112 N Ash Ave · Independence, MO 64053

$124,900

3 bd · 1.5 ba · 1,724 sqft · SingleFamily public records · 6 Days on market

Built 1920 6,098 sqft lot Est $174k · 28% under

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Why this score? — see what drove the A- 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 +27.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.6/10.0
• 1% rule +6.8/10.0
• Livability +4.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great little bungalow on corner lot. Cute front porch with swing. Detached 2 car garage. Living room has a lot of character with fireplace, nice woodwork, wood floors. 3 bedrooms with bath on main level. Basement has it's own walk-out entrance and has a partially finished space and a full bath * Shower has not worked in a few years. Make this home your own! Seller is selling as-is, no repairs, that is the reason for the low listing price.

Key facts

• Flexible space
• Easy access
• Natural light

Tags

• CORNER LOT
• OUTDOOR SPACE
• NATURAL LIGHT
• FUNCTIONAL LAYOUT
• FLEXIBLE SPACE
• EASY ACCESS

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Detached 2-car garage
• Utilities: City/Public water (verify); Public sewer
• Home design: Single-family residence; Bungalow floor plan; Residential property
• Construction: Vinyl siding; Composition roof; 76–100 years old
• Exterior features: Level lot

Interior

• Kitchen: Ceramic tile kitchen; Electric range
• Bedrooms: 3 bedrooms (all on the first level)
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heat; Electric cooling
• Interior features: Fireplace in the living room; Basement (other)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 9.8% 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: 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: Fairmount Elem. (math 27% / reading 37%, grade F, #761 of 1,115 statewide, top 72%, 312 students, 82% FRL); Van Horn High (math 13% / reading 27%, grade F, #472 of 521 statewide, top 91%, 1,047 students, 72% FRL) — zoned schools average 77% FRL vs 58% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 45 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 37% 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 $13k of equity ($864 loan paydown + $12k 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 $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 8y 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

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: 1.18% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.70%
• DSCR: 1.56
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $174,124
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 N Home Ave	0.19mi	4/2.0 (+1)	1,750 (+2%)	7mo	$149,900	$86	76
309 N Cedar Ave	0.27mi	3/2.0	1,550 (-10%)	1mo	$272,000	$175	68
528 S Hardy Ave	0.42mi	3/2.0	1,607 (-7%)	2mo	$180,000	$112	66
108 S Hardy Ave	0.10mi	3/1.5	1,472 (-15%)	10mo	$130,000	$88	63
9822 E Independence Ave	0.56mi	4/2.0 (+1)	1,680 (-3%)	2mo	$108,000	$64	61
212 S High St	0.67mi	3/2.0	1,660 (-4%)	3mo	$219,000	$132	58
620 S Huttig Ave	0.65mi	4/2.0 (+1)	1,744 (+1%)	4mo	$225,000	$129	58
735 S Hawthorne Ave	0.73mi	4/1.5 (+1)	1,613 (-6%)	3mo	$179,000	$111	48
522 S Ralston St	0.50mi	2/1.0 (-1)	1,524 (-12%)	7mo	$140,000	$92	44
11209 Chicago Ave	0.69mi	4/2.0 (+1)	1,884 (+9%)	2mo	$190,000	$101	44
644 S Lake Dr	0.69mi	3/2.0	1,500 (-13%)	1mo	$95,000	$63	43
803 S Cedar Ave	0.72mi	2/1.0 (-1)	1,554 (-10%)	4mo	$95,000	$61	40

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: 33.6%
• Equity multiple: 3.62×
• Total profit: $91,570
• Equity at exit: $112,520

10-year hold

• IRR: 29.0%
• Equity multiple: 8.18×
• Total profit: $251,078
• Equity at exit: $242,653

Cash invested: $34,972 (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: 45
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,469 high
• Mortgage (P&I): −$655
• Tax from tax record: −$83 /mo · $998/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $370

Break-even live

Break-even rent $1,000

Max offer price $124,900

Occupancy floor 70%

Sensitivity live

Price	-10% $441	-5% $405	+0% $370	+5% $335	+10% $299
Rent	-10% $254	-5% $312	+0% $370	+5% $428	+10% $486
Rate	-1.0pp $433	-0.5pp $402	base $370	+0.5pp $338	+1.0pp $305

