1921 S Ash Ave · Independence, MO 64052

$165,000

2 bd · 2.0 ba · 1,230 sqft · MultiFamily public records · 39 Days on market

Built 1955 6,667 sqft lot Est $207k · 20% under

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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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.4/10.0
• Livability +4.1/5.0
• Rent growth +3.9/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investor or owner occupant, here's your chance to seize a lucrative opportunity with this charming small duplex! Unit A is currently leased, ensuring instant income flow, while Unit B awaits your personal touch or tenant selection. Recent renovations have refreshed both units, boasting a brand new roof with a single layer and updated electrical systems, including buried lines for enhanced safety. Unit A shines with a new furnace, air conditioner, and water heater, ensuring comfort and efficiency, while Unit B features a new water heater and newer furnace and air conditioning system. Plus, the windows were replaced in 2011 with high-quality, name-brand windows. Inside, discover spacious accommodations with ample storage, including huge closets in the hall and bedrooms, complete with deep upper storage. While laundry facilities are not currently within the units, individual hookups in the basement offer potential convenience, though access is restricted by the current owner for additional storage for materials. Though the property requires exterior and major foundation repairs, the pricing reflects its current condition. Upon completion of foundation repairs, the basement could be transformed into additional square footage, common area, or storage space, enhancing the property's value even further. Please respect the privacy of the Unit A tenant. By law, 24-hour notice will be required with serious interest only. Showings for the occupied unit are to be scheduled on specific days to facilitate multiple buyer viewings at once. Available for showings immediately, Unit B mirrors Unit A in appearance and potential. Sqft is estimated, buyers are encouraged to verify. Don't miss out on this incredible opportunity to invest in or occupy a well-appointed duplex with endless possibilities!

Key facts

• 6,667 sq ft lot
• 4 parking spots
• Built 1955

Property features AI

Finance

• Other: Located inside city limits; Zoned residential
• Financial info: Gross income reported as $17,400; Operating expenses include maintenance, insurance, and real estate tax
• HOA & community: No association fees

Exterior

• Parking: Off‑street parking for 4 vehicles
• Utilities: Public water; Public sewer; 100 amp electric service; Separate meters for units
• Home design: Duplex (residential income property); Single story
• Construction: Cedar and concrete construction; Composition roof
• Exterior features: Front porch; Paved road access; Public maintenance for road

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: One‑bedroom units (two units total)
• Bathrooms: One bathroom per unit
• Heating & cooling: Natural gas heating; Electric cooling; Multi‑unit heat/air with separate meters
• Interior features: Refrigerator; Electric range
• Laundry & utility: Laundry located in the basement; Hot water heater in units

🏷️ Possibly a rental listed for sale. The $165,000 price doesn't fit this home's estimated sale value (~$207,192) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1.0-bath units multifamily listed at $165k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive. Per door: $179/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: Abraham Mallinson Elementary (math 20% / reading 34%, grade F, #850 of 1,115 statewide, top 78%, 272 students, 80% FRL); Clifford H. Nowlin Middle (math 13% / reading 29%, grade F, #342 of 391 statewide, top 88%, 875 students, 80% 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: Rents rising fast (+5.4%/yr); 135 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 35% of the median local income ($59k/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 $5k 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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.30%
• DSCR: 1.41
• GRM: 8.0

CMA / ARV

• ARV (median comp): $207,192
• List price: $165,000
• Delta: -20.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.43% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $333
• Equity at exit: $24,602

10-year hold

• IRR: 12.0%
• Equity multiple: 2.04×
• Total profit: $48,038
• Equity at exit: $14,266

Cash invested: $46,200 (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 64052

• Home prices YoY: -34.6%
• Rents YoY: 5.4%
• Active inventory: 135
• Price-to-rent: 16.0×

Monthly cashflow live

• Estimated rent: $1,723 high
• Mortgage (P&I): −$865
• Tax from tax record: −$69 /mo · $827/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $358

