947 S Washington St · Independence, MO 64050

$150,000

2 bd · 1.0 ba · 1,052 sqft · SingleFamily public records · 16 Days on market

Built 1925 6,689 sqft lot Est $144k · at est.

---

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).

• Cash flow +15.2/30.0
• ARV discount +5.7/15.0
• DSCR +4.7/10.0
• Livability +4.1/5.0
• 1% rule +3.4/10.0
• 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

Check out this AMAZING bunaglow!! This is the perfect starter home or for someone looking for one floor living. Enjoy your morning coffee on this HUGE front porch. Home features gleaming hardwood floors, fresh paint inside and out, newly redone bathroom and updates to the kitchen. The backyard is perfect for your kids or pets and completely fence. This is not a cookie cutter home and is ready for you to move right in!! Great neighborhood and location is close to everything you need.

Key facts

• 6,689 sq ft lot
• Garage
• Built 1925

Property features AI

Finance

• Other: Seller provides home warranty (HMS)

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Bungalow/Ranch floor plan
• Construction: Shingle siding; Composition roof; Stone/rock unfinished full basement; Approximately 101+ years old
• Exterior features: Patio; Porch; Privacy wood fencing; City lot within city limits; Paved road with public maintenance

Interior

• Kitchen: Dishwasher; Microwave; Gas range; Stainless steel appliances
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heat; Electric cooling
• Interior features: Painted cabinets; Vaulted ceilings; Storm windows; Storm doors; Living room fireplace
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $52 ($623/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 $125k (16.4% below list).
• Recommended offer: $125k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 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.
• Zoned schools: Santa Fe Trail Elem. (math 37% / reading 47%, grade F, #481 of 1,115 statewide, top 46%, 386 students, 76% FRL); Bridger Middle (math 32% / reading 38%, grade F, #240 of 391 statewide, top 62%, 770 students, 65% FRL); William Chrisman High (math 21% / reading 45%, grade F, #351 of 521 statewide, top 68%, 1,406 students, 66% FRL).
• Market conditions: Rents rising (+3.8%/yr); 127 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 31% 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 16 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,416 (16.4% below list)

Questions for the listing agent

1. Built in 1925 — 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. 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?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $144,124
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
813 S Liberty St	0.16mi	2/1.0	1,024 (-3%)	2mo	$139,900	$137	87
324 W South Ave	0.17mi	2/1.0	1,094 (+4%)	2mo	$125,000	$114	84
1129 S Dodgion Ave	0.27mi	2/1.0	1,008 (-4%)	0mo	$65,000	$64	80
324 W Southside Blvd	0.34mi	2/2.0	1,070 (+2%)	2mo	$99,900	$93	76
1217 S Osage St	0.24mi	3/1.0 (+1)	984 (-6%)	1mo	$65,000	$66	72
1424 S Liberty St	0.48mi	2/2.0	1,044 (-1%)	4mo	$179,500	$172	69
211 S Pearl St	0.69mi	2/1.5	1,080 (+3%)	1mo	$147,500	$137	60
1502 S Pleasant St	0.57mi	3/2.0 (+1)	1,075 (+2%)	7mo	$165,000	$153	55
832 W Charles St	0.71mi	2/1.5	1,100 (+5%)	4mo	$165,000	$150	54
1340 S Emery Ave	0.58mi	3/1.0 (+1)	1,160 (+10%)	2mo	$95,000	$82	49
1410 S Logan St	0.73mi	3/2.0 (+1)	1,026 (-2%)	5mo	$209,900	$205	48
1312 S Emery St	0.56mi	3/2.0 (+1)	960 (-9%)	5mo	$195,000	$203	46

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: -13.2%
• Equity multiple: 0.52×
• Total profit: $-20,038
• Equity at exit: $22,365

10-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-9,172
• Equity at exit: $12,969

Cash invested: $42,000 (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 64050

• Home prices YoY: -15.5%
• Rents YoY: 3.8%
• Active inventory: 127
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,254 high
• Mortgage (P&I): −$787
• Tax from tax record: −$90 /mo · $1,077/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $52

Break-even live

Break-even rent $1,188

Max offer price $150,000

Occupancy floor 91%

Sensitivity live

Price	-10% $137	-5% $94	+0% $52	+5% $9	+10% $-33
Rent	-10% $-47	-5% $2	+0% $52	+5% $101	+10% $151
Rate	-1.0pp $127	-0.5pp $90	base $52	+0.5pp $13	+1.0pp $-27