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10622 E Scarritt Ave Sugar Creek, MO	4.0	1.0	1560	$1,445	$0.93	44d	1	0.31mi
100 S Oxford Ave Independence, MO	3.0	2.0	1141	$1,425	$1.25	45d	1	0.60mi
554 S Arlington Ave Independence, MO	4.0	1.0	1161	$1,395	$1.20	15d	1	0.61mi
576 S Oxford Ave Independence, MO	3.0	2.0	1098	$1,400	$1.28	44d	1	0.77mi
600 S Glenwood Ave Unit G Independence, MO	4.0	2.0	1600	$1,675	$1.05	44d	1	0.81mi
600 S Glenwood Ave Unit G-2 Independence, MO	3.0	2.0	1600	$1,650	$1.03	22d	1	0.81mi
10104 E Golf Ave Independence, MO	3.0	2.0	1205	$1,395	$1.16	15d	1	0.84mi
11500 E Anderson St Independence, MO	3.0	2.0	1200	$1,599	$1.33	18d	1	0.88mi
11323 E Thompson St Sugar Creek, MO	3.0	2.5	1794	$1,800	$1.00	13d	1	0.95mi
1109 S Appleton Ave Independence, MO	3.0	2.0	1200	$1,195	$1.00	17d	1	1.05mi
182 Novak St Sugar Creek, MO	3.0	2.0	1350	$1,800	$1.33	18d	1	1.06mi
1138 S Glenwood Ave Independence, MO	2.0	1.0	1180	$1,095	$0.93	20d	1	1.17mi
1425 S Northern Blvd Independence, MO	3.0	1.5	1275	$1,200	$0.94	8d	1	1.36mi

Listing history 15 events

1. 2026-05-01
   status Pending
2. 2026-04-24
   listed $124,900 Active
3. 2021-02-08
   soldstatus
4. 2021-02-02
   status Pending 444-char remark

   Show marketing remark (444 chars)

   Great little bungalow on corner lot. Cute front porch with swing. Detached 2 car garage. Living room has a lot of character with fireplace, nice woodwork, wood floors. 3 bedrooms with bath on main level. Basement has it's own walk-out entrance and has a partially finished space and a full bath * Shower has not worked in a few years. Make this home your own! Seller is selling as-is, no repairs, that is the reason for the low listing price.

5. 2021-01-28
   soldstatus Closed 444-char remark

   Show marketing remark (444 chars)

   Great little bungalow on corner lot. Cute front porch with swing. Detached 2 car garage. Living room has a lot of character with fireplace, nice woodwork, wood floors. 3 bedrooms with bath on main level. Basement has it's own walk-out entrance and has a partially finished space and a full bath * Shower has not worked in a few years. Make this home your own! Seller is selling as-is, no repairs, that is the reason for the low listing price.

6. 2021-01-19
   status Active 444-char remark

   Show marketing remark (444 chars)

   Great little bungalow on corner lot. Cute front porch with swing. Detached 2 car garage. Living room has a lot of character with fireplace, nice woodwork, wood floors. 3 bedrooms with bath on main level. Basement has it's own walk-out entrance and has a partially finished space and a full bath * Shower has not worked in a few years. Make this home your own! Seller is selling as-is, no repairs, that is the reason for the low listing price.

7. 2021-01-16
   status Pending 444-char remark

   Show marketing remark (444 chars)

   Great little bungalow on corner lot. Cute front porch with swing. Detached 2 car garage. Living room has a lot of character with fireplace, nice woodwork, wood floors. 3 bedrooms with bath on main level. Basement has it's own walk-out entrance and has a partially finished space and a full bath * Shower has not worked in a few years. Make this home your own! Seller is selling as-is, no repairs, that is the reason for the low listing price.

8. 2021-01-13
   price $70,000 444-char remark

   Show marketing remark (444 chars)

   Great little bungalow on corner lot. Cute front porch with swing. Detached 2 car garage. Living room has a lot of character with fireplace, nice woodwork, wood floors. 3 bedrooms with bath on main level. Basement has it's own walk-out entrance and has a partially finished space and a full bath * Shower has not worked in a few years. Make this home your own! Seller is selling as-is, no repairs, that is the reason for the low listing price.