Break-even live

Break-even rent $1,270

Max offer price $165,000

Occupancy floor 74%

Sensitivity live

Price	-10% $452	-5% $405	+0% $358	+5% $311	+10% $265
Rent	-10% $222	-5% $290	+0% $358	+5% $426	+10% $494
Rate	-1.0pp $441	-0.5pp $400	base $358	+0.5pp $315	+1.0pp $272

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,724
Total (2 units)			$1,723

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10323 E 20th St S Independence, MO	3.0	1.0	936	$1,400	$1.50	45d	1	0.15mi
1712 S Ash Ave Unit 1714-3 Independence, MO	2.0	1.0	700	$895	$1.28	25d	1	0.21mi
1712 S Ash Ave Independence, MO	2.0	1.0	800	$945	$1.18	45d	1	0.21mi
10714 E 19th St S Independence, MO	2.0	1.0	1010	$895	$0.89	4d	1	0.24mi
10119 E Winner Rd Unit 2 Independence, MO	1.0	1.0	1000	$1,045	$1.04	22d	1	0.27mi
10817 E 19th Ter S Independence, MO	3.0	1.0	1428	$1,801	$1.26	17d	1	0.37mi
2222 S Overton Ave Independence, MO	2.0	1.0	800	$1,025	$1.28	22d	1	0.49mi
1425 S Northern Blvd Independence, MO	3.0	1.5	1275	$1,200	$0.94	9d	1	0.51mi
2256 S Sterling Ave Independence, MO	3.0	1.5	1284	$1,399	$1.09	17d	1	0.61mi
1810 S Vermont Ave Independence, MO	2.0	1.0	950	$948	$1.00	45d	1	0.72mi
2503 S Crescent Ave Independence, MO	2.0	2.0	864	$1,295	$1.50	17d	1	0.75mi
10604 E 26th St S Independence, MO	3.0	1.0	1068	$1,610	$1.51	9d	1	0.75mi
1109 S Appleton Ave Independence, MO	3.0	2.0	1200	$1,195	$1.00	17d	1	0.77mi
10522 E 10th St S Independence, MO	2.0	1.0	1020	$1,099	$1.08	25d	1	0.78mi
10561 E Lake Dr Independence, MO	2.0	1.0	800	$1,000	$1.25	45d	1	0.81mi
9613 E 25th Ter S Independence, MO	3.0	1.0	1214	$1,545	$1.27	25d	1	0.84mi
10104 E Golf Ave Independence, MO	3.0	2.0	1205	$1,395	$1.16	16d	1	0.92mi
1138 S Glenwood Ave Independence, MO	2.0	1.0	1180	$1,095	$0.93	21d	1	0.92mi
9528 E Winner Rd Independence, MO	1.0–3.0	1.0	730	$999	$1.37	45d	1	0.92mi
11709 E Winner Rd Independence, MO	3.0	1.5	1300	$1,195	$0.92	17d	1	0.99mi
11616 E 16th St S Independence, MO	2.0	1.0	1016	$1,125	$1.11	45d	1	1.01mi
2702 S Glenwood Ave Independence, MO	3.0	1.0	1056	$1,555	$1.47	25d	1	1.10mi
2912 Englewood Ter Independence, MO	3.0	2.0	792	$1,399	$1.77	17d	1	1.29mi
600 S Glenwood Ave Unit I Independence, MO	1.0	1.0	700	$695	$0.99	45d	1	1.29mi
600 S Glenwood Ave Unit F Independence, MO	2.0	1.0	750	$995	$1.33	21d	1	1.30mi
523 S Crysler Ave Unit A Independence, MO	2.0	1.0	900	$650	$0.72	25d	1	1.30mi
576 S Oxford Ave Independence, MO	3.0	2.0	1098	$1,400	$1.28	45d	1	1.39mi
11601 E US Highway 24 Apt DA Independence, MO	2.0	1.0	900	$1,400	$1.56	45d	1	1.45mi
724 S Grand Ave Independence, MO	2.0	2.0	1000	$1,149	$1.15	45d	1	1.46mi

