, MO	3.0	1.0	910	$1,495	$1.64	5d	1	1.30mi
1612 N Dodgion Ave Independence, MO	3.0	1.0	1000	$1,345	$1.34	45d	1	1.33mi
10817 E 19th Ter S Independence, MO	3.0	1.0	1428	$1,801	$1.26	17d	1	1.42mi
10714 E 19th St S Independence, MO	2.0	1.0	1010	$895	$0.89	4d	1	1.43mi
321 W South Ave Unit 8 Independence, MO	2.0	1.5	980	$1,895	$1.93	3d	1	1.43mi
321 W South Ave Unit 11 Independence, MO	3.0	2.0	1000	$1,275	$1.27	22d	1	1.43mi
321 W South Ave Unit 9 Independence, MO	2.0	1.5	980	$1,295	$1.32	45d	1	1.43mi
1714 N Pearl St Independence, MO	2.0	1.0	792	$1,195	$1.51	45d	1	1.45mi
10104 E Golf Ave Independence, MO	3.0	2.0	1205	$1,395	$1.16	16d	1	1.45mi

Listing history 29 events

1. 2026-06-21
   days on market $144,900 Active 151 DOM
2. 2026-06-18
   days on market $144,900 Active 148 DOM
3. 2026-06-17
   days on market $144,900 Active 147 DOM
4. 2026-06-16
   days on market $144,900 Active 146 DOM
5. 2026-06-15
   days on market $144,900 Active 145 DOM
6. 2026-06-13
   days on market $144,900 Active 143 DOM
7. 2026-06-09
   days on market $144,900 Active 139 DOM
8. 2026-06-08
   days on market $144,900 Active 138 DOM
9. 2026-06-07
   days on market $144,900 Active 137 DOM
10. 2026-06-05
    days on market $144,900 Active 134 DOM
11. 2026-06-03
    days on market $144,900 Active 133 DOM
12. 2026-06-02
    days on market $144,900 Active 132 DOM
13. 2026-06-01
    days on market $144,900 Active 131 DOM
14. 2026-05-31
    days on market $144,900 Active 130 DOM
15. 2026-04-16
    price $144,900 524-char remark

    Show marketing remark (524 chars)

    Charming 1-story home featuring 3 bedrooms and 2 full baths in a convenient Independence location. This inviting home offers a comfortable, functional layout with spacious living areas, a well-appointed kitchen, and large bedrooms. The single-level design provides ease of living and accessibility. Enjoy the outdoor space with a yard perfect for relaxing or entertaining. Conveniently located near shopping, schools, parks, and major roadways, this home is ideal for homeowners or investors seeking comfort and convenience.

16. 2026-02-27
    price $149,900 524-char remark

    Show marketing remark (524 chars)

    Charming 1-story home featuring 3 bedrooms and 2 full baths in a convenient Independence location. This inviting home offers a comfortable, functional layout with spacious living areas, a well-appointed kitchen, and large bedrooms. The single-level design provides ease of living and accessibility. Enjoy the outdoor space with a yard perfect for relaxing or entertaining. Conveniently located near shopping, schools, parks, and major roadways, this home is ideal for homeowners or investors seeking comfort and convenience.

17. 2026-01-21
    listed $159,900 Active 524-char remark

    Show marketing remark (524 chars)

    Charming 1-story home featuring 3 bedrooms and 2 full baths in a convenient Independence location. This inviting home offers a comfortable, functional layout with spacious living areas, a well-appointed kitchen, and large bedrooms. The single-level design provides ease of living and accessibility. Enjoy the outdoor space with a yard perfect for relaxing or entertaining. Conveniently located near shopping, schools, parks, and major roadways, this home is ideal for homeowners or investors seeking comfort and convenience.

18. 2022-04-27
    soldstatus
19. 2022-04-25
    soldstatus Closed 296-char remark

    Show marketing remark (296 chars)

    Calling Investors!! Back on Market at no fault to Sellers. Charming 3 bed 2 bath home with wood flooring and ceramic tiles throughout. No carpet! Enjoy one level living. Separate utility room, fenced backyard and Shed. This one has so much potential! Home was previously rented for $700/ monthly.

20. 2022-04-12
    status Pending 296-char remark

    Show marketing remark (296 chars)

    Calling Investors!! Back on Market at no fault to Sellers. Charming 3 bed 2 bath home with wood flooring and ceramic tiles throughout. No carpet! Enjoy one level living. Separate utility room, fenced backyard and Shed. This one has so much potential! Home was previously rented for $700/ monthly.

21. 2022-04-04
    status Active 296-char remark

    Show marketing remark (296 chars)

    Calling Investors!! Back on Market at no fault to Sellers. Charming 3 bed 2 bath home with wood flooring and ceramic tiles throughout. No carpet! Enjoy one level living. Separate utility room, fenced backyard and Shed. This one has so much potential! Home was previously rented for $700/ monthly.

22. 2022-03-27
    status Pending 296-char remark

    Show marketing remark (296 chars)

    Calling Investors!! Back on Market at no fault to Sellers. Charming 3 bed 2 bath home with wood flooring and ceramic tiles throughout. No carpet! Enjoy one level living. Separate utility room, fenced backyard and Shed. This one has so much potential! Home was previously rented for $700/ monthly.

23. 2022-03-23
    listed $145,000 Active 296-char remark

    Show marketing remark (296 chars)

    Calling Investors!! Back on Market at no fault to Sellers. Charming 3 bed 2 bath home with wood flooring and ceramic tiles throughout. No carpet! Enjoy one level living. Separate utility room, fenced backyard and Shed. This one has so much potential! Home was previously rented for $700/ monthly.

24. 2016-10-07
    soldstatus
25. 2014-09-22
    soldstatus
26. 2014-05-14
    listed $19,900
27. 2006-07-12
    soldstatus
28. 2006-02-17
    listed $48,000
29. 2003-05-09
    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: $1,490 · $124/mo
• Projected year-2 tax: $1,490 · $124/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 6 d/yr ≥106°F today · 15 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: $15,717
• − Mortgage interest: −$8,117
• − Property taxes: −$1,490
• − Insurance: −$724
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$4,215
• Taxable loss: −$1,345
• Est. tax savings @ 24.0%: +$323
• After-tax cash flow: $1,405/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): 21,079
• Household income: $48,834
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 972.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 11% Two or more races 9% Black 7% Pacific Islander 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 4% Serbian 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Asian/Pacific 1%

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: ▼ -56.24%
• Current HPI: 305.796
• Rent YoY: ▲ 3.79%
• 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

+201.9% since first listed

15 events — show timeline

• 2026-04-16 Price Changed $144,900 Heartland MLS as Distributed by MLS Grid
• 2026-02-27 Price Changed $149,900 Heartland MLS as Distributed by MLS Grid
• 2026-01-21 Listed $159,900 Heartland MLS as Distributed by MLS Grid
• 2022-04-27 Sold (Public Records) — Public Records
• 2022-04-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-04-12 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-04-04 Relisted — Heartland MLS as Distributed by MLS Grid
• 2022-03-27 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-03-23 Listed $145,000 Heartland MLS as Distributed by MLS Grid
• 2016-10-07 Sold (Public Records) — Public Records
• 2014-09-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2014-05-14 Listed $19,900 Heartland MLS as Distributed by MLS Grid
• 2006-07-12 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-02-17 Listed $48,000 Heartland MLS as Distributed by MLS Grid
• 2003-05-09 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,490 · +0.3% YoY. Source: county tax records.