210 N Glenwood Ave · Independence, MO 64053

$106,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 1 Days on market

Built 1927 0.32 ac lot $105/sqft · 28% below area Est $139k · 24% under

---

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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.3/10.0
• Livability +4.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Large fenced yard. 2-car detached garage. Nice covered front porch. Hardwood floors. 2-bedroom home ready for new owner.

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1927

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Bungalow floor plan; Residential property
• Construction: Frame construction; Composition roof; Full concrete basement with inside entrance; Age approximately 76–100 years
• Exterior features: Porch; Metal fencing; City lot; Paved road access; Garage(s)

Interior

• Kitchen: Refrigerator; Country kitchen layout
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Window coverings; Country kitchen
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Cap rate 10.2% 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: Van Horn High (math 13% / reading 27%, grade F, #472 of 521 statewide, top 91%, 1,047 students, 72% FRL).
• Zoned-school proficiency averages 20% at this address vs 32% district-wide (-12 pts) — the specific schools serving this property underperform the Independence 30 average; the district grade overstates school quality for this exact location.
• Market conditions: 46 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 33% 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 $11k of equity ($733 loan paydown + $11k 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 $30k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,000

Questions for the listing agent

1. Built in 1927 — 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: 1.23% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.88%
• DSCR: 1.62
• GRM: 6.8

CMA / ARV

• ARV (median comp): $139,249
• List price: $106,000
• Delta: -23.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 N Arlington Ave	0.17mi	3/2.0	1,046 (+4%)	2mo	$169,000	$162	80
107 N Ditzler Ave	0.18mi	3/2.0	934 (-7%)	2mo	$178,500	$191	74
320 N Cedar Ave	0.48mi	3/1.5	1,013 (+0%)	5mo	$159,999	$158	71
119 N Evanston Ave	0.30mi	2/1.0 (-1)	952 (-6%)	3mo	$140,000	$147	69
578 S Oxford Ave	0.59mi	3/1.0	990 (-2%)	2mo	$89,000	$90	68
508 S Huttig Ave	0.67mi	2/1.0 (-1)	998 (-1%)	5mo	$119,999	$120	58
566 S Overton Ave	0.62mi	2/1.0 (-1)	940 (-7%)	3mo	$90,000	$96	52
536 S Evanston Ave	0.56mi	3/1.0	1,144 (+14%)	0mo	$140,000	$122	51
10402 E Kentucky Rd	0.67mi	2/1.0 (-1)	932 (-8%)	2mo	$175,000	$188	50
573 S Crescent Ave	0.59mi	3/1.5	1,154 (+14%)	4mo	$120,000	$104	43
8806 E Smart Ave	0.72mi	2/1.0 (-1)	908 (-10%)	6mo	$95,000	$105	40
8908 E Thompson Ave	0.66mi	2/1.0 (-1)	859 (-15%)	5mo	$68,500	$80	36

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: 34.5%
• Equity multiple: 3.68×
• Total profit: $79,582
• Equity at exit: $95,493

10-year hold

• IRR: 29.7%
• Equity multiple: 8.32×
• Total profit: $217,156
• Equity at exit: $205,935

Cash invested: $29,680 (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: 46
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,308 high
• Mortgage (P&I): −$556
• Tax from tax record: −$90 /mo · $1,084/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $343

Break-even live

Break-even rent $874

Max offer price $106,000

Occupancy floor 69%

Sensitivity live

Price	-10% $403	-5% $373	+0% $343	+5% $313	+10% $283
Rent	-10% $240	-5% $292	+0% $343	+5% $395	+10% $447
Rate	-1.0pp $397	-0.5pp $370	base $343	+0.5pp $316	+1.0pp $288

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: $26,500
• Closing costs: $3,180
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 S Oxford Ave Independence, MO	3.0	2.0	1141	$1,425	$1.25	45d	1	0.20mi
554 S Arlington Ave Independence, MO	4.0	1.0	1161	$1,395	$1.20	15d	1	0.58mi
576 S Oxford Ave Independence, MO	3.0	2.0	1098	$1,400	$1.28	44d	1	0.61mi
600 S Glenwood Ave Unit F Independence, MO	2.0	1.0	750	$995	$1.33	20d	1	0.70mi
8705 E Smart Ave Independence, MO	2.0	1.0	750	$1,000	$1.33	44d	1	0.85mi
10104 E Golf Ave Independence, MO	3.0	2.0	1205	$1,395	$1.16	15d	1	1.03mi
9528 E Winner Rd Independence, MO	1.0–3.0	1.0	730	$1,099	$1.51	44d	1	1.08mi
1138 S Glenwood Ave Independence, MO	2.0	1.0	1180	$1,095	$0.93	20d	1	1.15mi
10522 E 10th St S Independence, MO	2.0	1.0	1020	$1,099	$1.08	24d	1	1.30mi
10561 E Lake Dr Independence, MO	2.0	1.0	800	$1,000	$1.25	44d	1	1.31mi
1109 S Appleton Ave Independence, MO	3.0	2.0	1200	$1,195	$1.00	16d	1	1.41mi
11500 E Anderson St Independence, MO	3.0	2.0	1200	$1,599	$1.33	17d	1	1.44mi

Listing history 2 events

1. 2026-05-07
   status Pending 120-char remark
2. 2026-05-06
   listed $106,000 Active 120-char remark

ⓘ 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: $1,084 · $90/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 16 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: $15,700
• − Mortgage interest: −$5,938
• − Property taxes: −$1,084
• − Insurance: −$530
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$3,084
• Taxable income: $2,553
• Est. tax owed @ 24.0%: −$613
• After-tax cash flow: $3,506/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

2 events — show timeline

• 2026-05-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-06 Listed $106,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2025): $1,084 · +0.0% YoY. Source: county tax records.