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
321 W South Ave Unit 8 Independence, MO	2.0	1.5	980	$1,895	$1.93	3d	1	0.21mi
321 W South Ave Unit 11 Independence, MO	3.0	2.0	1000	$1,275	$1.27	23d	1	0.21mi
321 W South Ave Unit 9 Independence, MO	2.0	1.5	980	$1,295	$1.32	45d	1	0.21mi
1118 S Pope Ave Independence, MO	2.0	1.0	988	$1,195	$1.21	18d	1	0.56mi
1502 S Pleasant St Independence, MO	3.0	2.0	1200	$1,399	$1.17	45d	1	0.61mi
912 E Stone St Independence, MO	1.0	1.0	800	$849	$1.06	18d	1	0.67mi
724 S Grand Ave Independence, MO	2.0	2.0	1000	$1,149	$1.15	45d	1	0.71mi
523 W Maple Ave Unit 2 A Independence, MO	3.0	2.0	964	$995	$1.03	45d	1	0.81mi
523 W Maple Ave Unit 1A Independence, MO	2.0	1.0	815	$945	$1.16	9d	1	0.82mi
8061/2 E Devon St Independence, MO	2.0	1.0	824	$1,195	$1.45	9d	1	0.84mi
315 S Crane St Unit c Independence, MO	1.0	1.0	750	$625	$0.83	23d	1	0.86mi
315 S Crane St Unit A Independence, MO	3.0	1.0	1150	$1,250	$1.09	45d	1	0.86mi
315 S Crane St Unit A Independence, MO	3.0	1.0	1150	$1,250	$1.09	25d	1	0.86mi
523 S Crysler Ave Unit A Independence, MO	2.0	1.0	900	$650	$0.72	25d	1	0.92mi
630 N Hocker Ave Independence, MO	3.0	1.0	864	$1,325	$1.53	25d	1	1.12mi
11709 E Winner Rd Independence, MO	3.0	1.5	1300	$1,195	$0.92	18d	1	1.20mi
11616 E 16th St S Independence, MO	2.0	1.0	1016	$1,125	$1.11	45d	1	1.31mi
1100 N Noland Rd Apt D Independence, MO	2.0	1.0	800	$1,025	$1.28	9d	1	1.42mi
902 E Frederick St Independence, MO	2.0	1.0	850	$995	$1.17	23d	1	1.42mi
1810 S Vermont Ave Independence, MO	2.0	1.0	950	$948	$1.00	45d	1	1.46mi

Listing history 22 events

1. 2026-06-21
   days on market $150,000 Active 16 DOM
2. 2026-06-18
   days on market $150,000 Active 13 DOM
3. 2026-06-17
   days on market $150,000 Active 12 DOM
4. 2026-05-20
   listed $150,000 Active
5. 2026-05-18
   historical $150,000
6. 2016-12-01
   soldstatus
7. 2016-11-30
   soldstatus Sold 487-char remark

   Show marketing remark (487 chars)

   Check out this AMAZING bunaglow!! This is the perfect starter home or for someone looking for one floor living. Enjoy your morning coffee on this HUGE front porch. Home features gleaming hardwood floors, fresh paint inside and out, newly redone bathroom and updates to the kitchen. The backyard is perfect for your kids or pets and completely fence. This is not a cookie cutter home and is ready for you to move right in!! Great neighborhood and location is close to everything you need.

8. 2016-10-17
   historical Contingent - Accepting Backup Offers 487-char remark

   Show marketing remark (487 chars)

   Check out this AMAZING bunaglow!! This is the perfect starter home or for someone looking for one floor living. Enjoy your morning coffee on this HUGE front porch. Home features gleaming hardwood floors, fresh paint inside and out, newly redone bathroom and updates to the kitchen. The backyard is perfect for your kids or pets and completely fence. This is not a cookie cutter home and is ready for you to move right in!! Great neighborhood and location is close to everything you need.

9. 2016-10-07
   listed $72,500 Active 487-char remark

   Show marketing remark (487 chars)

   Check out this AMAZING bunaglow!! This is the perfect starter home or for someone looking for one floor living. Enjoy your morning coffee on this HUGE front porch. Home features gleaming hardwood floors, fresh paint inside and out, newly redone bathroom and updates to the kitchen. The backyard is perfect for your kids or pets and completely fence. This is not a cookie cutter home and is ready for you to move right in!! Great neighborhood and location is close to everything you need.

