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303 E Partridge Ave Unit G
D Composite 42.6
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).

  • ARV discount +15.0/15.0
  • Cash flow +7.2/30.0
  • 1% rule +5.3/10.0
  • Livability +4.1/5.0
  • Rent growth +3.8/5.0
  • Schools +3.5/10.0
  • Condition / age +2.2/5.0
  • DSCR +1.4/10.0
  • Appreciation +0.0/10.0

$125,000

303 E Partridge Ave Unit G · Independence, MO 64055
2 bd · 2.0 ba · 993 sqft · Condo · 82 Days on market
Built 1985 Fair condition Garage $126/sqft · 26% below area Est $169k · 26% under $328/mo HOA · 25% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

This Condo is a must see with two Large bedrooms, granite counter tops, with a beautiful view from the walk out terrace. The full bathroom is fully updated. The unit has a one car garage and a extra parking space in the parking lot. This unit has a storage unit in the basement. This unit is move in ready!

Key facts

  • Private deck
  • Pass-thru window
  • Gas fireplace

Tags

PRIVATE DECKUPDATED KITCHENPASS-THRU WINDOWGAS FIREPLACEBUILT-INSEN-SUITE BATHROOM

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 2-bed/2.0-bath condo listed at $125k. Condition is rated fair.

Deal economics

  • At list price, monthly cash flow is $-171 ($-2k/yr) — negative.
  • To cash-flow at today's rent, offer at most $100k (19.8% below list).
  • Meets the 1% rule at list price ($1k rent vs $125k).
  • Recommended offer: $100k (19.8% below list) — sets the bar for cash-flow.

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: Sycamore Hills Elem. (math 42% / reading 47%, grade F, #413 of 1,115 statewide, top 42%, 543 students, 55% FRL); Bridger Middle (math 32% / reading 38%, grade F, #240 of 391 statewide, top 62%, 770 students, 65% FRL); Truman High (math 18% / reading 34%, grade F, #430 of 521 statewide, top 83%, 1,662 students, 52% FRL) — zoned schools at 57% FRL track the district average.
  • Market conditions: Rents rising fast (+5.1%/yr); 387 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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).

Forward outlook

  • Local home prices are declining (-3.0%/yr); year-one equity from $864 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 82 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
  • 3 sale attempts since 28y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

  • Watch-outs: HOA is 25% of rent.
Recommended offer $100,264 (19.8% below list)

Questions for the listing agent

  1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
  2. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
  3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
  4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
  6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  8. 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?
  9. 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?
  10. 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.
  11. 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.
  12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

1% rule
1.03%
Cap rate
4.65%
Cash-on-cash
-5.86%
DSCR
0.74
GRM
8.1

CMA / ARV

ARV (median comp)
$169,288
List price
$125,000
Delta
-26.16%
Verdict
UNDERPRICED
Comps
18 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
1608 S Osage St 0.67mi 2/1.0 901 (-9%) 0mo $67,500 $75 49
937 S Pope Ave 1.17mi 3/2.0 (+1) 921 (-7%) 2mo $229,900 $250 46
947 S Washington St 1.15mi 3/1.0 (+1) 1,052 (+6%) 0mo $140,000 $133 46
15406 E 36th St S 1.07mi 3/1.0 (+1) 912 (-8%) 0mo $208,000 $228 42
1407 W 27th Ter S 1.28mi 2/1.0 888 (-11%) 1mo $175,000 $197 42
1403 W 27th Ter S 1.27mi 2/1.0 888 (-11%) 2mo $169,000 $190 42
14608 E 39th Terrace South N/A 1.15mi 3/1.0 (+1) 888 (-11%) 1mo $200,000 $225 37
1504 S Pollard Ave 0.88mi 3/2.0 (+1) 1,126 (+13%) 1mo $215,000 $191 37
1618 S Mccoy St 0.78mi 2/1.0 768 (-23%) 0mo $165,000 $215 36
1614 S Mccoy St 0.80mi 2/1.0 744 (-25%) 1mo $98,900 $133 35
1315 W 25th St S 1.34mi 3/2.0 (+1) 1,145 (+15%) 1mo $214,900 $188 34
12907 E Mccoy St 0.80mi 3/2.0 (+1) 1,184 (+19%) 1mo $190,000 $160 34

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
-22.8%
Equity multiple
0.20×
Total profit
$-28,148
Equity at exit
$18,638
10-year hold
IRR
-10.7%
Equity multiple
0.26×
Total profit
$-25,751
Equity at exit
$10,808

Cash invested: $35,000 (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.

