1735 Irving St · Independence, KS 67301

$74,900

4 bd · 1.5 ba · 2,451 sqft · SingleFamily public records · 115 Days on market

Built 1945 9,750 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this beautiful 4-bedroom, 2-bathroom bungalow that exudes character and reflects the passion of its devoted owners. They have poured their hearts into transforming this home into a remarkable living space, adding a new roof, all new insulation in the crawl space, a brand new wood stove, all new windows, new appliances, new hot water tank, new PEX water lines, a new sliding glass door and 2 new exterior doors, new ceiling fans, new insulation and drywall upstairs, and WMP reflective paper in the attic. This home is very energy efficient. The seller agrees to have a new HVAC installed at closing, with the new HVAC and the wood stove your energy bill should not be high. Inside, the refinished hardwood floors radiate warmth and charm, a testament to the painstaking efforts invested by the owners! Conveniently located and in a very desirable neighborhood, this bungalow offers easy access to amenities, schools, and recreational facilities, making it an ideal choice for those seeking a blend of convenience and tranquility. Don't miss the opportunity to make this delightful home your own!

Key facts

• 9,750 sq ft lot
• Built 1945
• Listed 115 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 1.5 stories
• Construction: Lap siding exterior; Composition roof; Approximately 76–100 years old
• Exterior features: Located inside city limits; City lot on a corner; Paved road access; Public road maintenance

Interior

• Bedrooms: 4 bedrooms
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling (has cooling)
• Interior features: Crawl space basement; 1.5-story floor plan
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 4.0% 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 65/100 on livability (#285 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools D+, crime F, amenities F.
• Independence (town): math 31% / reading 36% proficiency, ranked #76 of 169 in KS (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 69 active listings in the ZIP; 10 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Montgomery County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $20k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,159 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 1.79% ✓
• Cap rate: 13.45%
• Cash-on-cash: 25.55%
• DSCR: 2.14
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $252,453
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1117 N 9 St	0.51mi	5/2.5 (+1)	2,400 (-2%)	12mo	$165,000	$69	54
2125 N 8th St	0.30mi	3/2.5 (-1)	2,211 (-10%)	11mo	$169,000	$76	51
2200 Russell Rd	0.42mi	3/2.0 (-1)	2,218 (-10%)	8mo	$250,000	$113	51
2520 Shady Ln	0.65mi	4/3.0	2,462 (+0%)	20mo	$246,500	$100	46
1040 N Park Blvd	0.66mi	4/2.5	2,668 (+9%)	10mo	$276,000	$103	43
2500 N 10th St	0.62mi	4/2.5	2,207 (-10%)	11mo	$235,000	$106	41
400 Linden Ct	0.48mi	4/2.5	2,737 (+12%)	19mo	$250,000	$91	38
4679 CR 3955 N/A	0.71mi	3/2.0 (-1)	2,350 (-4%)	19mo	$244,900	$104	38
2540 Shady Ln	0.70mi	4/3.0	2,141 (-13%)	5mo	$249,000	$116	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 1.78×
• Total profit: $16,383
• Equity at exit: $11,168

10-year hold

• IRR: 27.6%
• Equity multiple: 3.44×
• Total profit: $51,212
• Equity at exit: $6,476

Cash invested: $20,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Kansas: 83 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; moderate court pace.

Methodology + full state rankings →

ZIP-level market 67301

• Active inventory: 69
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,344 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$191 /mo · $2,290/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $447

Break-even live

Break-even rent $778

Max offer price $74,900

Occupancy floor 62%

Sensitivity live

Price	-10% $489	-5% $468	+0% $447	+5% $425	+10% $404
Rent	-10% $340	-5% $393	+0% $447	+5% $500	+10% $553
Rate	-1.0pp $484	-0.5pp $466	base $447	+0.5pp $427	+1.0pp $407

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $74,900 Active 115 DOM
2. 2026-06-18
   days on market $74,900 Active 113 DOM
3. 2026-06-17
   days on market $74,900 Active 112 DOM
4. 2026-06-16
   days on market $74,900 Active 111 DOM
5. 2026-06-15
   days on market $74,900 Active 110 DOM
6. 2026-06-13
   days on market $74,900 Active 108 DOM
7. 2026-06-12
   days on market $74,900 Active 107 DOM
8. 2026-06-09
   days on market $74,900 Active 104 DOM
9. 2026-06-08
   days on market $74,900 Active 103 DOM
10. 2026-06-07
    days on market $74,900 Active 102 DOM
11. 2026-06-05
    days on market $74,900 Active 100 DOM
12. 2026-06-04
    days on market $74,900 Active 98 DOM
13. 2026-06-02
    days on market $74,900 Active 97 DOM
14. 2026-06-01
    days on market $74,900 Active 96 DOM
15. 2026-05-31
    days on market $74,900 Active 95 DOM
16. 2026-05-31
    days on market $74,900 Active 94 DOM
17. 2026-05-07
    status Active
18. 2026-04-24
    status Pending
19. 2026-03-17
    price $84,900
20. 2026-02-12
    listed $94,900 Active
21. 2024-02-05
    soldstatus
22. 2024-02-02
    soldstatus 1107-char remark

    Show marketing remark (1107 chars)

    Step into this beautiful 4-bedroom, 2-bathroom bungalow that exudes character and reflects the passion of its devoted owners. They have poured their hearts into transforming this home into a remarkable living space, adding a new roof, all new insulation in the crawl space, a brand new wood stove, all new windows, new appliances, new hot water tank, new PEX water lines, a new sliding glass door and 2 new exterior doors, new ceiling fans, new insulation and drywall upstairs, and WMP reflective paper in the attic. This home is very energy efficient. The seller agrees to have a new HVAC installed at closing, with the new HVAC and the wood stove your energy bill should not be high. Inside, the refinished hardwood floors radiate warmth and charm, a testament to the painstaking efforts invested by the owners! Conveniently located and in a very desirable neighborhood, this bungalow offers easy access to amenities, schools, and recreational facilities, making it an ideal choice for those seeking a blend of convenience and tranquility. Don't miss the opportunity to make this delightful home your own!

