2811 S Northern Blvd · Independence, MO 64052

$155,000

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 2 Days on market

Built 1949 0.38 ac lot Est $172k · 10% under

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Why this score? — see what drove the C- 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 +18.2/30.0
• ARV discount +12.0/15.0
• DSCR +5.7/10.0
• Livability +4.1/5.0
• 1% rule +4.0/10.0
• Rent growth +3.9/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lots of opportunity here for the right buyer in a nice neighborhood. Bank owned, selling AS IS. Inspections welcome, cannot be used for renegotiations. EMD $1000 MINIMUM CERTIFIED FUNDS ONLY PLEASE. Preapproval or proof of funds to accompany all offers. No Sellers Disclosures available. Only COMPLETE contracts can be submitted to Seller. Contact listing agent for lead paint and other addendums. Thank you!

Key facts

• Large lot
• Huge backyard
• Updated flooring

Tags

• UPDATED FLOORING
• AMPLE CABINET SPACE
• FULL UNFINISHED BASEMENT
• LARGE LOT
• HUGE BACKYARD
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Directions: I-70 to Noland Rd, south on Noland Rd, east on E 23rd St S, south on S Northern Blvd to property on left.
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Frame construction; Composition roof; Living area about 1,032 (above grade); Built approximately 76–100 years ago
• Construction: Frame construction; Composition roof; Full unfinished basement
• Exterior features: Lot approximately 16,683 square feet; Lot size per public records

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Raised ranch floor plan; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/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 $140k (9.7% below list).
• Recommended offer: $140k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: Three Trails Elem. (math 37% / reading 32%, grade F, #676 of 1,115 statewide, top 66%, 317 students, 75% 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 76% FRL vs 58% district-wide (17 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; 25 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).

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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y 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 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,951 (9.7% below list)

Questions for the listing agent

1. Built in 1949 — 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: 0.90% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.81%
• DSCR: 1.17
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $172,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10709 E 28th St S	0.07mi	3/1.0	1,140 (+10%)	2mo	$160,000	$140	78
2917 Mason Ave	0.21mi	3/2.0	1,078 (+4%)	2mo	$185,000	$172	77
2601 S Hardy Ave	0.37mi	3/1.0	957 (-7%)	3mo	$170,000	$178	68
2716 Appleton Ave	0.12mi	2/2.0 (-1)	1,121 (+9%)	4mo	$175,000	$156	68
2434 S Sterling Ave	0.42mi	2/1.0 (-1)	982 (-5%)	4mo	$159,899	$163	64
3013 Mason Ave	0.29mi	4/2.0 (+1)	1,166 (+13%)	2mo	$189,000	$162	55
1432 W 27th South St	0.73mi	3/2.0	1,075 (+4%)	2mo	$180,000	$167	53
2316 S Vermont Ave	0.72mi	2/1.0 (-1)	988 (-4%)	3mo	$124,900	$126	52
10001 E 31st St S	0.62mi	3/1.0	1,164 (+13%)	2mo	$200,000	$172	48
2320 S Northern Blvd	0.56mi	2/1.0 (-1)	924 (-10%)	5mo	$119,900	$130	47
2925 S Norwood Ave	0.64mi	2/1.0 (-1)	926 (-10%)	4mo	$159,000	$172	45
1524 W Sheley Rd	0.67mi	3/1.0	894 (-13%)	3mo	$157,000	$176	44

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 · 5.43% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.70×
• Total profit: $-12,875
• Equity at exit: $23,111

10-year hold

• IRR: 4.3%
• Equity multiple: 1.35×
• Total profit: $15,037
• Equity at exit: $13,402

Cash invested: $43,400 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,400 high
• Mortgage (P&I): −$813
• Tax from tax record: −$90 /mo · $1,084/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $138

Break-even live

Break-even rent $1,225

Max offer price $155,000

Occupancy floor 85%

Sensitivity live

Price	-10% $226	-5% $182	+0% $138	+5% $94	+10% $50
Rent	-10% $27	-5% $83	+0% $138	+5% $193	+10% $248
Rate	-1.0pp $216	-0.5pp $177	base $138	+0.5pp $98	+1.0pp $57