Active competition Active MLS

For sale now
0 active · 2 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 64055

Rents YoY
5.1%
Active inventory
387
Price-to-rent
8.1×

Monthly cashflow live

Estimated rent
$1,292 high interval (Pro) →
Mortgage (P&I)
$656
Tax est. 1.5%
$156 /mo · $1,875/yr
Insurance
$52
HOA
$328
Vacancy / Maint / Mgmt
$271
Net cashflow
$-171

Break-even live

Break-even rent $1,509
Max offer price $100,264
Occupancy floor

Sensitivity live

Price -10% $-85 -5% $-128 +0% $-171 +5% $-214 +10% $-257
Rent -10% $-273 -5% $-222 +0% $-171 +5% $-120 +10% $-69
Rate -1.0pp $-108 -0.5pp $-139 base $-171 +0.5pp $-203 +1.0pp $-236

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
$31,250
Closing costs
$3,750
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 36 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
8061/2 E Devon St Independence, MO 2.0 1.0 824 $1,095 $1.33 71d 1 0.63mi
13863 E 35th Street Ct S Independence, MO 2.0 1.0 800 $1,400 $1.75 42d 1 0.67mi
13859 E 35th Street Ct S Unit C Independence, MO 2.0 1.0 800 $1,350 $1.69 42d 1 0.67mi
13861 E 35th Street Ct S Unit B Independence, MO 2.0 1.0 800 $1,300 $1.62 42d 1 0.67mi
3551 S Lynn St Unit 3551 Independence, MO 2.0 1.0 850 $899 $1.06 139d 1 0.75mi
1412 S Crane St Independence, MO 2.0 1.0 672 $1,195 $1.78 7d 1 0.80mi
1332 S Pleasant St Independence, MO 3.0 1.0 864 $1,250 $1.45 42d 1 0.90mi
1332 S Pleasant St Independence, MO 3.0 1.0 864 $1,350 $1.56 62d 1 0.90mi
515 W Southside Blvd Independence, MO 3.0 2.5 1102 $1,495 $1.36 58d 1 0.96mi
3612 Randall Dr Independence, MO 3.0 1.0 912 $1,590 $1.74 7d 1 0.98mi
1132 S Dodgion Ave Independence, MO 2.0 1.0 750 $1,150 $1.53 7d 1 1.01mi
3812 S Main St Independence, MO 3.0 1.0 1100 $1,695 $1.54 68d 1 1.04mi
1118 S Pope Ave Independence, MO 2.0 1.0 988 $1,195 $1.21 112d 1 1.08mi
1101 S Main St Unit B Independence, MO 2.0 1.0 895 $1,120 $1.25 83d 1 1.09mi
3913 S Lynn St Independence, MO 3.0 2.0 912 $1,525 $1.67 4d 1 1.10mi
1017 S Liberty St Independence, MO 2.0 1.0 748 $1,195 $1.60 7d 1 1.13mi
1003 S Hocker Ave Independence, MO 3.0 2.5 976 $1,295 $1.33 42d 1 1.14mi
912 E Stone St Independence, MO 1.0 1.0 800 $849 $1.06 112d 1 1.17mi
321 W South Ave Unit 8 Independence, MO 2.0 1.5 980 $1,750 $1.79 58d 1 1.20mi
321 W South Ave Unit 9 Independence, MO 2.0 1.5 980 $1,295 $1.32 139d 1 1.20mi
321 W South Ave Unit 11 Independence, MO 3.0 2.0 1000 $1,275 $1.27 117d 1 1.20mi
321 W South Ave Apt 3 Independence, MO 2.0 1.5 980 $1,195 $1.22 42d 1 1.20mi
3605 S Stayton Ave Independence, MO 3.0 2.0 1078 $1,631 $1.51 103d 1 1.20mi
3115 S Forest Ave Apt 3 Independence, MO 1.0 1.0 700 $999 $1.43 119d 1 1.25mi
3115 S Forest Ave Apt 1 Independence, MO 1.0 1.0 700 $999 $1.43 139d 1 1.25mi
13511 E 41st Ter S Independence, MO 3.0 2.0 925 $1,530 $1.65 119d 1 1.30mi
2905 S Lees Summit Rd Independence, MO 1.0–3.0 1.0–2.0 853 $1,343 $1.57 0d 32 1.32mi
702 W South Ave Unit 2 Independence, MO 2.0 1.0 800 $945 $1.18 0d 1 1.35mi
802 S Logan Ave Independence, MO 2.0 1.0 750 $1,100 $1.47 76d 1 1.38mi
16301 E 29th St S Independence, MO 1.0–2.0 1.0 718 $1,400 $1.95 4d 15 1.39mi
1013 W South Ave Unit 2 Independence, MO 2.0 1.0 617 $925 $1.50 7d 1 1.43mi
12502 E 40th St S Unit C Independence, MO 2.0 1.5 950 $975 $1.03 100d 1 1.47mi
12502 E 40th St S Unit F Independence, MO 1.0 1.0 750 $875 $1.17 93d 1 1.47mi
1601 W Sheley Rd Independence, MO 2.0 1.0 1000 $1,300 $1.30 68d 1 1.48mi
16428 E 29th Street Ct S Unit B Independence, MO 2.0 1.5 826 $1,277 $1.55 119d 1 1.49mi
12501 E 40th St S Independence, MO 2.0 1.5 950 $975 $1.03 4d 1 1.50mi