Listing history 36 events

1. 2026-06-21
   days on market $165,000 Active 39 DOM
2. 2026-06-18
   days on market $165,000 Active 36 DOM
3. 2026-06-17
   days on market $165,000 Active 35 DOM
4. 2026-06-16
   days on market $165,000 Active 34 DOM
5. 2026-06-15
   days on market $165,000 Active 33 DOM
6. 2026-06-13
   days on market $165,000 Active 31 DOM
7. 2026-06-09
   days on market $165,000 Active 27 DOM
8. 2026-06-08
   days on market $165,000 Active 26 DOM
9. 2026-06-07
   days on market $165,000 Active 25 DOM
10. 2026-06-05
    remarks 699-char remark
11. 2026-06-05
    pricedays on market $165,000 Active 22 DOM
12. 2026-06-03
    days on market $175,000 Active 21 DOM
13. 2026-06-02
    days on market $175,000 Active 20 DOM
14. 2026-06-01
    days on market $175,000 Active 19 DOM
15. 2026-05-31
    days on market $175,000 Active 18 DOM
16. 2026-05-14
    listed $175,000 Active 707-char remark
17. 2026-05-11
    historical $175,000 707-char remark
18. 2024-08-14
    soldstatus Closed 1809-char remark

    Show marketing remark (1809 chars)

    Investor or owner occupant, here's your chance to seize a lucrative opportunity with this charming small duplex! Unit A is currently leased, ensuring instant income flow, while Unit B awaits your personal touch or tenant selection. Recent renovations have refreshed both units, boasting a brand new roof with a single layer and updated electrical systems, including buried lines for enhanced safety. Unit A shines with a new furnace, air conditioner, and water heater, ensuring comfort and efficiency, while Unit B features a new water heater and newer furnace and air conditioning system. Plus, the windows were replaced in 2011 with high-quality, name-brand windows. Inside, discover spacious accommodations with ample storage, including huge closets in the hall and bedrooms, complete with deep upper storage. While laundry facilities are not currently within the units, individual hookups in the basement offer potential convenience, though access is restricted by the current owner for additional storage for materials. Though the property requires exterior and major foundation repairs, the pricing reflects its current condition. Upon completion of foundation repairs, the basement could be transformed into additional square footage, common area, or storage space, enhancing the property's value even further. Please respect the privacy of the Unit A tenant. By law, 24-hour notice will be required with serious interest only. Showings for the occupied unit are to be scheduled on specific days to facilitate multiple buyer viewings at once. Available for showings immediately, Unit B mirrors Unit A in appearance and potential. Sqft is estimated, buyers are encouraged to verify. Don't miss out on this incredible opportunity to invest in or occupy a well-appointed duplex with endless possibilities!

19. 2024-05-20
    historical Active Under Contract 1809-char remark

    Show marketing remark (1809 chars)

    Investor or owner occupant, here's your chance to seize a lucrative opportunity with this charming small duplex! Unit A is currently leased, ensuring instant income flow, while Unit B awaits your personal touch or tenant selection. Recent renovations have refreshed both units, boasting a brand new roof with a single layer and updated electrical systems, including buried lines for enhanced safety. Unit A shines with a new furnace, air conditioner, and water heater, ensuring comfort and efficiency, while Unit B features a new water heater and newer furnace and air conditioning system. Plus, the windows were replaced in 2011 with high-quality, name-brand windows. Inside, discover spacious accommodations with ample storage, including huge closets in the hall and bedrooms, complete with deep upper storage. While laundry facilities are not currently within the units, individual hookups in the basement offer potential convenience, though access is restricted by the current owner for additional storage for materials. Though the property requires exterior and major foundation repairs, the pricing reflects its current condition. Upon completion of foundation repairs, the basement could be transformed into additional square footage, common area, or storage space, enhancing the property's value even further. Please respect the privacy of the Unit A tenant. By law, 24-hour notice will be required with serious interest only. Showings for the occupied unit are to be scheduled on specific days to facilitate multiple buyer viewings at once. Available for showings immediately, Unit B mirrors Unit A in appearance and potential. Sqft is estimated, buyers are encouraged to verify. Don't miss out on this incredible opportunity to invest in or occupy a well-appointed duplex with endless possibilities!