23. 2023-06-25
    listed $113,500 1107-char remark

    Show marketing remark (1107 chars)

    Step into this beautiful 4-bedroom, 2-bathroom bungalow that exudes character and reflects the passion of its devoted owners. They have poured their hearts into transforming this home into a remarkable living space, adding a new roof, all new insulation in the crawl space, a brand new wood stove, all new windows, new appliances, new hot water tank, new PEX water lines, a new sliding glass door and 2 new exterior doors, new ceiling fans, new insulation and drywall upstairs, and WMP reflective paper in the attic. This home is very energy efficient. The seller agrees to have a new HVAC installed at closing, with the new HVAC and the wood stove your energy bill should not be high. Inside, the refinished hardwood floors radiate warmth and charm, a testament to the painstaking efforts invested by the owners! Conveniently located and in a very desirable neighborhood, this bungalow offers easy access to amenities, schools, and recreational facilities, making it an ideal choice for those seeking a blend of convenience and tranquility. Don't miss the opportunity to make this delightful home your own!

24. 2021-03-26
    soldstatus 584-char remark

    Show marketing remark (584 chars)

    Come inside and see the kitchen and large downstairs bathroom and all the potential this large family home has to offer. The large kitchen with eating bar is combined with a den . The kitchen stove can be electric or gas. You can enter the dining room from kitchen or den making it very versatile. Some hardwood floors. Nice size living room and the large bathroom has double sinks. Electric panel is in the utility room and underneath access is in the master bedroom. H/A unit and hot water tank in kitchen closet. The roomy upstairs has a 3/4 bathroom with shower. Large corner lot.

25. 2021-03-26
    soldstatus

    Show marketing remark (584 chars)

    Come inside and see the kitchen and large downstairs bathroom and all the potential this large family home has to offer. The large kitchen with eating bar is combined with a den . The kitchen stove can be electric or gas. You can enter the dining room from kitchen or den making it very versatile. Some hardwood floors. Nice size living room and the large bathroom has double sinks. Electric panel is in the utility room and underneath access is in the master bedroom. H/A unit and hot water tank in kitchen closet. The roomy upstairs has a 3/4 bathroom with shower. Large corner lot.

26. 2021-02-11
    listed $32,000 584-char remark

    Show marketing remark (584 chars)

    Come inside and see the kitchen and large downstairs bathroom and all the potential this large family home has to offer. The large kitchen with eating bar is combined with a den . The kitchen stove can be electric or gas. You can enter the dining room from kitchen or den making it very versatile. Some hardwood floors. Nice size living room and the large bathroom has double sinks. Electric panel is in the utility room and underneath access is in the master bedroom. H/A unit and hot water tank in kitchen closet. The roomy upstairs has a 3/4 bathroom with shower. Large corner lot.

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

Tax reassessment forecast KS · Resets to sale price

• Current annual tax: $2,290 · $191/mo
• Projected year-2 tax: $2,290 · $191/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,122
• − Mortgage interest: −$4,196
• − Property taxes: −$2,290
• − Insurance: −$374
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$2,179
• Taxable income: $4,503
• Est. tax owed @ 24.0%: −$1,081
• After-tax cash flow: $4,278/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
• NCES district ID: 2007650
• Math proficiency: 31% ▼ -4.00%
• Reading proficiency: 36% ▲ 1.00%
• Median HH income: $43,327
• Composite: 28.45/100
• National rank: #6750
• State rank: #76 of 169 in KS

Livability — Independence

• Score: 65/100
• State rank: #285
• US rank: #12779

Category grades

Amenities F Commute F 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, KS
• Population (ZIP): 12,996

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 29,729 people
• By 2030: 27,786 · -6.5%
• By 2040: 24,201 · -18.6%
• By 2050: 21,280 · -28.4%
• By 2075: 16,754 · -43.6%
• By 2100: 14,088 · -52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 10% Hispanic / Latino 6% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+51.1) · D 23.6% · R 74.7% · Other 1.8%
• 2008→2024 swing: -15.3pp toward R · 2008: -35.8pp · 2024: -51.1pp
• All cycles: 2024: R+51.1 2020: R+50.2 2016: R+50.8 2012: R+41.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.85%
• Current HPI: 126.8212
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+165.3% since first listed

10 events — show timeline

• 2026-05-07 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $84,900 Heartland MLS as Distributed by MLS Grid
• 2026-02-12 Listed $94,900 Heartland MLS as Distributed by MLS Grid
• 2024-02-05 Sold (Public Records) — Public Records
• 2024-02-02 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-06-25 Listed $113,500 Heartland MLS as Distributed by MLS Grid
• 2021-03-26 Sold (Public Records) — Public Records
• 2021-03-26 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-02-11 Listed $32,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+6.1%/yr

Latest (2025): $2,290 · +4.6% YoY. Source: county tax records.