Property features AI

Finance

Other
Not in a flood plain
HOA & community
Bellevista Condominiums HOAMonthly association fee of $328HOA covers building exterior maintenance, lawn service, roof repair and replacement, snow removal, trash, water, parking, and insuranceStorage available through association

Exterior

Parking
Detached garage (1-car)Off-street parking
Utilities
Public waterPublic sewerCable available, high-speed internet available
Home design
Residential condominium (attached)Ranch floor planSingle-story living (main level primary bedroom)
Construction
Stucco exteriorComposition roof
Exterior features
DeckBalconyCity lot with zero lot linePaved road and public maintenanceAccessible approach with ramp

Interior

Kitchen
DishwasherDisposalMicrowaveRefrigeratorElectric rangeCeramic tile in kitchen
Bedrooms
2 bedrooms (both on the main level; main floor primary bedroom included)
Flooring
CarpetTileVinyl
Bathrooms
2 full bathroomsOne bathroom with shower-only configuration
Heating & cooling
Forced air heating (natural gas)Electric cooling
Interior features
Ceiling fansPantrySmart thermostatWindow coveringsLiving room fireplace (1)
Laundry & utility
Laundry located in hall

HOA detail $328/mo · $3,936/yr condo

Assessments
None detected in remarks — confirm with the listing agent.