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2920 S Harvard Ave Unit A Independence, MO	4.0	2.5	1200	$1,650	$1.38	45d	1	0.24mi
3013 Mason Ave Independence, MO	4.0	2.0	1166	$1,900	$1.63	9d	1	0.28mi
2912 Englewood Ter Independence, MO	3.0	2.0	792	$1,399	$1.77	18d	1	0.32mi
10604 E 26th St S Independence, MO	3.0	1.0	1068	$1,610	$1.51	9d	1	0.32mi
3213 S Ash Ave Independence, MO	2.0	1.0	879	$1,195	$1.36	9d	1	0.59mi
2256 S Sterling Ave Independence, MO	3.0	1.5	1284	$1,399	$1.09	18d	1	0.74mi
9613 E 25th Ter S Independence, MO	3.0	1.0	1214	$1,545	$1.27	25d	1	0.82mi
10323 E 20th St S Independence, MO	3.0	1.0	936	$1,400	$1.50	45d	1	0.92mi
10817 E 19th Ter S Independence, MO	3.0	1.0	1428	$1,801	$1.26	18d	1	0.93mi
2503 S Crescent Ave Independence, MO	2.0	2.0	864	$1,295	$1.50	18d	1	0.94mi
2702 S Glenwood Ave Independence, MO	3.0	1.0	1056	$1,555	$1.47	25d	1	0.99mi
2222 S Overton Ave Independence, MO	2.0	1.0	800	$1,025	$1.28	23d	1	0.99mi
10714 E 19th St S Independence, MO	2.0	1.0	1010	$895	$0.89	4d	1	1.03mi
9715 E 35th Ter S Unit A-5 Independence, MO	2.0	1.0	750	$1,095	$1.46	16d	1	1.14mi
1810 S Vermont Ave Independence, MO	2.0	1.0	950	$948	$1.00	45d	1	1.15mi
9715 E 35th Ter S Unit B-10 Independence, MO	2.0	1.0	750	$1,095	$1.46	45d	1	1.15mi
9715 E 35th Ter S Unit B-9 Independence, MO	2.0	1.0	750	$999	$1.33	23d	1	1.15mi
9715 E 35th Ter S Apt A8 Independence, MO	2.0	1.0	750	$999	$1.33	6d	1	1.15mi
3333 S Oxford Ave Independence, MO	2.0	1.0	700	$850	$1.21	45d	1	1.17mi
1712 S Ash Ave Unit 1714-3 Independence, MO	2.0	1.0	700	$895	$1.28	25d	1	1.28mi
1712 S Ash Ave Independence, MO	2.0	1.0	800	$945	$1.18	45d	1	1.28mi
11709 E Winner Rd Independence, MO	3.0	1.5	1300	$1,195	$0.92	18d	1	1.28mi
3927 Willow Ave Kansas City, MO	1.0–3.0	1.0–2.0	997	$1,350	$1.35	3d	11	1.40mi
1425 S Northern Blvd Independence, MO	3.0	1.5	1275	$1,200	$0.94	9d	1	1.44mi
11616 E 16th St S Independence, MO	2.0	1.0	1016	$1,125	$1.11	45d	1	1.49mi

Listing history 2 events

1. 2026-06-21
   remarks 688-char remark
2. 2026-06-21
   listed $155,000 Active 2 DOM

ⓘ 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: $1,084 · $90/mo
• Projected year-2 tax: $1,504 · $125/mo
• Expected delta: +$419/yr (+$35/mo · 38.7%)

ⓘ 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: $16,794
• − Mortgage interest: −$8,682
• − Property taxes: −$1,084
• − Insurance: −$775
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$4,509
• Taxable loss: −$944
• Est. tax savings @ 24.0%: +$226
• After-tax cash flow: $1,881/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

+522.5% since first listed

4 events — show timeline

• 2026-06-19 Listed $155,000 Heartland MLS as Distributed by MLS Grid
• 2007-12-27 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-12-07 Listed $24,900 Heartland MLS as Distributed by MLS Grid
• 1987-04-23 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,084 · -27.0% YoY. Source: county tax records.