20. 2024-05-04
    price $155,000 1809-char remark

    Show marketing remark (1809 chars)

    Investor or owner occupant, here's your chance to seize a lucrative opportunity with this charming small duplex! Unit A is currently leased, ensuring instant income flow, while Unit B awaits your personal touch or tenant selection. Recent renovations have refreshed both units, boasting a brand new roof with a single layer and updated electrical systems, including buried lines for enhanced safety. Unit A shines with a new furnace, air conditioner, and water heater, ensuring comfort and efficiency, while Unit B features a new water heater and newer furnace and air conditioning system. Plus, the windows were replaced in 2011 with high-quality, name-brand windows. Inside, discover spacious accommodations with ample storage, including huge closets in the hall and bedrooms, complete with deep upper storage. While laundry facilities are not currently within the units, individual hookups in the basement offer potential convenience, though access is restricted by the current owner for additional storage for materials. Though the property requires exterior and major foundation repairs, the pricing reflects its current condition. Upon completion of foundation repairs, the basement could be transformed into additional square footage, common area, or storage space, enhancing the property's value even further. Please respect the privacy of the Unit A tenant. By law, 24-hour notice will be required with serious interest only. Showings for the occupied unit are to be scheduled on specific days to facilitate multiple buyer viewings at once. Available for showings immediately, Unit B mirrors Unit A in appearance and potential. Sqft is estimated, buyers are encouraged to verify. Don't miss out on this incredible opportunity to invest in or occupy a well-appointed duplex with endless possibilities!

21. 2024-04-23
    listed $165,000 Active 1809-char remark

    Show marketing remark (1809 chars)

    Investor or owner occupant, here's your chance to seize a lucrative opportunity with this charming small duplex! Unit A is currently leased, ensuring instant income flow, while Unit B awaits your personal touch or tenant selection. Recent renovations have refreshed both units, boasting a brand new roof with a single layer and updated electrical systems, including buried lines for enhanced safety. Unit A shines with a new furnace, air conditioner, and water heater, ensuring comfort and efficiency, while Unit B features a new water heater and newer furnace and air conditioning system. Plus, the windows were replaced in 2011 with high-quality, name-brand windows. Inside, discover spacious accommodations with ample storage, including huge closets in the hall and bedrooms, complete with deep upper storage. While laundry facilities are not currently within the units, individual hookups in the basement offer potential convenience, though access is restricted by the current owner for additional storage for materials. Though the property requires exterior and major foundation repairs, the pricing reflects its current condition. Upon completion of foundation repairs, the basement could be transformed into additional square footage, common area, or storage space, enhancing the property's value even further. Please respect the privacy of the Unit A tenant. By law, 24-hour notice will be required with serious interest only. Showings for the occupied unit are to be scheduled on specific days to facilitate multiple buyer viewings at once. Available for showings immediately, Unit B mirrors Unit A in appearance and potential. Sqft is estimated, buyers are encouraged to verify. Don't miss out on this incredible opportunity to invest in or occupy a well-appointed duplex with endless possibilities!

22. 2021-02-05
    soldstatus
23. 2021-02-04
    soldstatus Closed

    Show marketing remark (583 chars)

    Both sides leased! One side $550.00, One side $500.00. Unit A rehabbed 5 years ago, Unit B has not been rehabbed. Updated Electrical with lines buried. 2 Newer furnaces, 2 Newer HWH, & 1 newer A/C, Windows replaced 2011. Huge closets in Hall and BR with deep upper storage. Potential Ext work needed & Possible roof needs to be replaced. Selling "In It's Present Condition" Seller will make no repairs! This property has been a great income producer for the Owner. Tenant A has been there 4 years. Tenant B's Yearly Lease ends Dec 31 and wants another Lease.