10. 2016-09-01
    historical 615-char remark

    Show marketing remark (615 chars)

    This craftsman style bungalow is so adorable! Lots of updates including refinished hardwood floors, new interior/exterior paint, newer roof, privacy fence, and updated landscaping. New stainless appliances in the kitchen with full price offer. Come check out this excellent deal before it's gone! Great location just blocks to downtown Independence, minutes to highways, shopping and restaurants. Very motivated sellers! Bring offers! Buyers agent to verify taxes & room sizes. Bring us a full price offer, and the sellers are willing to leave the high end, stainless, professional quality kitchen appliances!

11. 2016-05-21
    status Active 615-char remark

    Show marketing remark (615 chars)

    This craftsman style bungalow is so adorable! Lots of updates including refinished hardwood floors, new interior/exterior paint, newer roof, privacy fence, and updated landscaping. New stainless appliances in the kitchen with full price offer. Come check out this excellent deal before it's gone! Great location just blocks to downtown Independence, minutes to highways, shopping and restaurants. Very motivated sellers! Bring offers! Buyers agent to verify taxes & room sizes. Bring us a full price offer, and the sellers are willing to leave the high end, stainless, professional quality kitchen appliances!

12. 2016-01-19
    historical 615-char remark

    Show marketing remark (615 chars)

    This craftsman style bungalow is so adorable! Lots of updates including refinished hardwood floors, new interior/exterior paint, newer roof, privacy fence, and updated landscaping. New stainless appliances in the kitchen with full price offer. Come check out this excellent deal before it's gone! Great location just blocks to downtown Independence, minutes to highways, shopping and restaurants. Very motivated sellers! Bring offers! Buyers agent to verify taxes & room sizes. Bring us a full price offer, and the sellers are willing to leave the high end, stainless, professional quality kitchen appliances!

13. 2016-01-15
    listed $74,899 Active 615-char remark

    Show marketing remark (615 chars)

    This craftsman style bungalow is so adorable! Lots of updates including refinished hardwood floors, new interior/exterior paint, newer roof, privacy fence, and updated landscaping. New stainless appliances in the kitchen with full price offer. Come check out this excellent deal before it's gone! Great location just blocks to downtown Independence, minutes to highways, shopping and restaurants. Very motivated sellers! Bring offers! Buyers agent to verify taxes & room sizes. Bring us a full price offer, and the sellers are willing to leave the high end, stainless, professional quality kitchen appliances!

14. 2012-12-05
    soldstatus
15. 2008-01-26
    listed $82,500
16. 2005-09-14
    soldstatus
17. 2005-07-22
    listed $63,000
18. 2002-10-21
    soldstatus
19. 2002-10-17
    soldstatus
20. 2002-08-08
    listed $84,999
21. 1998-05-01
    soldstatus
22. 1990-08-15
    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: $1,077 · $90/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$378/yr (+$31/mo · 35.0%)

ⓘ 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 ≥106°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: $15,050
• − Mortgage interest: −$8,402
• − Property taxes: −$1,077
• − Insurance: −$750
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$4,364
• Taxable loss: −$1,951
• Est. tax savings @ 24.0%: +$468
• After-tax cash flow: $1,091/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

+76.5% since first listed

19 events — show timeline

• 2026-05-20 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-18 Coming Soon $150,000 Heartland MLS as Distributed by MLS Grid
• 2016-12-01 Sold (Public Records) — Public Records
• 2016-11-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-10-17 Contingent — Heartland MLS as Distributed by MLS Grid
• 2016-10-07 Listed $72,500 Heartland MLS as Distributed by MLS Grid
• 2016-09-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2016-05-21 Relisted — Heartland MLS as Distributed by MLS Grid
• 2016-01-19 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2016-01-15 Listed $74,899 Heartland MLS as Distributed by MLS Grid
• 2012-12-05 Sold (Public Records) — Public Records
• 2008-01-26 Listed $82,500 Heartland MLS as Distributed by MLS Grid
• 2005-09-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-07-22 Listed $63,000 Heartland MLS as Distributed by MLS Grid
• 2002-10-21 Sold (Public Records) — Public Records
• 2002-10-17 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2002-08-08 Listed $84,999 Heartland MLS as Distributed by MLS Grid
• 1998-05-01 Sold (Public Records) — Public Records
• 1990-08-15 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,077 · +1.9% YoY. Source: county tax records.