Listing history 50 events

  1. 2026-09-24
    days on market $125,000 Active 82 DOM
  2. 2026-09-23
    days on market $125,000 Active 81 DOM
  3. 2026-09-22
    days on market $125,000 Active 80 DOM
  4. 2026-09-21
    days on market $125,000 Active 79 DOM
  5. 2026-09-20
    days on market $125,000 Active 78 DOM
  6. 2026-09-19
    days on market $125,000 Active 77 DOM
  7. 2026-09-18
    days on market $125,000 Active 76 DOM
  8. 2026-09-17
    days on market $125,000 Active 75 DOM
  9. 2026-09-16
    days on market $125,000 Active 74 DOM
  10. 2026-09-15
    days on market $125,000 Active 73 DOM
  11. 2026-09-14
    days on market $125,000 Active 72 DOM
  12. 2026-09-13
    days on market $125,000 Active 71 DOM
  13. 2026-09-12
    days on market $125,000 Active 70 DOM
  14. 2026-09-11
    days on market $125,000 Active 69 DOM
  15. 2026-09-05
    days on market $125,000 Active 63 DOM
  16. 2026-09-04
    days on market $125,000 Active 62 DOM
  17. 2026-09-03
    days on market $125,000 Active 61 DOM
  18. 2026-08-31
    days on market $125,000 Active 58 DOM
  19. 2026-08-29
    days on market $125,000 Active 56 DOM
  20. 2026-08-28
    days on market $125,000 Active 55 DOM
  21. 2026-08-27
    days on market $125,000 Active 54 DOM
  22. 2026-08-26
    days on market $125,000 Active 53 DOM
  23. 2026-08-25
    days on market $125,000 Active 52 DOM
  24. 2026-08-24
    days on market $125,000 Active 51 DOM
  25. 2026-08-23
    days on market $125,000 Active 50 DOM
  26. 2026-08-22
    days on market $125,000 Active 49 DOM
  27. 2026-08-21
    pricestatus $125,000 Active 48 DOM
  28. 2026-07-20
    statusdays on market $129,999 Pending 48 DOM
  29. 2026-07-18
    days on market $129,999 Active 47 DOM
  30. 2026-07-18
    days on market $129,999 Active 46 DOM
  31. 2026-07-16
    days on market $129,999 Active 45 DOM
  32. 2026-07-15
    days on market $129,999 Active 44 DOM
  33. 2026-07-14
    days on market $129,999 Active 43 DOM
  34. 2026-07-13
    days on market $129,999 Active 42 DOM
  35. 2026-07-13
    days on market $129,999 Active 41 DOM
  36. 2026-07-11
    days on market $129,999 Active 40 DOM
  37. 2026-07-10
    days on market $129,999 Active 39 DOM
  38. 2026-07-09
    days on market $129,999 Active 38 DOM
  39. 2026-07-07
    days on market $129,999 Active 36 DOM
  40. 2026-07-06
    days on market $129,999 Active 35 DOM
  41. 2026-07-05
    days on market $129,999 Active 34 DOM
  42. 2026-07-03
    days on market $129,999 Active 32 DOM
  43. 2026-07-02
    days on market $129,999 Active 31 DOM
  44. 2026-07-01
    days on market $129,999 Active 30 DOM
  45. 2026-06-30
    days on market $129,999 Active 29 DOM
  46. 2026-06-29
    days on market $129,999 Active 28 DOM
  47. 2026-06-28
    days on market $129,999 Active 27 DOM
  48. 2026-06-27
    days on market $129,999 Active 26 DOM
  49. 2026-06-27
    pricedays on market $129,999 Active 25 DOM
  50. 2026-06-25
    days on market $135,000 Active 23 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 3 unhealthy d/yr today · 3 by 30 yrs out

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$15,507
− Mortgage interest
−$7,002
− Property taxes
−$1,875
− Insurance
−$625
− Repairs & maintenance
−$1,241
− Management
−$1,241
− HOA
−$3,936
− Depreciation
−$3,636
Taxable loss
−$4,048
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$972
After-tax cash flow
$-1,080/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.

Condition & rehab AI · 12 photos

Fair 45/100 Cosmetic rehab Est. rehab $4,965–$14,895 screening

This move-in ready condo requires moderate repairs and maintenance to improve its condition and value.

Repairs flagged

  • Minor kitchen cabinets — slight wear
  • Minor bathroom walls — some discoloration
  • Major flooring — visible wear and tear

Value-add opportunities

  • Resale paint interior walls — fresh paint enhances curb appeal
  • Rental replace carpeting — new flooring improves tenant satisfaction
  • Both update bathrooms — modernizing bathrooms increases both resale and rental value

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 35/100

Zoned Schools

Elementary Sycamore Hills Elem. F MO #413/1,115 Nat'l #16,061/41,679 Middle Bridger Middle F MO #240/391 Nat'l #7,460/14,009 High Truman High F MO #430/521 Nat'l #12,251/17,239

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
A Composite livability gradescore 82/100

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 · 719,589 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
12% of renters

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

Price history

+71.1% since first listed
7 events — show timeline
  • 2026-06-26 Price Changed $129,999 Heartland MLS as Distributed by MLS Grid
  • 2026-06-01 Listed $135,000 Heartland MLS as Distributed by MLS Grid
  • 2019-06-20 Sold (MLS) Heartland MLS as Distributed by MLS Grid
  • 2019-05-23 Pending Heartland MLS as Distributed by MLS Grid
  • 2019-05-20 Listed $92,500 Heartland MLS as Distributed by MLS Grid
  • 1998-09-25 Sold (MLS) Heartland MLS as Distributed by MLS Grid
  • 1998-07-29 Listed $76,000 Heartland MLS as Distributed by MLS Grid

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…