24. 2021-01-10
    historical Active Under Contract

    Show marketing remark (583 chars)

    Both sides leased! One side $550.00, One side $500.00. Unit A rehabbed 5 years ago, Unit B has not been rehabbed. Updated Electrical with lines buried. 2 Newer furnaces, 2 Newer HWH, & 1 newer A/C, Windows replaced 2011. Huge closets in Hall and BR with deep upper storage. Potential Ext work needed & Possible roof needs to be replaced. Selling "In It's Present Condition" Seller will make no repairs! This property has been a great income producer for the Owner. Tenant A has been there 4 years. Tenant B's Yearly Lease ends Dec 31 and wants another Lease.

25. 2021-01-04
    price $69,900

    Show marketing remark (583 chars)

    Both sides leased! One side $550.00, One side $500.00. Unit A rehabbed 5 years ago, Unit B has not been rehabbed. Updated Electrical with lines buried. 2 Newer furnaces, 2 Newer HWH, & 1 newer A/C, Windows replaced 2011. Huge closets in Hall and BR with deep upper storage. Potential Ext work needed & Possible roof needs to be replaced. Selling "In It's Present Condition" Seller will make no repairs! This property has been a great income producer for the Owner. Tenant A has been there 4 years. Tenant B's Yearly Lease ends Dec 31 and wants another Lease.

26. 2020-12-18
    status Active

    Show marketing remark (583 chars)

    Both sides leased! One side $550.00, One side $500.00. Unit A rehabbed 5 years ago, Unit B has not been rehabbed. Updated Electrical with lines buried. 2 Newer furnaces, 2 Newer HWH, & 1 newer A/C, Windows replaced 2011. Huge closets in Hall and BR with deep upper storage. Potential Ext work needed & Possible roof needs to be replaced. Selling "In It's Present Condition" Seller will make no repairs! This property has been a great income producer for the Owner. Tenant A has been there 4 years. Tenant B's Yearly Lease ends Dec 31 and wants another Lease.

27. 2020-12-11
    historical Active Under Contract

    Show marketing remark (583 chars)

    Both sides leased! One side $550.00, One side $500.00. Unit A rehabbed 5 years ago, Unit B has not been rehabbed. Updated Electrical with lines buried. 2 Newer furnaces, 2 Newer HWH, & 1 newer A/C, Windows replaced 2011. Huge closets in Hall and BR with deep upper storage. Potential Ext work needed & Possible roof needs to be replaced. Selling "In It's Present Condition" Seller will make no repairs! This property has been a great income producer for the Owner. Tenant A has been there 4 years. Tenant B's Yearly Lease ends Dec 31 and wants another Lease.

28. 2020-11-16
    price $75,000

    Show marketing remark (583 chars)

    Both sides leased! One side $550.00, One side $500.00. Unit A rehabbed 5 years ago, Unit B has not been rehabbed. Updated Electrical with lines buried. 2 Newer furnaces, 2 Newer HWH, & 1 newer A/C, Windows replaced 2011. Huge closets in Hall and BR with deep upper storage. Potential Ext work needed & Possible roof needs to be replaced. Selling "In It's Present Condition" Seller will make no repairs! This property has been a great income producer for the Owner. Tenant A has been there 4 years. Tenant B's Yearly Lease ends Dec 31 and wants another Lease.

29. 2020-11-07
    status Active

    Show marketing remark (583 chars)

    Both sides leased! One side $550.00, One side $500.00. Unit A rehabbed 5 years ago, Unit B has not been rehabbed. Updated Electrical with lines buried. 2 Newer furnaces, 2 Newer HWH, & 1 newer A/C, Windows replaced 2011. Huge closets in Hall and BR with deep upper storage. Potential Ext work needed & Possible roof needs to be replaced. Selling "In It's Present Condition" Seller will make no repairs! This property has been a great income producer for the Owner. Tenant A has been there 4 years. Tenant B's Yearly Lease ends Dec 31 and wants another Lease.