9. 2021-01-11
   status Active 444-char remark

   Show marketing remark (444 chars)

   Great little bungalow on corner lot. Cute front porch with swing. Detached 2 car garage. Living room has a lot of character with fireplace, nice woodwork, wood floors. 3 bedrooms with bath on main level. Basement has it's own walk-out entrance and has a partially finished space and a full bath * Shower has not worked in a few years. Make this home your own! Seller is selling as-is, no repairs, that is the reason for the low listing price.

10. 2020-12-27
    status Pending 444-char remark

    Show marketing remark (444 chars)

    Great little bungalow on corner lot. Cute front porch with swing. Detached 2 car garage. Living room has a lot of character with fireplace, nice woodwork, wood floors. 3 bedrooms with bath on main level. Basement has it's own walk-out entrance and has a partially finished space and a full bath * Shower has not worked in a few years. Make this home your own! Seller is selling as-is, no repairs, that is the reason for the low listing price.

11. 2020-12-23
    listed $75,000 Active 444-char remark

    Show marketing remark (444 chars)

    Great little bungalow on corner lot. Cute front porch with swing. Detached 2 car garage. Living room has a lot of character with fireplace, nice woodwork, wood floors. 3 bedrooms with bath on main level. Basement has it's own walk-out entrance and has a partially finished space and a full bath * Shower has not worked in a few years. Make this home your own! Seller is selling as-is, no repairs, that is the reason for the low listing price.

12. 2018-07-09
    soldstatus
13. 2018-07-05
    soldstatus Sold 427-char remark

    Show marketing remark (427 chars)

    CLASSIC CHARMING BUNGALOW features custom built-ins, oak wood floors, and warm brick fireplace! The covered front porch, and side patio complement the ample parking and detached 3-car garage - alley-accessible. Spacious walkout basement features potential living space and bathroom! The bustling neighborhood is tree-lined while convenient location near shopping, and entertainment are a highlight for tenants, or owner occupy.

14. 2018-06-07
    historical Contingent - Accepting Backup Offers 427-char remark

    Show marketing remark (427 chars)

    CLASSIC CHARMING BUNGALOW features custom built-ins, oak wood floors, and warm brick fireplace! The covered front porch, and side patio complement the ample parking and detached 3-car garage - alley-accessible. Spacious walkout basement features potential living space and bathroom! The bustling neighborhood is tree-lined while convenient location near shopping, and entertainment are a highlight for tenants, or owner occupy.

15. 2018-05-07
    listed $50,000 Active 427-char remark

    Show marketing remark (427 chars)

    CLASSIC CHARMING BUNGALOW features custom built-ins, oak wood floors, and warm brick fireplace! The covered front porch, and side patio complement the ample parking and detached 3-car garage - alley-accessible. Spacious walkout basement features potential living space and bathroom! The bustling neighborhood is tree-lined while convenient location near shopping, and entertainment are a highlight for tenants, or owner occupy.

ⓘ 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: $998 · $83/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$214/yr (+$18/mo · 21.4%)

ⓘ 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: $17,624
• − Mortgage interest: −$6,996
• − Property taxes: −$998
• − Insurance: −$624
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$3,633
• Taxable income: $2,552
• Est. tax owed @ 24.0%: −$612
• After-tax cash flow: $3,828/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

+149.8% since first listed

15 events — show timeline

• 2026-05-01 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-24 Listed $124,900 Heartland MLS as Distributed by MLS Grid
• 2021-02-08 Sold (Public Records) — Public Records
• 2021-02-02 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-01-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-01-19 Relisted — Heartland MLS as Distributed by MLS Grid
• 2021-01-16 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-01-13 Price Changed $70,000 Heartland MLS as Distributed by MLS Grid
• 2021-01-11 Relisted — Heartland MLS as Distributed by MLS Grid
• 2020-12-27 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-12-23 Listed $75,000 Heartland MLS as Distributed by MLS Grid
• 2018-07-09 Sold (Public Records) — Public Records
• 2018-07-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-06-07 Contingent — Heartland MLS as Distributed by MLS Grid
• 2018-05-07 Listed $50,000 Heartland MLS as Distributed by MLS Grid

Property tax history

-0.4%/yr

Latest (2025): $998 · +18.0% YoY. Source: county tax records.