30. 2020-11-03
    historical Active Under Contract

    Show marketing remark (583 chars)

    Both sides leased! One side $550.00, One side $500.00. Unit A rehabbed 5 years ago, Unit B has not been rehabbed. Updated Electrical with lines buried. 2 Newer furnaces, 2 Newer HWH, & 1 newer A/C, Windows replaced 2011. Huge closets in Hall and BR with deep upper storage. Potential Ext work needed & Possible roof needs to be replaced. Selling "In It's Present Condition" Seller will make no repairs! This property has been a great income producer for the Owner. Tenant A has been there 4 years. Tenant B's Yearly Lease ends Dec 31 and wants another Lease.

31. 2020-10-29
    listed $79,000 Active

    Show marketing remark (583 chars)

    Both sides leased! One side $550.00, One side $500.00. Unit A rehabbed 5 years ago, Unit B has not been rehabbed. Updated Electrical with lines buried. 2 Newer furnaces, 2 Newer HWH, & 1 newer A/C, Windows replaced 2011. Huge closets in Hall and BR with deep upper storage. Potential Ext work needed & Possible roof needs to be replaced. Selling "In It's Present Condition" Seller will make no repairs! This property has been a great income producer for the Owner. Tenant A has been there 4 years. Tenant B's Yearly Lease ends Dec 31 and wants another Lease.

32. 2011-07-22
    soldstatus
33. 2011-06-02
    historical
34. 2011-05-31
    listed $21,900
35. 2011-02-11
    listed $79,900
36. 1996-06-24
    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: $827 · $69/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$773/yr (+$64/mo · 93.4%)

ⓘ 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 ≥106°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: $20,676
• − Mortgage interest: −$9,243
• − Property taxes: −$827
• − Insurance: −$825
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$4,800
• Taxable income: $1,673
• Est. tax owed @ 24.0%: −$401
• After-tax cash flow: $3,897/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): 22,138
• Household income: $59,007
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 965.0

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 0.56)
• Race & ethnicity: White 62% Hispanic / Latino 23% Two or more races 15% Black 7% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 12% Slovak 2% Lithuanian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 85% English-only · Spanish 13% 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: ▼ -160.06%
• Current HPI: 302.1124
• Rent YoY: ▲ 5.43%
• 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

+106.5% since first listed

22 events — show timeline

• 2026-06-03 Price Changed $165,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-14 Listed $175,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-11 Coming Soon $175,000 Heartland MLS as Distributed by MLS Grid
• 2024-08-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-05-20 Contingent — Heartland MLS as Distributed by MLS Grid
• 2024-05-04 Price Changed $155,000 Heartland MLS as Distributed by MLS Grid
• 2024-04-23 Listed $165,000 Heartland MLS as Distributed by MLS Grid
• 2021-02-05 Sold (Public Records) — Public Records
• 2021-02-04 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-01-10 Contingent — Heartland MLS as Distributed by MLS Grid
• 2021-01-04 Price Changed $69,900 Heartland MLS as Distributed by MLS Grid
• 2020-12-18 Relisted — Heartland MLS as Distributed by MLS Grid
• 2020-12-11 Contingent — Heartland MLS as Distributed by MLS Grid
• 2020-11-16 Price Changed $75,000 Heartland MLS as Distributed by MLS Grid
• 2020-11-07 Relisted — Heartland MLS as Distributed by MLS Grid
• 2020-11-03 Contingent — Heartland MLS as Distributed by MLS Grid
• 2020-10-29 Listed $79,000 Heartland MLS as Distributed by MLS Grid
• 2011-07-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2011-06-02 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2011-05-31 Listed $21,900 Heartland MLS as Distributed by MLS Grid
• 2011-02-11 Listed $79,900 Heartland MLS as Distributed by MLS Grid
• 1996-06-24 Sold (Public Records) — Public Records

Property tax history

-1.2%/yr

Latest (2025): $827 · +0.1% YoY. Source: county tax records.